During a recent public meeting, the City of Charleston announced plans to modernize the city's zoning code. The new code aims to be more user-friendly and flood-resilient, while incentivizing the development of more affordable and middle income housing.
The existing zoning code, in effect for over fifty years and amended multiple times, clearly warrants a comprehensive revision. The revised code will maintain the two zoning districts: one for the historic lower peninsula and another encompassing the remainder of the city. The dense, pedestrian-friendly layout of the historic district contrasts sharply with the more suburban character found off the peninsula, necessitating tailored zoning regulations for each.
The latest version of the code has been made simpler by replacing lengthy paragraphs with tables and illustrations. This makes it easier to understand the different permitted uses for various zones. Moreover, the development standards have been modernized, which now requires more bicycle parking while reducing excessive motor vehicle parking. The updated standards will also include more outdoor lighting, open space, and trees.
At present, the historic district features eight residential zones which will be consolidated into four new zones: low, medium, and high-density categories, alongside a single-family zone. Beyond the lower peninsula, the current code encompasses seventeen residential zones, which are set to be consolidated into just six: single-family 1, 2.5, and 4 designations, as well as mixed low, medium, and high-density zones.
Form-based overlay districts will establish new city centers along Sam Rittenberg Blvd. and Savannah Highway in West Ashley, the Maybank Highway on John's Island, and Folly Road as part of the Rethink Folly Road Plan (pictured below). These new city centers will create high-intensity nodes outside of Charleston's traditional downtown on the peninsula.
In preparation for a projected three-foot sea level rise within the next 60 years, the new code integrates several strategies to guide development (pictured below). One approach, termed 'grow,' focuses on increasing density on higher ground, specifically areas above the FEMA 100-year floodplain and beyond the NOAA maximum category 3 storm surge zone. Another strategy, 'defend,' prioritizes the protection of existing structures and infrastructure in lower-lying areas, employing measures like seawalls or drainage pumps. A third strategy, 'adapt,' involves retrofitting existing infrastructure to enhance resilience against water-related risks, often by elevating structures. Lastly, the 'reserve' strategy aims to preserve natural environments across all elevations.
Another goal of the new zoning code is to encourage affordable housing and more housing types, known as the 'missing middle.’ These include styles such as duplexes, townhouses, and courtyard cottages. The new codes aim to remove obstacles and regulatory barriers to development while strengthening incentives for affordable housing. The city is taking an equity approach, acknowledging that zoning regulations have historically excluded disadvantaged groups.
More information can be found at: https://www.newchsstandards.com
