Around Charleston
1 - Property Tax Reassessments Are Coming - This year marks a reassessment year for Charleston County Property Taxes. This means property taxes will be going up for most people, but how much? You’ll be surprised. Check out my blog post on what you need to know and how to dispute. CHECK IT OUT HERE
2 - Shake Shack! - The burger chain is opening it’s first ever South Carolina location inside Tanger Outlets. The news comes alongside Lululemon and Jamba Juice also opening in the outlets. FIND OUT WHEN
3 - Solar Farm for META - A $100M solar farm is coming to Orangeburg County to support Meta’s upcoming data center in Aiken County. READ MORE
Historic Home of the Week
41 Pitt St - This c. 1872 church turned private residence is one of the most unique homes in all of Charleston. Soaring ceilings, gothic arches, curved doors, and so much more.
5 Bed | 4.5 Bath | 4458 sqft | $3,675,000
@the.bill.olson This circa 1872 church has been converted into a private residence. ⛪️➡🏡 Step inside one of Historic Charleston’s most iconic transformati... See more
MUSC Medical Overlay District: Key Takeaways
Why Now?
With Roper St. Francis leaving the peninsula, MUSC has a chance to rethink how its campus grows. To guide that process, MUSC worked with a national firm that specializes in innovation districts. The plan creates a framework for long-term growth tied to healthcare, research, housing, and community uses.
What’s an Innovation District?
An innovation district combines hospitals and research with housing, retail, restaurants, and even hotels. The goal is to create a connected campus where education, healthcare, and business resources overlap. For MUSC, this would also mean adding workforce and affordable housing options.
Current Zoning Challenges
Charleston’s zoning rules are too rigid for a campus the size of MUSC. Current tools like PUDs or variances are short-term fixes and expire after two years, while large hospital projects take nearly a decade. The overlay is designed to provide a comprehensive, long-term zoning solution.
Overlay Zone Basics
The overlay would apply only to MUSC-owned properties, not to Roper St. Francis’s parcels. It builds on the existing Limited Business zoning and tailors it to the unique needs of a medical campus. This type of overlay is not new for Charleston, which already uses similar tools for accommodations and building heights.
Proposed Zoning Changes
Hours of Operation: The overlay would remove limits on hours of operation in LB zones. This makes sense for a hospital environment that runs 24/7, as well as for supporting uses like restaurants and hotels.
Permitted Uses: It adds flexibility by allowing sidewalk cafés, daycare centers, and residential projects with higher density than current zoning allows. This is a key step in helping MUSC attract and house top medical talent.
Setbacks and Street Presence: Instead of requiring a 15-foot setback, new construction could be built closer to the street. This change would create a more urban, walkable campus environment.
Parking Standards: Current restrictions that limit how MUSC can count parking spaces would be removed. This makes it easier to plan for garages and park-and-ride systems without constant variance requests.
Board of Architectural Review (BAR): The BAR will still review all new projects and demolitions within the overlay. A new “Growth Framework Map” will guide development to areas that are less historic, with building heights that step down near neighborhoods.
Stormwater Management: MUSC will fund a third-party reviewer to oversee stormwater planning on a campus-wide scale. The city’s Technical Review Committee (TRC) will continue its oversight role.
Building Heights: Some blocks inside the campus may allow taller buildings. For example, the planned cancer center could reach up to 200 feet, while other areas may see smaller height increases. The existing tiered stepback rules at the street level would remain in place.
Accommodations: The overlay permits up to 250 hotel rooms spread across two facilities. These would serve patients’ families and visiting researchers, with the BAR reviewing their design.
Trees and Public Realm: To improve the pedestrian experience, MUSC will be required to plant new street trees as replacements rather than just replacing trees on the same lot. This aims to create shaded sidewalks and a better public realm.
Community Feedback
MUSC has spent over a year and a half meeting with neighborhoods and preservation groups. The city received 48 public comments: 41 opposed, 7 in support. Concerns focused on setbacks, tree removal, and demolition rules for older buildings. Preservation groups also asked for stronger requirements to reduce demolition waste.
MUSC’s Position
MUSC leaders said they are committed to protecting Charleston’s history while also planning for world-class healthcare. They cited projects like the renovation of the Wickliffe House as proof of stewardship. The overlay, they said, is essential for delivering advanced care, especially through a new cancer center.
Council Response
City Council members voiced strong support, saying MUSC is a vital employer and innovator for Charleston. They noted that outdated zoning often blocks large projects from moving forward. While preservation is important, council members emphasized it cannot be the city’s only priority when shaping future growth.
What’s Next
The Committee on Community Development voted to move the overlay forward. The proposal will now go before the full City Council for final approval.
957 Sea Gull Drive, Mount Pleasant, SC 29464
4 beds | 3 baths | 2640 sqft
$850,000
Located in the established Shemwood II neighborhood, this 4-bedroom, 3-bath home presents a rare opportunity in central Mount Pleasant. Priced for its potential, the property offers excellent value for those looking to update and customize a home in one of the area's most convenient locations. Built in 1977 and situated in Flood Zone X, the home features a roof installed in 2016 and updated windows throughout. The flexible floor plan includes spacious living areas, two primary suites, a 940 sq ft bonus room, and a large lot shaded by mature landscaping and grand live oaks—ideal for future renovations and outdoor living. Shemwood II is known for its central location and community amenities, which include a park with a covered patio, picnic tables, volleyball court, and playground. The optional HOA is just $65/year. From this home, it's approximately 15 minutes by bike to Shem Creek, 20 minutes by bike to Sullivan's Island, 12 minutes by car to downtown Charleston, and 20 minutes by car to the airport. The property is zoned for Mount Pleasant Academy, Moultrie Middle, and Lucy Garrett Beckham High School, with additional private school options nearby including Christ Our King - Stella Maris, Palmetto Christian Academy, and Coastal Christian Prep. Combining location, space, and flexibility, this property is a rare chance to own in Shemwood II and create a home that fits your vision.
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Leadership Charleston Starts This Week
This week I’m starting the Leadership Charleston program, and I’m really looking forward to it. Over the next 10 months, I’ll get a behind-the-scenes look at the big issues shaping our city, things like government, infrastructure, economic development, workforce challenges, even a police ride-along and community service projects.
We kick off with orientation at Wild Dunes this week, then it’s monthly deep-dive sessions all the way through next June. I’ll be learning right alongside leaders from all different industries, which should make for some great perspectives.
What that means for you: the updates I share here will be more connected, more informed, and maybe give you a bit of that “inside the room” view of what’s really going on in Charleston. There’s a big year ahead, and I’m glad you’re coming along for it. Cheers!
-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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