Charleston Zoning Update: What the MUSC Overlay Means for Our City
As Charleston continues to grow, the proposed zoning overlay for the MUSC Medical District presents a major shift in how our city will look and feel for generations to come. This change is permanent, complex, and critical to get right.
What’s Changing?
The overlay introduces new height district designations between Rutledge and Ashley Avenues on Calhoun Street. The most significant is the 85–200 Height District, which allows buildings up to 200 feet tall. If a building exceeds 85 feet, it must include a 55-foot setback—a buffer zone to prevent towering structures from lining our streets directly.
However, the overlay also includes language that could allow buildings up to 250 feet. For comparison, Dockside and Rutledge Tower, two of Charleston’s tallest buildings, are about 200 feet. A 250-foot building would dramatically alter the skyline and overshadow existing structures.
We know advocacy works and are appreciative that the city has been very responsive to the public’s concerns about this overlay. They extended the approval timeline and added a listening session to allow for comments from concerned residents and preservation groups. The city also created the visual representation of the proposed changes, so residents could understand what the massing would look like.
️What Happens Next?
On October 14th, City Council will hold its second and third readings of the zoning ordinance. It’s highly likely the overlay will be adopted. Once approved, MUSC will gain vested rights to develop the land as outlined, with little opportunity for reversal. Historic Charleston Foundation will continue to advocate for the expansion of the list of historic properties protected to include two identified buildings on Sabin Steet and the 200 foot maximum.
Why It Matters
While we support MUSC’s mission and recognize the potential benefits to our healthcare system, we must also protect Charleston’s unique character. Responsible development is key to preserving the charm and livability of our city.
Get Involved
Even if you haven’t been involved yet, your voice still matters. Advocacy can improve outcomes, and public engagement is essential. We will continue to monitor the progress of this project in a realistic manner. We support MUSC’s commitment to the local community and certainly applaud their dedication to more cancer research. We want to protect the historic fabric of Charleston and protect the residents’ quality of life. It’s all about reasonable balance. Let’s ensure that growth enhances Charleston—not erode it.