May
22
2025
From The Blog
KICA’s Community Boardwalks
KICA owns and maintains 26 boardwalks on Kiawah Island. According to its Boardwalk Construction Policy, the association prioritizes building ramps over stairs to improve beach accessibility for all members. However, the final design of every boardwalk is ultimately shaped by regulatory requirements and environmental conditions. Currently, 16 of 26 KICA boardwalks have ramps.
Recently, KICA had to lift and modify boardwalks 31 (ramp), 33 (stairs), and 38 (stairs). Boardwalk 39 was under contract for construction, designed with a stairs solution. KICA had been notified that boardwalk 39 was out of compliance with Town of Kiawah Island regulations in December 2024, so needed to be modified. The KICA board and staff have received significant member communication regarding this boardwalk construction. There have been strong and thoughtful member views shared on what the 2023 member survey stated was KICA’s top amenity. On Tuesday, May 20, KICA’s civil engineer met with town representatives to review the current beach topography and conditions. While boardwalk 39 remains out of compliance with town regulations (explained below), it was recognized that the beach is actively accreting sand in this area. Construction at this time would disturb the accreting beach. Therefore, the town is permitting boardwalk 39 to remain as it is (ramp) through the summer and turtle seasons. This boardwalk and the beach conditions will be re-evaluated in fall 2025.
In fall 2025, KICA will be reviewing construction options for boardwalks 28, 34 and 39 based on current beach conditions.
Understanding Boardwalk Construction
Designing beach boardwalks requires balancing the various requirements with environmental sensitivities for this special area of Kiawah Island.
State of South Carolina
KICA’s boardwalks fall under the South Carolina Beach Management Act, which is protecting the state’s beaches and dune systems. The state’s regulations prioritize the preservation of the shifting dune formations, requiring that any modifications minimize environmental impact. These requirements include materials, width, height over the dune and a preference for boardwalks being constructed perpendicular to the beach.
Town of Kiawah Island
As the municipality, the Town of Kiawah Island also has ordinances related to beach management, which includes the construction of beach boardwalks. These requirements include termination of the boardwalk, in relation to the primary dune line. In addition to construction requirements, town regulations also have compliance requirements, which require boardwalk owners maintain their boardwalks and to adjust boardwalks on changing beach topography. As a beach boardwalk owner, KICA is subject to these compliance requirements.
Architectural Review Board
The ARB’s Designing with Nature guidelines also cover the construction of beach boardwalks, with the intention of protecting the island’s aesthetic. These guidelines cover width, height, and termination of the boardwalk and railings.
Environmental Conditions
Environmental conditions have a significant influence on boardwalk construction. Unlike some beaches in our state, Kiawah Island generally benefits from an accreting beach, with the dune system being built seaward. This reduces the need for large beach renourishment projects, but it does constantly shift the beach dune topography. This dune system is an essential storm protection for the island. Of course, tropical systems or a high king tide can negatively impact the dune field, causing an immediate loss of portions of the dune field. Either significant accretion or impacts of a storm may require KICA to modify its boardwalks – to lift, to extend and/or to shorten.
KICA’s Boardwalk Policy
In 2017, following the loss of 23 of 25 boardwalks from a hurricane, the KICA board developed its own boardwalk policy. The policy prioritizes ramps perpendicular to the beach, within current boardwalk termination regulations. Otherwise, steps may be a solution for a boardwalk. The board recognized that there were “high density” areas where the board needed to prioritize getting a ramp in, even if it cannot meet the beach termination point with a perpendicular boardwalk. This permits the staff to seek approvals for a switchback solution in these areas. Switchback solutions are much larger structures in our beach environment, which can disrupt natural dune formation. The board, at the time, did not feel these were appropriate for every boardwalk. The current high density areas are:
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- West Beach – Area of Shipwatch Villas, Seascape Villas and Sandcastle
- West Beach – Area of Eugenia Avenue between Low Oak Woods and Oceanwoods (added by the KICA Board in 2023)
- East Beach – Area of Windswept Villas
- East Beach – Areas of Turtle Point Lane and Atlantic Beach
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The KICA Board of Directors will be reviewing the current KICA boardwalk policy to determine if modifications are needed to this policy.