Around Charleston
1 - Chubby Fish is Top 50 in US - The New York Times released its list of the top 50 restaurants in the US right now, and they were the only restaurant in South Carolina recognized. READ MORE
2 - Battery Extension Project Advances - The mayor, 2 council members, and city staff met with the Army Corp of Engineers to discuss the project, which resulted in the City Council voting to move the project forward with a design contract with the USACE. FULL PRESS RELEASE
3 - 24/7 Waffle House Delivery - Waffle House announced they have partnered with DoorDash to deliver scattered, smothered, and covered goodness from 9pm-8am. A select few are delivering 24/7…including the location on Ashley Phosphate. ORDER
Historic Home of the Week
55 E. Bay - Sitting on .19 acres South of Broad, each room is grander than the next. The photos don’t do it justice. I was granted EXCLUSIVE access to film this home, the only realtor the sellers would allow to film. Check it out before they change their mind!
5 Bed | 5.5 Bath | 7343 sqft | $9,375,000
@the.bill.olson I was granted EXCLUSIVE access to tour and film this c.1785 South of Broad home. It is truly one of these grandest homes I've ever been i... See more
Understanding the Proposed Peninsula Medical University District Overlay Zone: What You Need to Know
The City of Charleston is considering establishing the Peninsula Medical University District (MD) Overlay Zone to support the Medical University of South Carolina's (MUSC) growth and vision, while integrating community feedback.
Purpose and Scope
The MD Overlay Zone aims to preserve and promote existing and new Medical University uses (medical, educational, research) and facilitate new, attractive development appropriate to the community's scale. It applies to all Medical University uses and MUSC-owned properties, covering approximately 61.89 acres in the central western Charleston Peninsula, across Council Districts 6 and 8. These properties include those owned by MUSC, its Health Sciences Foundation, Medical University Hospital Authority, Mainsail Health Partners, and other affiliates. In cases of conflict with underlying base zoning or other overlays, the MD Overlay Zone regulations shall control.
Key Provisions and Changes
The MD Overlay Zone introduces specific modifications to existing zoning regulations:
Permitted Uses:
Sidewalk cafes permitted without application fees.
Day care centers, including overnight facilities, are permitted.
Dormitories, Affordable Housing, and Market Rate Housing are permitted with no density limits.
Special Exception Uses will be treated as Conditional Uses, approved by the Zoning Administrator.
Operating Hours: Hourly restrictions for permitted and conditional uses will not apply.
Area and Setback Regulations: Will adhere to MU-2 standards, allowing buildings closer to the street, consistent with traditional Charleston architecture.
Parking:
Properties are exempt from City of Charleston's off-street parking, landscaping, and screening requirements for parking lots.
MUSC commits to continued off-campus park-and-ride facilities to reduce traffic and provide reliable transit.
Parking quantities will follow South Carolina Code Section 56-21-10.
Demolition or Removal of Structures:
Demolition of structures not listed in Table 1 (MD Overlay Zone Significant Structures) will not require BAR approval.
All demolitions require detailed documentation to the Department of Planning, Preservation, and Sustainability, including application forms, site plans, photos, structural engineer’s report (if applicable), construction history, and a statement on efforts to reduce landfill waste via deconstruction or relocation.
New structures visible from a public right-of-way will still require BAR approval.
Accommodation Uses: Up to two accommodation uses, totaling not more than 250 sleeping units, are permitted. They must not cause a net loss of dwelling units or ground-floor retail space and must support the MUSC Innovation District.
Tree Protection:
City's Article 3, Part 6 Tree Protection Requirements apply to properties in Table 1.
For other properties, removed trees (excluding pine species > 24" DBH) require 1:1 mitigation of DBH with native canopy and understory species, ideally within the MD Overlay Zone (on campus or as street trees) to address heat island effect and enhance the public realm.
New BAR-approved developments must install street trees and appropriately scaled streetlights (octagonal fixtures on 17-foot fluted posts) within the right-of-way.
MD Overlay Zone Height Districts:
Existing Old City Height Districts are modified.
For structures east of Ashley and west of Rutledge Avenues in Overlay Height District 85/200, the maximum height is 250 feet (with a minimum of 30 feet); Rutledge Tower is currently 200 feet tall.
Additional height for ornamental or utilitarian appurtenances (e.g., elevator/HVAC) may be permitted by BAR.
