BAR Amendment: Securing Upper Peninsula Historic Preservation
The Upper Peninsula has new tools for historic preservation!
HCF has been advocating for expanded historic preservation options for residents on Charleston’s Upper Peninsula, including the Wagener Terrace, Hampton Park Terrace, and North Central neighborhoods. Earlier this year, we met with neighborhood association leaders and City Council representatives to discuss recurring issues we observed in Board of Architectural Review–Small (BAR) meetings.
What was the problem?
The policy that governs BAR had a glitch. In areas subject to the Historic Materials Demolition Purview (see map below), the Board was limited to considering only existing conditions, not the proposed redevelopment, when reviewing requests for demolition.
This lack of transparency created significant challenges for both the Board and the applicants. One illustration that we used to make our case for reform is shown below:
Because BAR was not allowed to consider what would be constructed after demolition (#1 and #2 above are very different!), they often denied demolition proposals out of an abundance of caution and expressed regret at not being able to review what would be built after demolition.
Were all properties on the Peninsula affected by this policy?
No, only properties 50 years and older within the Historic Materials Demolition Purview District (see grey area below) were affected.
What changes occurred that gave residents and the BAR new tools for preservation?
In partnership with the North Central, Hampton Park Terrace, and Wagener Terrace Neighborhood Associations, as well preservation partners, HCF advocated for an ordinance amendment that provides the Board of Architectural Review with better information when evaluating demolition requests in the affected area.
Charleston City Council ratified the amendment on October 28, 2025. The amendment updates Section 54-240 of the City’s Zoning Ordinance to allow property owners in the Historic Materials Demolition Purview area to voluntarily opt in to BAR purview.
Prior to its adoption, homeowners often expressed a desire to share redevelopment plans with the BAR but were prevented from doing so by outdated ordinance requirements. Under the amended ordinance, applicants who do not wish to disclose plans for future construction may proceed as before; the existing process remains unchanged unless the applicant chooses to submit those plans.
Because participation is voluntary, the amendment does not increase restrictions for applicants. By allowing the BAR to consider the full context of a demolition request—when an applicant elects to do so—the amendment creates a more seamless and predictable review process for both applicants and the BAR. If an applicant opts to submit plans for future redevelopment, those plans fall under BAR purview and must undergo standard review. Demolition approval is contingent upon the applicant’s agreement to BAR review of the proposed redevelopment.
Where can I learn more about how the new policy works?
The BAR has issued draft review requirements for "Opt-In (Historic Materials Demolition Purview)" HERE.
You can read the amended language on page 31 HERE.