Strategic Urban Renewal Plan for Downtown Charleston, Near East End and Near West Side Districts October 2016
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Strategic Urban Renewal Plan for Downtown Charleston, Near East End and Near West Side Districts October 2016 A GAI Consultants, Inc. Service Group Strategic Urban Renewal Plan for Downtown Charleston, Near East End and Near West Side Districts Prepared for: Report Authors: Stakeholders: CURA Board Members: Charleston Urban Renewal Authority David Gilmore, PLA, MBA James H. Edwards, CURA Executive John “Jack” Cavender, Chair Charleston, WV Patty Folan Director Diane Strong-Treister, Ryan Seacrist, PLA Dan Vriendt, Planning Director, City of Vice Chair Prepared by: Jacob Burns Charleston Andrew Jordon, Secretary/Treasurer GAI Consultants, Inc. Ric Cavender, Executive Director, Karen Haddad, Assistant Secretary/ Charleston Office Charleston Main Streets 300 Summers Street, Suite 1100 Treasurer Charleston, WV 25301 Susie Salisbury, VP Community John Wells, III, Commissioner Development - Charleston Area Alliance. Lew Tyree, III, Commissioner Charles R. “Rusty” Webb, Commissioner Jack Harrison, Commissioner Mary Jean Davis, Commissioner gaiconsultants.com gaiconsultants.com/communitysolutions transforming ideas into reality© TABLE OF CONTENTS 1.0 Project overview .....................................................................04 ■ Policy changes ■ Introduction ■ Downtown parking study ■ Organizations ■ Design and install way finding system for parking and downtown ■ Findings of area survey destinations ■ Description of redevelopment area 5.0 Redevelopment Approach .......................................................... 52 ■ Districting ■ Address the potential for a Business Improvement District in the ■ Redevelopment policy and objectives downtown urban core ■ Enhance the downtown retail environment 2.0 Existing uses and conditions ..................................................14 ■ Support other key redevelopment projects ■ Zoning ■ Look at incentives to encourage first floor retail in commercial ■ Land use buildings along key corridors ■ Publicly owned land ■ Provide incentives for the retention and recruitment of businesses in ■ Parking locations the urban core ■ Vacant structures and parcels ■ Establish funding and development partnerships 3.0 Market snapshot .....................................................................26 6.0 Financing Opportunities .......................................................... ....62 ■ Downtown residential market ■ Identification of land to be redeveloped ■ Downtown office market ■ Financing opportunities ■ Downtown retail market ■ Special assessments ■ Placemaking at selected nodes ■ Other funding gap measures ■ The potential for a downtown grocer ■ Conformance with comprehensive plan ■ Supportable retail space 7.0 Catalytic sites ............................................................................. 70 4.0 Downtown access ...................................................................40 ■ Introduction ■ Consider pedestrian friendly street improvements ■ Quarrier Street Redevelopment Area ■ Reconsider one-way street configurations ■ Virginia Street Gateway Corridor ■ Address parking issues holistically ■ West Side Square ■ Bikeway plans ■ Parking garage and surface parking improvements 8.0 Appendix .....................................................................................86 ■ On-street parking/metered parking ■ List of Figures Charleston Urban Renewal Authority | Strategic Urban Renewal Plan for Downtown Charleston, Near East End and Near West Side Districts 3 1.0 Project Overview ■ Introduction ■ Description of redevelopment area ■ Organizations ■ Districting ■ Findings of area survey ■ Redevelopment policy and objectives gaiconsultants.com/communitysolutions transforming ideas into reality© 1.0 Project Overview INTRODUCTION The Strategic Urban Renewal Plan for Downtown Charleston, Main Streets is a volunteer-driven economic development and Near East End and Near West Side Districts has been prepared historic preservation organization dedicated to the promotion for the Charleston Urban Redevelopment Authority (CURA) and continuing restoration of Charleston’s oldest and most and includes initiatives to revitalize the downtown area through diverse neighborhoods. The organization works directly with rehabilitation of existing structures, new public improvements, neighborhood businesses and is based on a national model for redevelopment of sites by private owners, and the potential community revitalization that was developed to save historic acquisition of sites for new development. The plan includes commercial architecture and has since become an effective an update to the West Side Urban Renewal Plan and the economic development tool across the country. Shrewsbury/Smith