Charleston Is Rewriting Its Zoning Code for the First Time Since 1966

For the first time in roughly six decades, the City of Charleston is preparing to replace the zoning code that determines how property across the city can be developed.

The current code dates back to 1966 and has been amended repeatedly over the years. City planning officials say that has created a complicated collection of rules that can be difficult for residents, property owners and developers to navigate.

The rewrite is intended to make those rules easier to understand while addressing some very modern Charleston issues — including flooding, development pressure, traffic and pedestrian connectivity.

And residents will get a chance to see the work before the new code is finalized.

Why Charleston Is Rewriting the Code

Charleston Planning and Preservation Director Robert Summerfield described the existing zoning code as something that has accumulated layers of additions and removals over decades.

The result is a document that has become increasingly difficult to navigate — sometimes even for people who work with it regularly.

The rewrite is expected to simplify that system.

City officials say the new version will be less text-heavy and make greater use of illustrations, graphics and tables to explain how zoning requirements work.

That could affect everything from a homeowner trying to understand what is allowed on a property to developers seeking approval for major projects.

Flood-Prone Properties Could Get New Rules

One of the most notable pieces of the rewrite is a proposed Low Elevation Overlay.

The new overlay would identify some of Charleston’s lowest-lying and most flood-prone properties.

Depending on the property, development could either be discouraged or require additional mitigation measures intended to account for flood risk.

That makes the zoning rewrite more than a cleanup of old language.

It could directly shape where and how Charleston grows as the city continues dealing with flooding and sea-level challenges.

Traffic and Walkability Are Part of the Conversation Too

The new zoning framework is also being developed with pedestrian connectivity and traffic in mind.

That is particularly relevant as Charleston continues to see major development on the Peninsula and across other rapidly changing parts of the city.

Zoning doesn’t simply determine whether apartments, restaurants or offices can be built.

It can also influence how buildings connect to streets, sidewalks and surrounding neighborhoods — and how new development fits into the transportation network around it.

The City Also Wants a More Predictable Approval Process

Another goal is making development and preservation rules easier for the public to understand.

The Preservation Society of Charleston told Live 5 that predictable processes are important for residents and development teams alike because people need to understand what happens next and why decisions are being made.

The issue has taken on additional relevance following the demolition of the Emma Abbott Memorial Chapel at 52 Cooper Street.

City officials have acknowledged gaps in the process surrounding that property and say the zoning rewrite provides an opportunity to clarify expectations surrounding approvals and subsequent changes to properties.

Charleston Residents Can See the Rewrite on Oct. 22

Before the complete draft is presented, the City of Charleston is holding an Open Studio focused specifically on the zoning code rewrite.

📅 Thursday, Oct. 22, 2026
⏰ 3–6 PM
📍 City of Charleston Design Division — 85 Calhoun Street

Residents can drop in at any point during the three-hour window, view work in progress and speak directly with project staff.

The city says these Open Studio sessions are intended to let residents see work before the complete Peninsula Plan draft is presented in November.

When Could Charleston’s New Zoning Code Take Effect?

City officials currently expect the rewritten code to be finalized in early 2027.

There are still public-review and approval steps ahead, meaning the details could change before a final version is adopted.

But the scale of the project is significant.

Charleston isn’t simply changing one zoning district or approving one development.

The city is reconsidering the basic rulebook that helps determine what gets built, where it gets built and what requirements future development must meet.

After 60 years, that could have consequences across Charleston for decades to come.

What Do You Want Charleston’s New Rules to Address?

Housing and density? Flooding? Traffic? Neighborhood preservation? Walkability?

With the city preparing its new zoning framework, now is the time for residents to pay attention to what those rules actually say.

What would you want city leaders to prioritize in Charleston’s new zoning code?