City Council approves Medical University District overlay for MUSC properties after public hearing

Charleston City Council on Sept. 23 approved a proposed overlay zoning district for properties owned by the Medical University of South Carolina (MUSC) on the Peninsula, approving the ordinance on a vote after a public hearing and a series of council comments and amendments.

City planning staff presented the overlay as a tool to enable MUSC to pursue a long-range “innovation district” plan that would allow mixed uses — including housing, retail and accommodations — and to provide the university with greater regulatory certainty needed for projects that can take a decade to move from concept to construction. “This is the second public hearing tonight to rezone the parcels that will be subject to a new proposed overlay for the Medical University District,” Josh Martin, a city planner, told council at the hearing.

Supporters, including university representatives and developers, said the overlay is intended to keep MUSC on the Peninsula, address stormwater and transportation needs comprehensively, and enable a planned cancer facility and other campus growth. Neighbors and preservation groups urged limits on height, stronger stormwater protections that account for neighborhood impacts, and clearer demolition notice for buildings on campus.

Why this matters: The overlay changes how zoning rules apply on MUSC-owned land: it sits on top of existing zoning but would allow uses and dimensional standards not otherwise permitted in the city’s LB (limited business) district. The proposal includes higher height allowances in parts of campus, adjusted parking rules, and an accommodations allowance capped at 250 rooms. Council’s approval moves the ordinance forward in the city’s legislative process; city staff said a second and final reading was tentatively scheduled for Oct. 14 if the ordinance moves forward as presented.

What the ordinance does: City staff described a package of changes that the overlay would provide for MUSC-related parcels only — the overlay would not apply to private properties. Key elements presented included: removing some local parking standards for the overlay area; allowing dormitories and day-care uses; revised demolition review procedures that rely on the State Historic Preservation Office (SHPO) for state-owned properties while keeping BAR (Board of Architectural Review) oversight for significant structures; a refined tree-protection approach with a citywide 1:1 replacement requirement in growth areas; and stepped height limits that concentrate taller massing in the middle of blocks with 100-foot setbacks from property lines so street-facing edges remain lower.

Technical clarifications and staff answers: Martin and other staff emphasized several clarifications made during the public process: (1) the overlay would apply only to MUSC-related property ownership structures; (2) a sold parcel would no longer be eligible for the overlay once in third-party hands; (3) the city’s technical review (stormwater/TRC) applies to development in the overlay and no projects are exempt from final city review; and (4) state-level demolition review via SHPO remains required for state-owned parcels. Martin said MUSC typically plans on a roughly 10-year lead time for major building projects and that state vested-rights provisions typically provide only two years of certainty without extensions.

Neighborhood and preservation concerns: Several neighborhood associations and preservation groups supported MUSC remaining on the Peninsula but urged changes. Joseph McGee, president of the Holliston Village Association, asked the council to require a “campus-wide stormwater plan with mitigation requirements when public systems fail,” and to remove a specific parcel at 261 Calhoun from the overlay because it is surrounded by residences and a park. Lisa Jones of the Historic Charleston Foundation said: “We support keeping MUSC on the Peninsula and are excited to be a part of this cutting-edge facility,” but asked that height increases be moved closer to institutional campus areas and that 200 feet be considered an upper bound.

Transit and parking: Councilmember (and CARTA partner) emphasized MUSC’s existing transit network as a mitigation for parking demand. Councilmember Seekings said MUSC is a major CARTA customer and that the university and city plan increased transit service and garage capacity over time; he noted the Lowcountry Rapid Transit project will further increase mobility to and from campus. Josh Martin said MUSC’s park-and-ride system moves about 4,500 people per day; council later referenced roughly 40,000 distinct rides per month on university routes.

Height, stepbacks and visual impacts: The overlay includes increased maximum heights in designated campus growth areas — Martin described increases in some central campus areas from roughly 125 feet to 200 feet, with an allowance for mechanical penthouses up to 250 feet in limited locations tied to project needs (for example, tall floor-to-floor heights for radiation equipment). The ordinance keeps a “wedding cake” stepback pattern so street-facing edges remain lower (55-foot edge, then stepbacks moving into the block) and concentrates taller massing in block interiors.

Council action and immediate next steps: After public comment and council discussion, a motion to approve the ordinance carried. The motion on the record was seconded and the vote was recorded as aye; the transcript does not list a roll-call tally. City staff said second and final reading was anticipated on Oct. 14 if the ordinance continued to move forward. Council and staff flagged continuing items for follow-up, including neighborhood stormwater plans, demolition-notice procedures, and ongoing coordination on transit and parking.

Votes at a glance (other actions on Sept. 23): Council amended the agenda and approved several additional items, including adding proposed stormwater manual updates to the agenda; authorizing acceptance of a $245,680 SCDOT financial participation agreement for the Morrison Drive median safety project; approving a mediation settlement related to 30 Ashton Street (short-term rental enforcement) under terms where the property owner agreed not to apply for short-term rental permits while the city agreed not to prosecute specified prior violations; approving a set of appointments and code enforcement officer appointments; amending Ways and Means items including a proposed purchase authorization for two lots off Hanover Street (TMS 4590504115 and 4590504114) to pursue affordable housing, and approving an executive-session settlement and related quitclaim deed authorization tied to the Charleston School of Law settlement. The council also noted that an agenda item for 0 Folly Road was deferred at the applicant's request.

What the record shows and what it does not: The council vote to approve the overlay was recorded as passing; the transcript does not record a roll-call vote or an itemized tally by member. Where the transcript or presenters did not provide a precise numeric detail, the article notes the absence and attributes numbers and technical claims to the speakers who made them.

Looking ahead: City staff and council members said additional review and neighborhood coordination would continue; the ordinance’s next legislative step was described as a second and final reading on Oct. 14 if no further changes were required.