Calhoun Street Corridor Study

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Calhoun Street Corridor Study
Public Meeting JUNE 2, 2008
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Todays Workshop

• Open house
• (1 hour)
• Presentation of planning constraints,
  opportunities, and alternative approaches
• (30 minutes)
• Breakout groups (60 minutes)
• Report-outs
• (30 minutes)

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In This Presentation

• Who we are What were doing
• What weve done heard so far
• Analysis to Dates
• Alternative Scenarios for your consideration

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Who we are
Chan Krieger Sieniewicz Project Leader Urban
Design Alan Mountjoy, Juliana Gamble, Kim
Jones Economics Research Associates Real
Estate Economics Mac Nichols, Kathleen
Brown Gorove/Slade Traffic, Transportation,
Parking Dan Van Pelt, Chuck Teuer, Fred
Gorove Code Studio Zoning Form-based
codes Lee Einsweiler, Colin Scarff Walker Brands
Branding Joy Galatro, Nancy Walker
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Our Study Area
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Team
Marion Square
Cooper Riverfront
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Note these are the only map diagrams that
appear until Gorove Slades transportation
slides
Our Study Area
Aquarium
Chapel
East Bay
Concord
Meeting
King
Calhoun
Lauren
Union Pier
Hasell
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Our tasks in this project
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Interviews Data Document gathering Mapping Publi
c Meeting 1 Brainstorming a Vision Public
Meeting 2 Refining the Vision Pulling it all
together
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To create a Special Area Plan for Calhoun Street
East and the Cooper River waterfront that
addresses a range of issues and concerns
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Timeline
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Some of the Groups weve talked to so far

• The South Carolina Aquarium
• Gaillard Auditorium
• Port of Charleston
• Traffic and Transportation (City of Charleston)
• Dockside Condominiums
• Ansonborough Neighborhood
• Upper Concord Neighborhood
• Garden District Neighborhood
• Historic Charleston
• Berekley-Charleston-Dorcester COG
• City Council members
• Charleston Maritime Center
• Circle K Gas Station
• Citadel Square Baptist Church
• Cultural Affairs (City of Charleston)
• Police (City of Charleston)
• Knowledge-Based Business Development (City of
  Charleston)
• Public Service (City of Charleston)
• East-West Partners (Concord Park)

• Downtown Area Market Association
• Preservation Society of Charleston
• Rivers Enterprises
• J. L. Woode, Ltd.,
• Wragg Management
• RBC Centura (Bank)
• Special Events (City of Charleston)
• Kennedys Bakery and Market
• Charleston Water Tax
• Charleston County Public Library
• Charleston Metro Chamber of Commerce
• Charleston Area Convention and Visitors Bureau
• Fort Sumter Tours
• Holiday Inn Historic District
• Corporation Counsel (City of Charleston)
• Planning, Preservation, and Economic Innovation
  (City of Charleston)

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Past Planning Weve Seen

• Downtown Plan
• Calhoun Street Corridor Study
• Tourism Management Plan
• Tourism Management Plan UPDATE
• Visitor Accommodations Study
• Historic Preservation Plan
• Historic Preservation Plan UPDATE
• Commercial Market Analysis
• Map of Study area - addresses and owners
• Population Estimates 2007
• Concord Park Plan diagrams
• Concord Park presentation (renderings)
• Concord Park perspective
• Concord Park section
• Concord Park "Streetscape" Plan
• MBE opportunities
• City Market RFP
• Economic Development Talking Points
• Information on Job Creation

• Zoning Ordinance
• GIS shape Files
• Census Housing Characteristics
• Selected Economic Characteristics
• 2007 "at a glance" stats for Metro Area
• Population Growth Trends, Metro Area
• Population Housing Data (changes '90-'00)
• Annual Economic Indicators
• Cost of Living, Metro Area
• Construction Cost Comparison (w/ other US cities)
• Zoning map of peninsula
• Occupational Employment Statistics
• Retailer Inventory
• Economic Forecast (from Metro Chamber of
  Commerce)
• Presentation about the future of 334 Meeting
  Street
• Event Information, 2008
• Charlotte St Park Alternatives
• Chamber Presentation - Magnolia overview
• List of Residents' Concerns - Dockside Association

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Charleston Downtown Plan 1999
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Charleston Downtown Plan 1999
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Charleston Downtown Plan 1999
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Flood Zone constraints
V zone
A zone
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Flood Zone constraints
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What weve heard so far

• Strengths
• Challenges
• Concerns

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Analysis to date

• Market Analysis
• Parking, Traffic, Transportation
• Brand Identity (Competitive Landscape)

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Market Analysis

• For the purpose of market analysis, ERA created a
  primary and secondary trade area
• The Primary Trade Area is the East Calhoun Street
  study area
• The Secondary Trade Area is the remaining
  peninsula of Charleston

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Demographic Snapshot

• Population in the primary trade area is projected
  to increase at a rate of 0.9 over the next five
  years, slightly higher than in the secondary
  trade area
• Household growth in the primary trade area is
  also projected to increase at a higher rate 1.2
  compared to 0.7 in the secondary trade area
• The primary trade area has a significantly higher
  median household income compared to the secondary
  trade area 60,000 compared to 26,000

