Awendaw board denies variance and appeal for property off Highway 17, 3–0

The Town of Awendaw Board of Zoning Appeals voted 3–0 on Jan. 5 to deny both an appeal of a zoning administrator’s decision and a request for a variance that would have allowed construction on a lot without connecting to public water.

Planning Director Daniel O'Hara told the board that the subject parcel at 318 Jesse Dingle Way is a legal nonconforming lot of about 17,193 square feet created by an earlier minor subdivision. O'Hara said the residential minimum lot size with public water was amended by ordinance 2025‑07 on May 20, 2025, raising the minimum to 21,500 square feet; staff therefore recommended the board uphold the zoning administrator’s decision to withhold a permit until public water is available.

Agent Matt McCauley, representing applicant Tyler Capers, argued the lot was acquired from a family member and that public water and sewer are not readily or affordably attainable because extending a water main would require crossing or running along U.S. Highway 17. "There is not public water or sewer readily available to the property or easily attainable, or affordably attainable to the property," McCauley said, urging the board to consider hardship and the town’s role in approving the original plat.

Two nearby residents opposed the variance. "The zoning ordinance clearly states that a lot this size must have public water," resident Lyn Vicky said, telling the board the applicant had not shown extraordinary circumstances required for a variance and that granting it would harm adjacent properties by interfering with well and septic setbacks and conflict with the town’s plan to protect groundwater. Another resident, identified as Andrew, urged the board to withhold permit issuance until water service was available and said the owner bore responsibility to perform due diligence before purchase.

During deliberations board members pressed staff, the agent and the town’s water representative about feasibility and costs to extend water service. The water representative said tying into a water main near Porsche School Road would require running roughly 310 feet of main and reported contractor estimates in the hearing of about $21,000 to $35,000, with higher costs if Highway 17 needed to be crossed.

After reviewing the variance criteria (A–I), board members concluded multiple elements were not met — including that extraordinary circumstances were not shown, that granting the variance could be detrimental to surrounding properties because of well/septic setbacks, and that the request conflicted with the purposes in the comprehensive plan — and voted to deny the appeal and to deny the variance. Chair Alan Reed noted for the record the board took no action during an executive session held earlier for legal advice.

Votes at a glance • Appeal of administrative decision (application 2510‑03): motion to deny approved 3–0. • Variance request to allow development without public water/sewer (application 2510‑03): motion to deny approved 3–0.

Next steps The applicant may pursue remedies available under the zoning ordinance, including appealing the board’s decision to circuit court within the statutory 30‑day period if desired; the board indicated the applicant must follow the town’s published appeals process. The BZA will next meet in February to approve minutes and hear additional cases.