Charleston, SC Zoning Overlays & Bonuses: Density Bonus Law (2026)

Sec. 4 dwelling units per highland acre, and Sec. 30 caps base building height at four stories, both subject to bonuses earned through Sec. 32's incentive options. 4-unit density cap, while five stories requires five points, six stories six points, and so on up through twelve or more stories at twelve or more points; at five stories and above, density is 'not regulated,' meaning the unit count is no longer capped once the height bonus is earned. Table 1: Incentive Options lists seven point-earning categories capped at a combined 29 available points: stormwater management (2 points), vegetated green roofs (2 points), building certification programs such as LEED Platinum (8 points), mobility and transportation including EV charging (up to 2 points plus a Mobility Improvement Fund contribution), renewable energy systems (2 points), quality outdoor public space (up to 4 points) and workforce housing (up to 9 points).

Any building using a height bonus above four stories, or a density bonus, that includes residential use must also provide workforce housing equal to at least 10 percent of its residential units for households at or below 120 percent of area median income. A certificate of occupancy will not issue until all committed incentive options are verified by documentation and field inspection, and every point redeemed can be used only once.