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Retail Market

• A preliminary retail demand analysis indicates
  that by 2012 the primary trade area can support
  between 63,700 and 84,900 square feet of retail
• There is currently 220,760 square feet of retail
  in the primary trade area, a majority of which is
  located at the corner of King and Calhoun
  Streets the remaining retail is storefront
  businesses located along Calhoun and adjacent
  streets
• Neighborhood serving retail opportunities are
  present to support existing and new households in
  the primary trade area
• Additional retail opportunities may exist near
  the east end of the study area to support demand
  from aquarium and Fort Sumter visitors and also
  office workers

Source CoStar Colliers Keenan Economics
Research Associates, 2008
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Office Market

• A preliminary office demand analysis indicates
  that the primary trade area can capture and
  average of 14,000 square feet of new office
  demand annually, or approximately 214,000 square
  feet by 2020
• There is 283,450 square feet of class A/B office
  space in the primary trade area, a majority of
  which is located in the Carolina First Center and
  the RBC Centura Bank building
• Low vacancy rates and strong rental rate
  performance indicate potential demand
  opportunities for new office space in the primary
  trade area
• Over the last 18 months the entire downtown
  Charleston office market has had a negative net
  absorption (15,954) that likely indicates an
  overbuilt market that may be unable for some time
  to absorb new supply

Source CoStar Colliers Keenan Economics
Research Associates, 2008
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Lodging Market

• There were 4.33 million visitors to Charleston in
  2007, a 2.9 increase from 2006
• Visitation to the city is strong regionally and
  nationally with visitors citing its food and
  history as the Citys biggest assets
• Attractions are primarily historic and
  adult-oriented, lacking substantial
  child-enticing options
• There are 3,381 hotel rooms in downtown
  Charleston, comprising 28.3 of the Citys supply
• Operating conditions are strong with average
  annual occupancy up 1.8 from 2006 to 2007 to
  72.7 in the City of Charleston and only slightly
  lower at 70.1 in the outskirts. 
• Average daily rate is also strong, increasing
  7.8 between 2006 and 2007 to 131.28 citywide
• Preliminary demand estimates indicate pent-up
  demand for upscale (i.e. Marriott Courtyard,
  Hilton Garden Inn, Hyatt Place) properties in the
  historic district

Source SC Department of Parks, Recreation
Tourism Smith Travel Research
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Residential Market

• A preliminary residential demand analysis
  indicates that Peninsula Charleston in its
  entirety will capture 57 new multi-family
  households annually (income qualified and
  lifestyle appropriate) from the followings
  sources
• new households
• converting renter households
• turnover of existing households
• ERA estimates that the East Calhoun Street study
  area will conservatively capture 12 percent, or 7
  new multi-family households annually
• New residential construction in the primary
  market area will add a significant new resident
  base which in turn will increase demand for
  retail products and services
• Performance of the new residential developments
  (mainly the estimated 220 units at Concord Park
  by East West Partners) will indicate whether
  there is additional residential demand in the
  primary market area

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Transportation Overview

• Existing Conditions and Planned Improvements
• Traffic Issues
• Parking Issues
• Strengths and Opportunities
• Goals
• Next Steps

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Existing Traffic Controls
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Pedestrian Accommodations
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Cross Section
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Curb Space
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Off Street Parking
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Transit
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Planned Improvements
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Competitive Landscape

• Downtown Charleston
• Charleston Where History Lives
• A Top 10 destination in the country
• Major food destination like San Francisco and
  New Orleans

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Competitive Landscape

• Downtown Charlestons primary competition
• Asheville, NC
• Savannah, GA
• Williamsburg, VA
• Hilton Head, SC / the Beaches

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Competitive Landscape

• Within the downtown peninsula
• King Street (retail mecca)
• Meeting Street (Museum Mile)
• East Bay Street (restaurants, main thoroughfare)
• Market Street (City Market, main tourist
  attraction)
• West Calhoun (medical district, city marina)
• Broad Street (business district, art galleries)
• South of Broad (affluent historic residential,
  BBs)
• Waterfront Park (award-winning urban park)
• Port (cruise terminals, industrial, Aquarium
  Wharf)

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Competitive Landscape

• Future downtown developments
• Concord Park (on Calhoun, adds residential
  density, affordable housing, hotel, park)
• Union Pier Terminal (65-acre mixed-use,
  commercial harbor, continues waterfront park,
  significant residential density, connects
  neighborhoods, 11 year-old plan)
• City Market RFP (largest in Southeast, retain
  tourism focus, not frequented by locals)
• Midtown (condo, hotel, retail on King Spring
  streets)
• Federal Building (on Meeting Street, use TBD)
• Magnolia (132-acre mixed-use, 4 miles north of
  downtown,
• model for sustainable design)
• Project Horizon (mixed-use, clinical and
• research-oriented, near medical district)

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Calhoun Street East Marion Square, College,
Gaillard, Library, Aquarium Wharf, Main
Thoroughfare
Be distinct yet complement and complete the
downtown experience to give downtown as a whole
greater competitive advantage.
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Alternative ScenariosDifferences in emphasis,
not necessarily exclusive to each other.

