The Future of Charleston’s Upper Peninsula Starts With its Zoning

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Understanding the Upper Peninsula Zoning District

Approved in 2015, the Upper Peninsula (UP) Zoning District was created specifically to guide growth and redevelopment in Charleston’s Upper Peninsula. Following more than a year of public input and community engagement, the district was developed to encourage sustainable, responsible growth while protecting the character and livability of existing residential neighborhoods.

Unlike an overlay district, the UP District is a standalone base zoning district. It uses an incentive-based approach that allows developers to earn additional building height and density in exchange for providing community benefits.

These benefits include:

• Workforce housing.

• Public parks and open space.

• Renewable energy and electric vehicle charging stations.

• Transportation improvements.

• Stormwater management and green infrastructure.

• High-performance building and sustainability certifications.

Developers can select from a menu of qualifying community benefits and earn points toward additional height and density allowances.

The district was intended to accomplish several important goals:

• Encourage responsible growth and sustainable development.

• Direct density to appropriate areas.

• Protect existing residential neighborhoods and their quality of life.

• Encourage public and private investment.

• Support economic development.

The bigger question today is whether the UP District is achieving what it was originally designed to accomplish. Are the additional height and density incentives producing meaningful community benefits? Is development happening in a way that respects existing neighborhoods? And are the original goals of responsible growth and preservation being upheld?

These are important questions as Charleston considers its future zoning regulations and the continued evolution of the Upper Peninsula.

A Tour of the Upper Penisula Zoning district

Historic Charleston Foundation staff recently toured the Upper Peninsula to take a closer look at how the UP Zoning District is shaping development throughout the area. The tour included visits to completed projects that have utilized the district’s height and density incentives, as well as sites that may be candidates for future development.

Just as important, the tour provided an opportunity to identify places and neighborhoods that deserve thoughtful protection as growth continues, including the historic neighborhoods of Rosemont and Silver Hill as well as Magnolia Cemetery.

Seeing these areas firsthand helps put the zoning conversation into perspective. While the UP Zoning District was created to encourage responsible investment and redevelopment, it is equally important to consider how that growth actually affects surrounding neighborhoods, historic resources, and the character of the Upper Peninsula.

Rethinking the Upper Peninsula Zoning

It has been more than a decade since Charleston adopted the Upper Peninsula Zoning District. During that time, the area has experienced significant growth and development. Historic Charleston Foundation believes it is now the right time to take a closer look at the results of the UP zoning district, evaluate what has worked well, and identify areas where adjustments may be needed.

We welcome your feedback and would love to hear your thoughts on how Upper Peninsula zoning has worked in practice, as well as any opportunities or concerns that should be considered moving forward. Please don’t hesitate to reach out to our Advocacy Team to share your perspective. Contact information is provided below.

Director of Advocacy, Lisa Jones (843) 329-4601 | ljones@historiccharleston.org‍

Preservation Planner, Kate Dutilly (843) 720-1190 | kdutilly@historiccharleston.org