Charleston – A Historic City, A New Approach to Zoning The City of Charleston has a one of its chief goals to implement the newly adopted City Plan, Charleston’s Comprehensive Plan. Among the most impactful recommendations for the new plan is completing a new elevation-based approach to zoning for the city. Charleston is the seat of Charleston County founded in 1670. It is the oldest and second-largest city in South Carolina. Originally located on the west bank of the Ashley River, the city moved to its present location in 1680. Established as Charles Town in honor of King Charles II of England, Charleston adopted its present name in 1783 and is the principal city in the Charleston–North Charleston–Summerville Metropolitan Statistical Area. The city began on Charleston Harbor, an inlet of the Atlantic Ocean formed by the confluence of the Ashley and Cooper Rivers and has since grown to include significant portions of West Ashley, Johns Island, James Island, and Daniel Island and the Cainhoy Peninsula. In addition to the natural boundaries presented by the ocean, multiple rivers and a national forest, the city abuts several other jurisdictions, including the Town of James Island, Town of Mount Pleasant and City of North Charleston. The city has further constrained itself by adopting an Urban Growth Boundary that restricts growth into undeveloped areas of the two counties the city inhabits. Thus, infill and redevelopment are the primary growth expectations for the future of the city. The City's zoning code is outdated to the changing environmental forces we see today and into the future as Charleston continues to be a desirable place to live, work and recreate. The city's zoning code was originally adopted by the City Council in 1931, significantly revised in 1966, and substantially amended many times over the years to accommodate new development typologies, changes in planning standards, or other amendments as stakeholders requested. The city's zoning code has not been comprehensively reviewed or amended by a professional planner since its original adoption, and thus currently lacks consistency and clarity of zoning standards befitting an evolving, iconic historic city. Presently, the city's zoning code is a mix of urban and suburban styles that has been modified and hybridized over time in an attempt to address the needs of this rapid growth mid-sized city. The city is looking to hire an experienced planning consultant, firm or team to analyze the current zoning codes, collect resident and other stakeholder input, and provide input and context from similarly situated, coastal cities to provide a zoning code that can be implemented in the city of Charleston to achieve the long-range planning goals identified in the latest adopted comprehensive plan with particular emphasis on elevation and impacts of sea level rise and marsh migration. Purpose The City of Charleston, South Carolina is seeking consultants or consultant teams to develop a new elevation-based zoning ordinance for the city so that it is consistent with and implements the recently adopted comprehensive plan. Given the age of the ordinance, the recently adopted Charleston City Plan, and projected changes to sea levels, the city recognizes the need for more than just an incremental reform of the current zoning code. The new ordinance must be comprehensive, understandable by the public, and enforceable. Additionally, the new zoning code must identify changes using an equity lens. On October 12, 2021, after a multi-year planning initiative, the Charleston City Council adopted a new comprehensive plan that is guided by the following principles: 1) Water First - anchored in where water is and where water is going to be; 2) Data Smart - using the best data available to understand the challenges facing the City; 3) Strength In Diversity - oriented toward actions that protect our City’s historic diversity; and 4) Community Empowered - asking all members of the community to partner in the planning process. The Zoning Code Rewrite should be responsive to these guiding principles and the resilience and equity framework established in the City Plan. Scope of Work The consultant(s) will work with the city staff and technical and citizen work groups to develop a zoning ordinance draft that implements the City Plan with particular focus on implementing the standards and guidelines in the Land Use Element and Future Land Use Maps. Specifically, the consultant(s) will propose standards and regulations that reflect the unique character and place types that make up the city and its diverse neighborhoods, districts, communities and civic and commercial corridors and campuses. The draft zoning ordinance should reflect current practice and innovative approaches that will deliver an easily understood and practical to use and administer code for future development and redevelopment in the city of Charleston. The final work program will be developed in conjunction with city staff, but the scope of work should include the following: Review of Charleston City Plan: The consultant(s) will review the pertinent goals, strategies and actions in the City’s new comprehensive plan, to ensure that the new code will be consistent and help the City implement the plan. Evaluation of Established Neighborhoods, Corridors, Districts: Charleston has unique areas (such as the Old City and Old and Historic Districts) that will warrant context- sensitive regulations. Staff will work with the consultant to identify these areas. Current Zoning Ordinance Diagnosis: The consultant(s) will work closely with City staff in assessing the advantages and shortcomings of the existing code. This assessment should include the following: Evaluate and clarify the purpose for each of the zoning districts and associated land uses and development standards. Evaluate conditional uses and advise as to what conditions, if any, should apply. Identify components that could provide barriers to achieving environmental sustainability and more affordable housing in the city (such as separation of uses, large building setbacks, low densities, excessive parking requirements). Identify and—working with staff—resolve any inconsistencies such as zoning terms and definitions references through the entire code. Identify opportunities to simplify the code.
Note: the Preservation Ordinance has had significant work put into in recent years and is not part of the this rewrite. Where appropriate for consistency, changes to the preservation ordinance will be considered. Guidance Regarding Best Practices. The consultant(s) will review model ordinances and zoning regulations in other communities, and then make recommendations—as allowed by South Carolina laws and regulations—that, at a minimum: Promote high-quality infill and redevelopment projects that are consistent with the context of the existing development area, while protecting the historic nature of downtown and other unique neighborhoods throughout the city. Encourage pedestrian- and bicycle-oriented building and site design. Assess parking needs for the involved land uses while factoring in shared parking opportunities and new technologies’ impact on parking demand. Closely align with the provisions of the city’s Stormwater Manual to address stormwater runoff and infiltration practices. Reduce the city’s reliance on Planned Unit District zoning. Allows for adaptations of building materials, with flexibility to add and revise newer and more modern technologies that promote environmental sustainability. Identify a process for addressing non-conforming uses.
Public Outreach: The consultant(s) will develop a public outreach strategy designed to inform community stakeholders and the general public about the elevation-based zoning rewrite project. The consultant(s) will work with staff to prepare appropriate web/social media content that will be executed by city staff. Project Coordination, Meetings: The consultant(s) should anticipate on-going meetings with the technical and citizen advisory work groups, and regular consultation with the city’