• A Great Local Neighborhood
• Cultural/Arts Focus
• Emerging Economies District
• A True Mixed-use Waterfront

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Scenario 1 A Great Local Neighborhood
A residential focus that accepts current and
planned cultural facilities buts focuses on
expanding housing and resident serving retail to
strengthen the current neighborhoods and their
needs.
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Scenario 1 A Great Local Neighborhood

• Precedents
• Other Charleston neighborhoods
• Capitol Hill
• Georgetown
• Alexandria

WHOLE FOODS HOUSING, ALEXANDRIA, VA
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Scenario 1 A Great Local Neighborhood
Elements
Housing Condos, Student Housing, Ecumenical,
Attainable Supermarket Neighborhood retail (dry
cleaning, etc.) Cafes, restaurants,
pubs Tree-lined streets Open space and
recreational areas Inns, Bed-n-Breakfasts Movie
Theater/Arts Movie Theater
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Scenario 2 Cultural/Arts Focus
A cultural/arts focus for the waterfront (and
corridor) based on the Gaillard Auditorium,
future African-American Museum, the Spoleto
festival, and re-use of the IMAX Theater Festival
as a more community-based alternative cultural
district for residents of the area. This could
go hand-in-hand with an educational focus that
strengthens the Aquarium as a family-oriented
destination distinct from King Street and Market
Square. The Buist Academy could play a role as
well.
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Scenario 2 Cultural/Arts Focus

• Precedents
• Cultural District, Pittsburgh PA
• Downtown Asheville
• Boston, South End
• H Street DC (Atlas District)

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Scenario 2 Cultural/Arts Focus
Elements
Outdoor Performance Amphitheater Culinary, Arts,
schools Live/Work space Artist Studios Art
Galleries Arts Movie Theater Cafes and
Restaurants Hotels (Boutique) Science
Museum Childrens Museum Wetlands Educational
Center
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Scenario 3 Emerging Economies District
An emerging economies district would emphasize
the attraction of new jobs and businesses, and
provide the type of environment these
economy-driving elements need to thrive.
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Scenario 3 Emerging Economies District

• Precedents
• Strip District, Pittsburgh
• Louisville Technology Center
• Cambridgeport, (Boston)
• South San Francisco
• Capitol Riverfront DC
• Downtown Detroit

Whole Foods Housing, Alexandria, VA
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Scenario 3 Emerging Economies District
Elements
Office space (Class A) Business
Incubators Live/Work space Clusters of specific
industries College of Charleston uses/ Job
training opportunities Science
Labs/Biotech High-quality public spaces,
streets, infrastructure Corporate
Headquarters Proximity to attainable housing and
vibrant neighborhoods
Whole Foods Housing, Alexandria, VA
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Scenario 4 A Mixed-Use Waterfront
A true-mixed use waterfront that welcomes a
range of uses including additional cultural
venues, housing, including boutique hotels,
restaurants, waterfront open spaces and working
port activities
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Scenario 4 A Mixed-Use Waterfront

• Precedents
• Savannah, GA
• Annapolis Waterfront
• Alexandria Waterfront
• Chattanooga, TN

Whole Foods Housing, Alexandria, VA
Chattanooga, TN
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Scenario 4 A Mixed-Use Waterfront
Elements
Active, public spaces and uses (museums,
etc..) Public access to the water and
recreational uses on the Cooper River Cafes and
Restaurants Connections to inland
neighborhoods Housing, but none that privatizes
the waters edge Recreational boating and water
transit Working waterfront (fishing,
shrimping) Hotel (waterfront)
Whole Foods Housing, Alexandria, VA
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Sites of Opportunity

• City Owned Parcels
• Surface parking lots
• Underutilized or vacant buildings
• One-story commercial construction

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Short Term Sites Longer Term Sites
Sites of Opportunity

• City Owned Parcels
• Rivers Enterprises, Inc. parcels
• Surface parking lots
• Underutilized parcels (banks, gas stations and
  other one story construction)

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Group Assignment

• Choose one of three focus areas
• Calhoun St Corridor
• East Bay Street Corridor
• Waterfront
• Each Group to produce (in one hour)
• Vision Statement for area
• List of desired uses
• Locate uses on map

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Group Assignment

• Choose one of three focus areas
• Calhoun St Corridor
• East Bay Street Corridor
• Waterfront
• Each Group to produce (in one hour)
• Vision Statement for area
• List of desired uses
• Locate uses on map

Calhoun St Corridor
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Group Assignment

• Choose one of three focus areas
• Calhoun St Corridor
• East Bay Street Corridor
• Waterfront
• Each Group to produce (in one hour)
• Vision Statement for area
• List of desired uses
• Locate uses on map

East Bay St. Corridor
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Group Assignment

• Choose one of three focus areas
• Calhoun St Corridor
• East Bay Street Corridor
• Waterfront
• Each Group to produce (in one hour)
• Vision Statement for area
• List of desired uses
• Locate uses on map

Waterfront
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Calhoun Street Corridor Study
Public Meeting JUNE 2, 2008