Groove to the Music with Dance Classes Near Awendaw, SC

AWENDAW, SC (WCIV) — For weeks, Awendaw residents have been expressing concerns about the potential of hundreds of new homes coming to their community.

"Town council has approved 822 new residences with more on the docket tonight," Awendaw resident John Cooke said. "Those residences come with a population that will at least double our current population."

However, Mayor Miriam Green says the population will not be doubled.

"It's not the truth," Green said. "It's not a total of 800 homes. And if it is, they still have to go through planning."

"I can't say it's 800, 9,00, or 1,000 homes because I don't know," she continued. "But in the preliminary plan, yes, it did say certain amount of homes will be built up there."

Green describes the development plans as "smart growth".

"We are following ordinance and processes of procedures and state guidelines," she said.

In response to the concerns about the development plans being too much in too little time, Green says the town has to follow guidelines and the rules.

"Just because someone comes to you and says 'This is what we want,' doesn't meant that's what the majority of the citizens of Awendaw want," the mayor said.

Residents have also expressed concerns about how new developments may affect Awendaw's roads and infrastructure.

"Last meeting, I heard emergency services people talk about the fact that they were concerned about their ability to support the town," Cooke said. "The roads, the infrastructure might not be able to support (new development). The roads that were made in the early 1950s-60s are still the ones being used today and could fail."

Green says the infrastructure, road, and traffic issues are being analyzed as part of the development plans.

"We're looking at all that stuff," the mayor said. "We have a traffic study in place, but it doesn't happen overnight."

Another concern is the septic tanks that will be used for the new development, which Green says the town is working on with the South Carolina Department of Health and Environmental Control (DHEC).

"20 years when all these systems start to fail, you could have an ecological disaster that could affect a lot of bulls bay and the intercoastal waterways," Cooke said.

The evening of Aug. 21, the Awendaw Planning Commission reviewed the Harper Valley proposal. It was denied in a 5-1 vote.

Cooke says people who live in Awendaw are banding together in opposition and they are asking for a moratorium to slow down the development.

"It's a growing pain in Awendaw," Green said. "It's not the people that live here. It's the people that came here."

The town of Awendaw was incorporated more than three decades ago, not so much to provide municipal services but to let residents control their planning and zoning decisions rather than relying on county government. In recent years, however, that job has become increasingly challenging because Mount Pleasant is running out of large developable sites, our region’s continued growth is creating dramatic demand for more housing and Awendaw’s location helps it retain much of its rural charm, wedged as it is between two environmental treasures of national significance: the Cape Romain National Wildlife Refuge and the Francis Marion National Forest.

It’s more important than ever that town officials recognize the growing importance and intensity of their planning work — and rise to the occasion to protect the relaxed, rural ambiance that has defined this part of South Carolina’s coast.

There are some encouraging signs.

A year ago, we lamented proposals to develop two large subdivisions, with 249 and 204 homes respectively, to be served by individual septic tanks since there are no sewer lines in the town. Those are still in the permitting stages and we hope they will be scaled back if they’re built at all. They certainly underscore the need for state regulators to consider the cumulative impact of large subdivisions with dozens, even hundreds, of septic tanks that can compromise nearby waterways, as they have done along Shem and James Island creeks.

But the encouraging news is when yet another septic-tank subdivision was proposed recently, the Awendaw Planning Commission voted unanimously against Sewee Landing’s 72 homes on 50 acres. At the same meeting, the commission recommended an update of the town’s planned development ordinance that these subdivisions had relied on.

Awendaw Town Council could consider both the subdivision proposal and the ordinance rewrite as early as this week, and we urge council members to follow their planning commissioners’ advice.

Even when a septic system is well-maintained, it can face problems if the water table is too high, and rising groundwater can carry the resulting contaminants to rivers and marshes, a problem that’s expected to grow more acute as climate change pushes sea levels higher. Awendaw’s proximity to the pristine Cape Romain makes it a desirable place to live, but too many septic tanks too close to the refuge (and too close to each other) could taint the very thing that makes the area an attractive place to visit and to live.

These developments don’t pose a threat simply because they would rely on septic systems. They also would increase the amount of impervious surface and stormwater runoff, exacerbate habitat loss and degrade the community’s rural character.

Awendaw is a small town that seems to have been pushed around at times. Its deal for a new park to be created by then-Charleston County Councilman Elliott Summey in exchange for Mr. Summey’s right to mine dirt on the park site ended badly. The mining stopped in 2019, but the town had to sue to try to get an accounting of what was done there; the park itself is still a distant dream. In another part of town, the King Tract mine was allowed to expand even though it had been hit with more than a dozen water quality violations.

