Planning & Zoning

Proposed Beachfront Overlay Zoning District:

#AZO25-000009 | Proposed Beachfront Overlay Zoning District 

Request to amend the Town of Kiawah Island Land Use Planning and Zoning Ordinance to create a beachfront overlay zoning district establishing a consistent visual, spatial and ecological transition buffer zone between the built environment and the beach and dune system.

Use the links below to access case materials for more information. Use the interactive mapping tool designed to help identify properties which would be located within the proposed overlay zoning district, and to help illustrate the effect of the proposed Beachfront Overlay Zoning District.

Persons interested in submitting public comments should email their comments directly to the Planning Department at [email protected] referencing the case number. 

Interested parties may also click here to listen to the Planning Commission's September recommendation (beginning at the 7:25 time stamp) meeting for additional context.  

Access Online Services

The Town of Kiawah Island’s enhanced software provides online service abilities to accommodate better customer service requests, including permits, business licenses, inspections, contractor registrations, and planning and zoning applications.

• Apply for Zoning Permits
• Apply for Site Plan Review
• Submit Board of Zoning Appeal Applications
• Submit for Subdivision Review
• Submit Comprehensive Plan Amendments
• Submit Zoning Text and Zoning Map Amendments
• Electronic plan reviews with status updates

ACCESS ONLINE SERVICES

Please contact Daniel Vincent, Planner I, at [email protected] or 843-768-5112 to schedule a pre-application meeting prior to submitting development applications for Board of Zoning Appeals, Site Plan Review, Subdivision Request, or Comprehensive Plan or Zoning Amendments.

If you have any problems accessing or navigating the online portal, please contact Sharon Johnson at 843-768-9166 or [email protected].

Have questions about an application process or procedure?

Check out the process flowcharts below:

• Site Plan Review
• Board of Zoning Appeals
• Subdivision Plat Review
• Zoning Text, Zoning Map and Comprehensive Plan Amendments
• Planned Development Districts
• Annexation into the Town
• Development Agreements

Planning Internships

The Kiawah Island Planning Department offers internship opportunities for undergraduate and graduate students, preferably studying City and Regional Planning, Environmental Studies, Urban Studies, or Public Administration. Interns will gain experience in planning and local government, environmental planning, while honing research and interpersonal skills. Interested candidates should click here for more information.

Landscape and Tree Preservation Standards

The Town Council has approved new Landscape and Tree Preservation Standards for all properties within the Town of Kiawah Island's municipal boundaries. These standards were created to consistently preserve and enhance Kiawah's natural environment and to protect significant trees and forests for present and future generations. Phase II of the ordinance adopted on March 4, 2025 incorporates minimum landscape standards.

Effective March 4, 2025, all properties including single family residential properties that are not subject to the review of the Kiawah Island Architectural Review Board or Freshfields Village Architectural Review Board, or any other established architecture review board shall meet the requirements of this ordinance. 

Please see reference documents below:

• Adopted Landscape Tree Preservation Standards Ordinance 

For more information contact Patrea St. John at [email protected].  

Stormwater Management Plan Requirements

Town Council approved the second and final reading of the Stormwater Management Plan requirements at their Tuesday, March 4, 2025 meeting. This ordinance creates a new ordinance section 12-169.Stormwater Management Plan Review, which aims to enhance stormwater management best management practices for purposes of reducing flooding, protecting water quality, controlling erosion, fill, and managing runoff.

The Town’s Online Permitting Portal, Citizenserve has been modified to accommodate the review of stormwater management as part of standard zoning review. 

Effective March 4, 2025, Pursuant to the applicability of this ordinance, zoning review shall include stormwater management review for: 

• All new construction, exterior remodeling involving a change in the building footprint, parking areas or other impervious surfaces, change of use that results in a more intense use, or additions to any site which cumulatively exceeds 500 square feet in area; 
• Adding fill or recontouring of twenty (20) percent or more of the existing lot area for lots which are 12,000 square feet or greater in size. 
• Adding fill or recontouring a lot less than 12,000 square feet in size that would impact the stormwater management as determined by the Planning Director.

As part the stormwater review, the applicant shall have a licensed engineer or landscape architect submit a completed Town of Kiawah Island Stormwater Management Plan Form included in the zoning permit application through the online Citizenserve Portal. The signed form shall be accompanied by a stormwater management plan and survey which needs to include requested information as outlined on the Stormwater Management Plan Certification Form. The applicant shall also  include a narrative or report summarizing the existing and new impervious areas, drainage design for surface runoff and proposed best management practices (BMP’s) and confirmation of regular inspection and maintenance of onsite BMP’s. These BMPs should include but not limited to location of silt fencing, tree protection, concrete washouts, construction driveway ingress and egress, raingardens, and drywells or other onsite retention systems. 

The submitted stormwater management plan must comply with Charleston County Stormwater Program Permitting Standards and Procedural Manual as amended as outlined within the approved ordinance. 

Please note that where the stormwater drainage system is expected to connect to the Kiawah Island Community Association’s master drainage system, the applicant shall provide an approved KICA Drainage Tie In Agreement.

• Approved Ordinance 2024-20 | Stormwater Management Plan Review 

Through recent work to further protect Kiawah properties, mitigate flooding, and steward the environment, the Town of Kiawah Island has partnered with other island entities to consider proactive solutions to address these issues locally. In this work, pervious surfaces were reviewed as an invaluable way to reduce flooding, prevent pollutants in stormwater, and protect property owners from adverse flooding events. The Town encourages contractors to consider incorporating pervious surfaces, such as pervious concrete or asphalt, pervious paving systems, gravel with edging, or brick and cobble on sand in future projects on Kiawah Island. 

Contractors working on property improvements which may require review by the Kiawah Island Architectural Review Board (ARB) should contact the ARB at (843) 768 3419 for further details on recommended material types. Contractors should contact the Town’s Planning Department at (843) 768 9166 (Patrea St. John) for further questions regarding pervious paving projects.

For more information on how the Town is proactively addressing flood mitigation, marsh protection, and environmental stewardship, please visit www.kiawahisland.org/marsh_management_plan.php.

For more information contact Patrea St. John at [email protected].