Anyone who’s played Monopoly knows that hotels are the key to turning a profit. In real life, Charleston’s experience over the past several years shows a similar trend — hotels have become a major economic driver. But unlike the board game, the stakes here involve more than just money. They involve the very character and livability of the city.
That’s why Charleston City Council must continue to uphold the city’s accommodations overlay zoning — a critical tool in managing the spread of hotels across the peninsula. Without it, the unchecked growth of hotel developments could undermine the city’s balance and charm.
To be clear, hotels aren’t inherently bad. In fact, former Mayor Joe Riley once championed their development in the city’s central business district. His reasoning was sound: more hotels meant more tax revenue and fewer day-trippers commuting in from outside the city, easing traffic and infrastructure strain.
However, by the end of Mayor Riley’s tenure, concerns began to surface. Many feared that the city was becoming oversaturated with hotels, consuming valuable real estate that could otherwise be used for housing, office space, or community institutions. These concerns helped propel John Tecklenburg into office, and under his leadership, the city revised its accommodations overlay ordinance. The changes gave the Board of Zoning Appeals and city planners more authority to control hotel growth — especially in areas already impacted by earlier zoning decisions.
Organizations like the Historic Charleston Foundation have also been vocal advocates for a balanced approach. They recently raised red flags over a proposal to expand the accommodations zone to include the former Copleston’s laundry site, located across from the new Summit Place apartments on Meeting Street. Lisa Jones, the foundation’s advocacy director, warned that approving such a request could set a troubling precedent.
And she’s right. The current zoning already allows for substantial hotel development. According to the foundation, Charleston’s peninsula has 5,167 hotel rooms in operation, with zoning in place for up to 3,650 more. That’s a significant number — and it doesn’t even include several large projects already in the pipeline, such as:
– Four Seasons Hotel (150 rooms at 155 Meeting Street)
– Montford Hotel (150 rooms at Huger and Meeting)
– The Flatiron (191 rooms at Mount Pleasant and Morrison)
– Hotel Arcane (50 rooms at 40 N. Market)
– 657 King (27 rooms)
– The Cooper (209 rooms at Concord near Union Pier)
– Lowline Hotel (175 rooms at 131 Columbus)
– Kimpton Hotel (250 rooms at 860 Morrison)
– Hotel Richemont (25 rooms at 93 Society)
– 411 Meeting (300 rooms)
– Magnolia Landing (up to 1,080 rooms on the upper peninsula)
With so many projects already approved or underway, there’s no pressing need to rezone additional land for hotels. The Charleston Planning Commission recognized this, narrowly voting against the Copleston site expansion. The developer ultimately withdrew the request, so City Council won’t need to weigh in — this time.
But similar proposals are likely to surface again. When they do, council members must stay firm. The 2019 zoning amendment was a step in the right direction, but some question whether it goes far enough to protect the city’s historic core from overdevelopment.
Charleston isn’t alone in facing these challenges. Cities like Amsterdam have already taken drastic steps, such as capping the total number of hotel rooms allowed within city limits. While Charleston doesn’t need to go that far, it does need to resist the temptation to rezone more land for hotel use.
In short, the city already has more than enough room — literally and figuratively — to accommodate future tourism. What it needs now is to preserve the delicate balance that makes Charleston a place where people want to live, work, and visit.
Source: postandcourier.com