So we’re encouraged that there’s a proactive solution in the works. Awendaw is drafting a new comprehensive plan to replace one that’s 13 years old. This process will provide town leaders, residents and others a perfect chance to forge a shared vision of how the town should manage growth, and they should make sure they make the most of this chance.

After all, the pressures on their town are only expected to intensify in the years to come.

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A angular swath of timberland known as the Nebo Tract was an early poster child of the development pressures that were bleeding over into Awendaw and the Cape Romain Wildlife Refuge some 15 years or more ago.

The debate hasn’t relented about growth in and around the rural town of about 1,500 residents, just up the road from Mount Pleasant.

But as for that particular piece of real estate — it’s off the table.

The Nature Conservancy now owns the 355-acre parcel along U.S. Highway 17, bounded by Mount Nebo AME Church and the 259,000-acre Francis Marion National Forest.

The land-protection group bought it from the previous longtime owner from the Chicago area earlier this month for $3.6 million. The property had been marketed for several years through NAI Charleston for $4.5 million.

“It was Christmas in March when we closed,” said Dale Threatt-Taylor, executive director of the Nature Conservancy in South Carolina.

She said her organization had been keeping its eye on the Nebo Tract for some time. It decided to step in after a deal with another would-be buyer fell through.

“We made an offer to purchase it, and the owners accepted,” Threatt-Taylor said. “So we were delighted and moved forward with it.”

For now, the nonprofit has no firm plans for its latest acquisition in the Sewee-to-Santee district, between Awendaw and lower Georgetown County. Typically, the group will quickly sell or transfer its land holdings to a like-minded owner, such as the U.S. Forest Service, but that’s not likely in this instance, Threatt-Taylor said. She also stressed the conservancy won’t “go off mission.”

“We’re actually going to look at this property to find the best path forward. We want to engage the community in the conversation. ... Also, we may do something totally new ... and innovative that we can lead from here in South Carolina and show our partners across the nation, ‘Hey, it’s a new day in conservation.’”

Charleston is better-positioned in the commercial real estate sector than much larger U.S. markets to stave off economic distress that could result from higher borrowing costs and the unsettled office sector after the pandemic.

That’s the assessment of industry experts who specialize in office, industrial and retail properties.

“There are more tailwinds than headwinds (for Charleston),” said Manus Clancy, senior managing director at Trepp, a New York City-based financial information service for the commercial real estate industry.

“Charleston is strong across all property types,” he said. “You are punching above your weight when it comes to the metrics.”

Clancy noted “a dramatic difference in geography” across the nation for areas affected by the fallout of the shift toward the hybrid model of in-person and remote office work policies.

Large cities, such as San Francisco, Baltimore and Seattle, where the quality-of-life quotient is offset by long commutes, are not faring well after the global health crisis.

“This puts cities like Charleston, Greenville, Austin and Salt Lake City in the driver’s seat to attract more industries,” Clancy said.

He pointed out housing costs are higher in Charleston than most of the rest of South Carolina, but compared to many large metro areas it’s more affordable and the quality of life is attractive in the Lowcountry.

He also noted the area’s labor force is strong and increasingly better educated.

“People want to flock to places where their students can be educated,” Clancy said. “In Charleston, you have the ability to make that case.”

Clancy added the financial industry has not fully recovered from the spring scare instigated by several high-profile bank failures, and credit, especially for the office sector, is going to be harder to come by.

Still, he noted borrowing continues in the commercial real estate market, but at roughly half the pace as last year.

Cubicle command

The office market is showing the most stress, with delinquencies of commercial mortgage-backed securities more than doubling from less than 2 percent in December to about 5.5 percent nine months later.

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In the Charleston area, vacancy rates for office space average just under 12 percent, based on composite local market reports for the July-September period from the commercial real estate firms of Avison Young, Colliers and Lee & Associates.

The latter firm said it sees an uptick in office occupancy in 2024 as more employers require staffers to show up in person more often. Avison Young echoed the move next year to the hybrid arrangement.

Colliers cited the updated working environments and ease of access as the drivers of the office market, and the firm projected a flattening of vacancies by the first quarter of next year.

Lee Allen, executive managing director for commercial real estate firm JLL in Charleston, said the local office sector never got overbuilt and the risk is lower for newer, more creative offerings.

“What we have seen in the market is a flight to quality,” Allen said.

Business and other employers that are set on bringing workers back to the office two to three days a week want to elevate their experience with a top-notch working environment to keep top talent from jumping ship.

