The Historic Charleston Foundation is contesting the approval of a six-story hotel on King Street, arguing that the city’s zoning laws for that area only allow for buildings up to four stories tall. The property, located at 657 King St., is currently a parking lot, and the approval for the six-story structure was granted by the City of Charleston’s Board of Architectural Review (BAR) on May 14, 2025.
The Dispute Over Zoning and Height
According to Winslow Hastie, CEO of the Historic Charleston Foundation, the zoning regulations for Upper King Street are split, with the street portion allowing for buildings of up to four stories and allowing six stories only 50 feet back from the front property line. Hastie believes the approval of the six-story building on the entire property is a misinterpretation of the city’s zoning rules, particularly when there is no uncertainty about the zoning in the area.
“There is a provision when there is uncertainty in a split zone property that allows the least restrictive part of the zoning to apply across the entire parcel,” said Hastie. “But there’s no uncertainty here.”
Concern Over Precedent
The Historic Charleston Foundation and the Preservation Society of Charleston both opposed the building’s height during its appearances at the architectural review agendas. Hastie has expressed concern that this approval could set a dangerous precedent for other redevelopment projects in the area. He fears that the misinterpretation of the zoning rules could apply to other sites, resulting in much taller buildings along the peninsula.
Hastie referenced other parts of Charleston, such as Meeting Street, where split zoning allows for buildings as tall as eight stories in some areas. He warned that this could lead to eight-story buildings fronting major roads, drastically altering the historic character of Charleston’s downtown.
The Intent Behind the Zoning Ordinance
Hastie, who was actively involved in the creation of the zoning ordinances between 2016 and 2017, emphasized that the intent was to protect the historic feel of downtown Charleston while accommodating responsible development. “We really want to push that height away from the front of the parcels, so the historic character of King Street will be respected,” Hastie explained. He believes that allowing more height closer to the front would be visually intrusive and detrimental to the preservation efforts.
Filing the Appeal
On June 13, the Historic Charleston Foundation officially filed an appeal challenging the BAR’s decision to approve the six-story building. The city has yet to comment on the pending litigation.
Hastie made it clear that the appeal is not meant to punish the BAR or city staff, but instead aims to vacate the decision to ensure that the zoning laws are followed correctly and that this ruling does not set an undesirable precedent.
Protecting Charleston’s Historic Character
The case underscores the tension between preservation and development in Charleston, a city known for its rich history and iconic architecture. The Historic Charleston Foundation’s efforts to challenge the zoning interpretation reflect their dedication to ensuring that new developments respect the city’s heritage while accommodating growth.
