HVA Statement on the MUSC Overlay Zoning Application

Statement of the Harleston Village Association regarding the MUSC Overlay Zoning Application, submitted to the City of Charleston Planning Commission on Monday, August 25, 2025.

Our request: defer for adequate public review

The Harleston Village Association, while supportive of MUSC and the intent of the overlay, requests deferral of this matter to allow adequate public review.

This large-scale project will directly affect two adjacent historic neighborhoods — Radcliffborough and Harleston Village — and thousands of residents who rely daily on the Calhoun corridor for transportation. Releasing information at the last minute after 18 months of development undermines both the proposal’s quality and public trust.

How this overlay is handled will be a test of the City’s seriousness in managing development transparently, implementing the Comprehensive Water Plan effectively, and safeguarding neighborhood livability.

The provision we oppose

We understand MUSC is pursuing an overlay because the project’s scope and duration exceed the two-year limit for standard variances. However, one troubling provision would allow MUSC to bypass the Technical Review Committee (TRC) in favor of third-party stormwater review — presumably hired by MUSC. This contradicts assurances of continued TRC oversight and further limits public engagement. We oppose this provision in its current form.

Issues requiring confirmation or clarification

• BAR authority. Contrary to some reporting, the Board of Architectural Review retains review authority — except for the demolition of 17 properties deemed unsuitable for medical use or seismic resilience.
• Height and setbacks. Height increases of up to 250 feet less than one block from residences, along with setback requirements, demand thorough vetting.
• Traffic. Perhaps early, but traffic impacts on residents remain largely unaddressed, apart from reduced parking requirements.
• Crossing Calhoun Street. The overlay’s extension to the south side of Calhoun — specifically 261 Calhoun (currently Walgreens), which borders Cannon Park and nearby residences — raises serious concerns. Overlay-permitted uses and extended operating hours could negatively affect the neighborhood. The overlay district should not cross Calhoun Street.

The bigger picture: plan the corridor comprehensively

While these overlay provisions require immediate attention, the broader zoning and infrastructure considerations cannot be viewed in isolation. MUSC’s investment, along with other pending developments in the Calhoun corridor, creates a critical moment to advance infrastructure improvements — most urgently the Calhoun-West drainage project.

Planning must be comprehensive and inclusive, not piecemeal. We urge the City to organize such an effort now. A flooded Calhoun corridor affects residents, healthcare workers, patients, and visitors alike.

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HVA President Joe McGee also conveyed this position directly to Mayor Cogswell and Councilmember Mike Seekings, emphasizing that — after 18 months of development — a short deferral for genuine public input is both reasonable and necessary, and that a Calhoun-West flooding solution must be part of the plan if development is to proceed responsibly.