AWENDAW, S.C. (WCIV) — For the past three years, two months, and 17 days, Middleton & Maker Village Barbeque has been providing good food for a good cause, and has provided a safe space for customers.

“It’s a backyard family reunion type of effect," said Eliot Middleton, one of the co-owners of the popular business.

This family reunion started back in 2016 as a mobile business bringing barbeque to different areas throughout the Lowcountry, but once those wheels parked, the business began to grow.

"From that opportunity coming into this opportunity with this restaurant being available and getting this literally two days before Covid start, so it’s just been a very strong strong battle for the last four years," Middleton said.

Middleton's passion didn't stop there. After realizing transportation was hard to come by for some people, his love to help the community kicked in.

“On the Middleton side, whatever profits I get from the restaurant, it all went back into the cars and making sure I could fix and develop cars that needed," Middleton said.

Unfortunately, the popular BBQ spot, located on 5105 N HWY 17 in Awendaw, will be closing due to new development plans moving into the area. But the business is now going back to its roots.

“We’re going back mobile. It’s going to be Middleton’s Village Mobile Barbeque LLC, and we’re going to be in all of the other areas and counties, and we’re going to do more community-oriented events," Middleton said.

Despite the change in locations, the passion remains, and the village will only grow.

"And they say if you build it they will come, and that’s what we did here—we built it, and people are coming," said Charles Maker, co-owner of Middleton & Maker Village BBQ.

Middleton and Maker will also start having village field days throughout the community for people of all ages to come out, play games and get some good food.

Middleton's service to his community dates back years. In October 2020, he was recognized with the Jefferson Award after he started fixing up old cars and giving them out to people in need of reliable transportation.

AWENDAW — Just past the border of Mount Pleasant, the small town of Awendaw has been seeing increasing development of suburban-style subdivisions that rely on septic tanks.

Now the town is trying to apply the brakes.

In the modest cinder-block building where Town Council meetings are held, a supportive standing-room-only crowd gathered May 4 to follow as more restrictive rules for development were laid out.

“We’ve been very hamstrung in the past,” Planning Commission member James Gardner told council members. “It seems the (current) less stringent rules are letting developers come in and have their way with the town.”

At issue is what’s known as a “planned development” that allows developers to negotiate rules with the town, potentially avoiding stricter zoning regulations.

Town planner Mark Brodeur said every planned development he’s seen in the past year and a half has sought more density — more houses per acre — than the town’s rules would otherwise have allowed.

New rules, which received initial unanimous approval from the Town Council, would prevent that from happening and would add a host of new requirements to future planned developments.

“Managed growth is the key to Awendaw’s future,” reads the first sentence of a large, framed copy of the town’s vision statement on the meeting room wall.

Resident Susan Cox applauded the rule changes, telling council members “it will allow Awendaw to protect this gorgeous environment.”

The coastal town of fewer than 1,500 residents sits between the Francis Marion National Forest and Bull’s Bay. A shrimp trawler is the main feature on the town’s seal.

Each new subdivision can have a large impact on the population of such a small community, and because the town has no sewer system, each new home relies on a septic system. That’s not uncommon in rural areas, but failing septic systems have been an increasing problem in the Charleston area and some governments — including Mount Pleasant — are spending millions to get rid of them.

NORTH CHARLESTON — An executive director, dipping into a federal grant. A new leader, struggling to break even. An expansion project, put on pause. And a damning health inspection, revealing rats, dirt and crumbling walls.

These were some of the problems that fueled the protracted collapse of the North Charleston Community Interfaith Shelter, a nonprofit inspectors shut down in January for unsafe conditions. At one time the Lowcountry’s largest transitional housing unit for homeless veterans, Interfaith is now a run-down building closed for the foreseeable future.

Disorganization, mismanagement and financial problems precipitated the shelter’s demise, a Post and Courier investigation found in June. But more than internal troubles doomed Interfaith, also known as the Good Neighbor Center. As the shelter limped along for three decades, local, state and federal regulators failed to spot numerous problems and raise alarms.

Blame the U.S. Department of Veterans Affairs, a major funder, for not auditing the shelter sooner. Fault the Internal Revenue Service for rubber-stamping its nonprofit status. Question the S.C. Secretary of State’s office for not doing more to warn donors of its poor standing. Criticize its board for not being more attuned and attentive to operations.

Interfaith sidestepped intervention up until the bitter end. It failed to submit informational returns for several years, eventually prompting the IRS to revoke its tax-exempt status. But it was a tenant complaint — not a federal or state agency — that instigated the inspection that led to the shelter’s demise.