Charleston Completes First Architectural Survey Since 1973, Focuses on Historic Preservation

CHARLESTON, S.C. – The City of Charleston has completed its first comprehensive architectural survey in 50 years, a project officials say will shape the future of preservation in this historic Southern city. The survey, encompassing every building on the downtown peninsula, assesses thousands of properties for potential historic designation, a process that could impact development and renovation projects for years to come.

The impetus for the renewed survey stems from the passage of time. Decades of development since the last comprehensive assessment in 1973 have meant that numerous structures have now reached the 50-year threshold for consideration as historically significant. The city secured grant funding from the State Historic Preservation Office to revisit previously surveyed properties and evaluate those that have aged into eligibility.

Beyond simply cataloging aging structures, the survey also prioritizes a more inclusive understanding of Charleston’s past. A key focus is identifying and documenting historically significant African American heritage sites, which may have been overlooked in previous assessments. This reflects a broader national movement to address historical inequities in preservation efforts.

Robert Summerfield, the city’s Planning and Preservation Director, emphasized the objective nature of the survey. The architectural survey lays that groundwork for really getting a fact-based review of a property to determine if it’s appropriate for it to be rated and then what is that appropriate rating supposed to be, he said. The resulting classifications will provide a framework for evaluating future applications for alterations or renovations.

Charleston’s architectural landscape, Summerfield explained, is a tangible record of its evolution. One of the most wonderful, beautiful things about Charleston is the fact that we are a community where we have built environment that’s 350 years old. You can go through different parts of the city and you can see how the city has progressed in different, almost like the rings on a tree, he noted. The survey aims to document the next layer of that architectural history.

Historic designation is not without its implications for property owners. While it can open doors to tax incentives and preservation credits, it also introduces stricter review standards for exterior changes. The Board of Architectural Review (BAR) plays a central role in this process, evaluating proposed alterations to ensure they are compatible with the historic character of the city.

Summerfield clarified that the BAR’s role extends beyond aesthetics. BAR is about more than just whether a certain color of paint is historically appropriate for this particular downtown structure,” he said. They really are here as a resource for the community to have that preservation conversation. It is more than just downtown or South of Broad. It really is a resource for the City of Charleston.

Recognizing that the process can be complex, particularly for newer residents, the city is hosting a session through its BAR University program on February 24, 2026, at the Galliard Center. The session will feature the contractor who conducted the survey, explaining the evaluation process, the meaning of different classifications, and how property owners can navigate the designation process.

The survey findings will be presented to the Board of Architectural Review in March and are slated for consideration by the Charleston City Council in the fall. The city is also seeking funding to extend the survey to West Ashley, a rapidly developing area west of the downtown peninsula.

The origins of Charleston’s current approach to historic preservation can be traced back to September 1973, when a group of preservation activists coined the term “French Quarter” to describe a single block of urban Charleston threatened with demolition. That block, bounded by East Bay, Cumberland, and State Streets, was slated for redevelopment by the Atlanta-based Baier Corporation, which planned to replace existing warehouses with a mid-rise condominium tower. The designation, though initially applied to a limited area, proved crucial in fundraising efforts for the Save Charleston Foundation, according to historical accounts.

The warehouses in question, built in the late 19th century, had once served as storage for wholesale trade in vegetables and liquor, but had fallen into disuse as commerce moved to larger facilities further up the Cooper River in the 1950s and 1960s. The Baier Corporation’s $6 million project was seen as a potential boost to the city’s tourism economy at the time.

Today, the city’s efforts represent a continuation of that early preservationist spirit, albeit on a much larger scale. City leaders emphasize that the goal is not simply to freeze Charleston in time, but to ensure that its historic character is thoughtfully preserved for future generations. The comprehensive survey is a critical step in achieving that objective, providing a clear and objective framework for managing the city’s unique architectural legacy.