Streets Urban Renewal Plan and With more than 600 members Downtown/Old Charleston Urban Renewal Plan, which are Charleston Area Alliance: located adjacent to one another. Refer to Figure 1. representing 40,000 employees, the Charleston Area Alliance is a multi-faceted economic, business and community development ORGANIZATIONS organization, as well the largest regional Chamber of Commerce in West Virginia. The Alliance works to attract new jobs and CURA: CURA was formed in 1952 to assist in the investments, helps businesses accelerate profitability, launches redevelopment of Charleston and is tasked with working with visionary community and cultural enhancements and develops residents and businesses to provide financial and administrative the talent and resources that promote success and opportunity assistance for city redevelopment efforts. Assistance can for all. Through these innovative programs, services and policy take the form of land assembly, park development, acquisition leadership, the Alliance and its members are helping to drive the and sale of land for private development, and streetscape destiny of our region. improvements. Community Renewal Plans are approved by the Board of Commissioners of CURA and by City Council. This updated plan is based on the changes in the economic environment over the past several years and how best to use the various redevelopment tools to address these new realities. Charleston Main Streets: Established in 2015, Charleston Main Streets is the administrative collaborative of the East End Main Street and West Side Main Street programs. Charleston 6 Charleston Urban Renewal Authority | Strategic Urban Renewal Plan for Downtown Charleston, Near East End and Near West Side Districts gaiconsultants.com/communitysolutions transforming ideas into reality© Figure 1. Existing Community Renewal Plan Summary Charleston Urban Renewal Authority | Strategic Urban Renewal Plan for Downtown Charleston, Near East End and Near West Side Districts 7 gaiconsultants.com/communitysolutions transforming ideas into reality© FINDINGS OF AREA SURVEY An exterior survey of all structures located within the designated Street. The border then runs south east along Randolph Street redevelopment area was completed as required by the to Maryland Avenue; and north east, crossing Washington applicable West Virginia law governing urban redevelopment. Street, until it reaches the railroad. The border follows the The findings with respect to building conditions are as follows: railroad due east until it turns south and crosses the Elk River at the south side RR trestle bridge. ■ Vacant structures are estimated to account for 6% of all buildings located within the Urban Renewal boundary. After crossing the Elk River, the border turns east at the RR Trestle Bridge and follows the southern bank of the Elk River for DESCRIPTION OF REDEVELOPMENT AREA approximately 3500’; turning southeast across Barlow Drive; and interesting at northern most point of Slack Street. The border The proposed project area boundaries are depicted to the right then follows Slack Street south until intersecting with Piedmont in Figure 2. Road. The border follows Piedmont Road past Richards Street; Beginning at the intersection of the South Side Bridge and Ferry turns south to Farnsworth Drive; and then turns west to Richards Street, the border runs north west along Ferry Street until it Street. intersects US Rt. 119; north across the Kanawha River to the From Richards Street, the border extends southwest to Hansford eastern bank of the confluence of the Elk and Kanawha Rivers; Street and southeast along Hansford Street until it intersects continues north west along the northern banks of the Kanawha Ruffner Avenue. It then follows Ruffner Avenue southwest until it River to the intersection of Delaware Avenue encompassing intersects with Smith Street; and then northwest until it intersects “Magic Island” Morris Street. At the intersection of Morris Street and Smith The border then turns northeast up Delaware Avenue to Hall Street, it continues southwest until it arrives at the northern Street; north west on Hall street Park Drive; and then continues bank of the Kanawha River. The border then travels northwest north along Park Drive to the intersection of Grant Street; turning along the northern bank of the Kanawha River to the South west until it reaches Elm Street. The border travels north east Side Bridge; turns southwest across the Kanawha River where along Elm Street to the intersection of Virginia Street; southeast it rejoins the point of beginning at the intersection of the South along to the intersection of Delaware Avenue. Side Bridge and Ferry Street. Virginia Street to the intersection of Beuhring Avenue; and north east along Beuhring Avenue until intersecting with Randolph 8 Charleston Urban Renewal