Table of Contents

• Don’t have the time to read? You can listen to thi …

• IN THE NEWS

  • Long Savanna in West Ashley moving forward after 2 …

•  PAUL'S MARKET PHILOSOPHY

  • Charleston's Zoning Code Overhaul: A Blueprint for …

  • Exclusive Preview: Be the First to Access Charlest …

• NEW PUBLICLY MARKETED DEALS IN CHARLESTON

 Source: The Post and Courier

TL;DR: Charleston's Zoning Code is getting a major update in 2025. This is the first big change since 1966. The new zoning plan aims to make things simpler and fairer for everyone. Honestly, trying to navigate the current zoning landscape is like trying to understand British humor – it’s complex, and you're not sure if you missed something. This new plan should make it easier to understand.

The Important (not so boring) version:

This week, I’ve been obsessed with the completely redefined Charleston Zoning Code, coming in Spring of 2025. Although this has not yet been approved, it has been in the works for a few years. 

First adopted in 1931 and last thoroughly revised in 1966, the city's Zoning Ordinance has been a cornerstone of Charleston's development for over nine decades. The driving force behind these zoning updates includes several key goals with a significant emphasis placed on simplifying the current Zoning Ordinance, which, due to numerous amendments, has become cumbersome and challenging to navigate. The new zoning plan aims to make things simpler and fairer for everyone. Honestly, trying to navigate the current zoning landscape is like trying to understand British humor – it’s complex, and you're not sure if you missed something. The new zoning plan aims to make things simpler and fairer for everyone. And with flooding a big problem, we need change. 

A key focus is tackling the impact of rising sea levels, incorporating an "elevation-based zoning ordinance." This is a first in the nation approach.

The spotlight is also on diversifying housing to include a range of "missing middle" housing types - duplexes, triplexes, cottage courts, etc. The intention is to create spaces that fit seamlessly into our existing neighborhoods while promoting diversity and inclusivity. Furthermore, there is a strong focus on enhancing incentives for affordable housing.

I see these upcoming changes as a mix of challenges and opportunities. Below are the top three changes likely to influence your property rights:

1. Expansion of Housing Types: Currently, Charleston's zoning regulations have a strong emphasis on single-family detached homes, with limited support for "missing middle" housing types like triplexes, fourplexes, and cottage courts​​. The new plan proposes a dramatic shift, allowing a broader array of housing types by right in updated zones, including residential and mixed-use districts. This includes duplexes, detached units, condominiums, live/work units, and various middle housing forms. These changes align with the City Plan's goals for diversity in housing and affordable options, ensuring that right-sized units are available for different life stages within the same neighborhood

2. New Zone District LI: Low Impact: In response to Charleston’s increasing tidal flooding, the City Plan calls for an "elevation-based zoning ordinance" to mitigate risks associated with rising sea levels. The LI district targets lands at high future flood risks, emphasizing low-density development adaptable to a rising water environment. This includes requiring permeable pavements for parking and incorporating resiliency features into new developments​​. Charleston’s proactive approach here marks a significant step in integrating environmental concerns into urban planning.

3. Consolidation of Residential Districts: To simplify the Development Code, the plan consolidates existing zones into three new districts outside the RM-L (Residential Mixed-Low), RM-M (Residential Mixed Medium), and RM-H (Residential Mixed High). Each district allows for different housing densities and types, streamlining the process and making it more user-friendly. The RM-L district, for instance, consolidates seven existing zones, allowing a mix of housing types at up to 9 units per acre, with a focus on walkability and possibly low-intensity retail uses​​. I’ve detailed the residential zoning changes below for your convenience:

Charleston Existing and Proposed Residential Zoning Codes

As you can see from the chart above, almost all residential zoning is getting up zoned by right. This is important and helpful for most property owners looking to maximize the potential of their property. 

Analysis:

Charleston’s proactive approach to addressing the affordable housing crisis is commendable. Our city is currently grappling with a significant housing shortfall – we’re 16,000 units shy of what's needed for affordability. The proposed upzoning of most residential districts is a game-changer in this regard. It empowers homeowners to add additional units to their properties, which can help bridge this gap without disrupting neighborhood aesthetics.

Moreover, the simplification of the development process is a major stride forward. By streamlining these procedures, the city reduces the time and financial burden on developers – the very individuals taking the greatest risks in property development. This new zoning code frames developers not just as business entities, but as essential partners collaborating with the city towards mutually beneficial goals.

For those looking to capitalize on this shift, keep an eye on the future RM-H zones (marked in dark orange on the map). Specifically, smaller unit buildings on larger parcels. These areas, destined for higher density development, present promising opportunities for investment and development.

I’m eager to hear your perspectives on these developments. 

Do you see these changes as positively impacting our city's housing landscape? 

What strategies are you considering in response to the new zoning code? 

Your insights and feedback are invaluable as we navigate this new terrain together

Link to the city’s website:

https://www.newchsstandards.com/ 

Link to the Zoning Code draft:

https://www.newchsstandards.com/_files/ugd/1d382f_2c43df2f817e4cfab0602f3711e3ffa7.pdf 

We are developing a special list of real estate opportunities in the Charleston area, available exclusively to a select group of buyers. These buyers will have early access to properties before they are publicly listed.

You're a great candidate for this opportunity if you:

1. Have a clear investment strategy and adhere to it consistently.

2. Possess experience in similar property transactions.

3. Have your debt/equity lined up

4. Take your Letters of Intent (LOIs) seriously and commit to your decisions.

5. Provide honest feedback on each property, particularly if it doesn’t meet your needs.

6. Agree to confidentiality agreements for access to these exclusive deals.

About 95% of these opportunities will involve properties ranging from 2 to 100 units, located in specific submarkets of Charleston, SC: The City of Charleston, Mt. Pleasant, West Ashley, North Charleston, James Island, Goose Creek, Moncks Corner and extending to Summerville.

We launched a smaller version of this initiative, which brought significant value to our clients. If you're interested in participating, please fill out the form below. Our team will contact you to discuss the next steps.