Structures over 200 feet abutting specific historic properties (141½ Ashley Ave, 49 Bee St, 45 Bee St, 151 Rutledge Ave, 99 Jonathan Lucas) require a minimum 50-foot setback.
Lower height districts (e.g., 55/30S) act as "liners" to centralize height and preserve neighborhood transitions.
Landscape Buffer Requirements: Article 3, Part 8 will not apply.
Relocation and Moving of Structures: Article 3, Part 9 will not apply.
Comprehensive Stormwater Management:
Given the zone's location adjacent to Ashley River and Alberta Long Lake, a comprehensive strategy is needed.
Development can request a third-party reviewer for stormwater drainage review as part of the Technical Review Committee (TRC) process.
The third-party reviewer will be contracted by the City and reimbursed by the applicant. The TRC process applies to all development and redevelopment and will not be bypassed. City staff will review the third-party's work to ensure compliance with all City Stormwater Regulations, which must meet or exceed current city standards.
Community Engagement and Project Timeline
The City emphasizes that the process is not expedited and follows normal procedures. The review period has been extended to allow for community input, with a revised schedule:
September 10, 2025: Public Workshop at 108 Meeting Street.
September 17, 2025: Update to the Planning Commission.
September 23, 2025: City Council Public Hearing #2 and first reading.
October 14, 2025: City Council consideration of the second and final reading.
Public Comments Overview
Community members, including neighborhood associations (Harleston Village, Radcliffeborough), preservation groups (Historic Charleston Foundation, Preservation Society of Charleston), environmental advocates (SC Coastal Conservation League), and Planning Commissioners, have submitted extensive comments. Key concerns include:
Process and Timeline: Concerns about the perceived expedited nature and need for more time for public review and input.
Building Height and Scale: Questions about proposed heights up to 250 feet and their impact on adjacent residential and historic areas.
Historic Preservation and Demolition: Concerns over BAR demolition exemptions, requests for historical documentation, condition assessments, and deconstruction/relocation options. MUSC has committed to restoring specific historic properties like 141 ½ Ashley Avenue.
Traffic, Parking, and Transit: Issues with unaddressed traffic impacts, removal of city parking requirements, and the need for robust public transit commitments.
Environmental Impact and Stormwater Management: Demands for clear language ensuring stormwater standards meet or exceed city regulations, clarification on third-party review, and strengthening tree protection standards.
Scope and Consistency: Clarification on "donut holes" in the map, the overlay's extension across Calhoun Street, and consistent terminology across documents.
Housing: Concerns about accommodation uses not causing a net loss of dwelling units or existing ground-floor retail, and potential removal of affordable housing.
MUSC's Vision and Commitment
MUSC, the largest employer in Charleston and South Carolina's only comprehensive academic health system, aims to be a top 20 academic health system in the nation and help South Carolina achieve top 20 health outcomes.
This vision includes creating an Innovation District on Calhoun Street, a mixed-use, 24-hour environment fostering collaboration among labs, research, hospitals, teaching facilities, startup incubators, residential/student housing, hotels, and retail.
A critical component is the development of a new Hollings Cancer Center comprehensive cancer hospital, consolidating inpatient and outpatient cancer care to provide world-class treatment and research. MUSC is committed to being a good steward of historic buildings on its campus (e.g., 141 ½ Ashley Avenue, Anderson House, Wickliffe House), maintaining BAR oversight for truly historic structures, and working in partnership with the City and community.
The City supports the overlay as a holistic planning approach to coordinate MUSC's growth with other major infrastructure projects (Art Bridge, Kneew Wall, Calhoun-West drainage, Lockwood Drive Tidal Wall) to improve city resilience.
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One More Thing…
Before I go, I’ve got something new I’m really excited about. Because of the popularity of my historic home tours on TikTok, I’ve started a second weekly newsletter that’s all about Charleston’s historic homes. A curated list of the newest historic homes to hit the market, delivered to you weekly.
If you love looking at these old homes, you’re going to love this!
-Bill Olson
If you're looking to buy or sell a home in Charleston, Bill Olson & Pirate Properties can help you. We’re fast, friendly, knowledgeable, and fun to work with. We’ve helped hundreds of clients in real estate. Click below and start viewing what's available in Charleston today, calculate your home’s value, or schedule a no-obligation, no-pressure discovery call.
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