Area Character Appraisal Old Windermere Prepared for: The City of Charleston, South Carolina August 2009 Area Character Appraisal Old Windermere Prepared for: The City of Charleston, South Carolina August 2009 Robert and Company • 229 Peachtree Street NE • International Tower, Suite 2000 • Atlanta, Georgia 30303 • P: 404.577.4000 • F: 404.577.7119 • www.robertandcompany.com Table of Contents Chapter 1: Introduction 1 Chapter 2: Neighborhood Background 7 Chapter 3: History 13 Chapter 4: Urban Form 19 Chapter 5: Architecture 38 Chapter 6: Landscape 60 Chapter 7: Preservation & Integrity 79 Chapter 8: Adjacent Conditions 91 Appendix A: Bibliography 100 Area Character Appraisal Old Windermere Acknowledgements Acknowledgements This signature project was made possible because of the vision of the City of Charleston and the Depart- Client Team ment of Planning, Preservation and Sustainability. • Yvonne Fortenberry, AICP Deputy Director, Planning, Preservation, and Sustainability This project was also made possible by the efforts of citizens and Old Windermere who were instrumental in • Eddie Bello, AIA, LEED AP Director, Urban De- generating interest about the project and who provided valuable information about the history, opportuni- sign and Preservation Division ties, and challenges of the neighborhood. St. Andrews School of Math and Science should also be thanked • Debbi Rhoad Hopkins Senior Preservation for allowing the City of Charleston and the consultant team to use their space for public workshops. Planner The project received a great amount of support from individuals and organizations that provided resources Consultant Team and research aid during this project. These include: Robert and Company • Historic Charleston Foundation • Jim Cothran, FASLA Principal-in-Charge • Preservation Society of Charleston • Nick Pergakes, AICP Project Manager • Dr. Nicholas Butler, Archivist - Charleston County Library • Scott Brown, AICP • South Carolina Historical Society • Andrew Kohr, ASLA • Dale Rosengarten, Curator – Special Collections, College of Charleston Libraries Glenn Keyes Architects • Glenn Keyes, AIA President Finally, all the participants of the public workshops held at St. Andrews School in Feburary and May 2009 • Adrienne Jacobsen should be thanked for taking their personal time to become involved in the development of the document. Their input was well received and crucial to developing a more comprehensive and thorough document that reflects their concerns and their pride in Old Windermere. OLD WINDERMERE ACA iv Acknowledgements The activity that is the subject of this publication has been financed, in part, with Federal funds from the National Park Service, U.S. Department of the Interior. How- ever, the contents and opinions do not necessarily reflect the views or policies of the Department of the Interior. This program receives Federal financial assistance for identification and protection of historic properties. Under Title VI of the Civil Rights Act of 1964, Section 504 of the Rehabili tation Act of 1973, and the Age Discrimination Act of 1975, as amended, the U. S. Department of the Interior prohibits discrimination on the basis of race, color, national origin, disability or age in its federally assisted programs. If you believe you have been discriminated against in any program, activity, or facility as described above, or if you desire further information please write to: Office of Equal Opportunity, National Park Service, 1849 C Street, N.W., Washington DC 20240. Federal funds were administered by the South Carolina Department of Archives and History. OLD WINDERMERE ACA v I Introduction Chapter 1: Introduction Most planning studies tend to focus on land use rather than the actual physical develop- ment patterns of a community. This often re- sults in a lack of attention being given to the overall characteristics and qualities of what makes a community or neighborhood unique. It is important to define the physical elements that make up a particular neighborhood so that any future development will be compatible with and strengthen the established context. This is particu- larly important in historic neighborhoods expected to undergo future developmental pressure. FIGURE 1.1. OlD WINDERmERE’S OAk TREE CANOPy: A lASTINg ImPRESSION. OLD WINDERMERE ACA 1 I Introduction Purpose Area Character Appraisals (ACA) are one method Charleston’s recent annexation policies give it Area Character Appraisals will help ensure high- of assessing and documenting the physical char- many of the qualities and diversity of a large city: quality development in the City of Charleston, es- acteristics of a place. By assessing and under- very different areas within a short distance of each pecially areas under heavy development pressure. standing the patterns of development and their other, a large and growing land area, and signifi- Although some neighborhoods may not be regard- unique components, character defining elements cant development prospects. Balancing historic ed now as particularly historic or significant, it is im- that make a neighborhood special can be docu- preservation with development pressure makes portant to document the character of an area be- mented for future generations. Area Character Appraisals for many neighbor- fore substantial change renders it unrecognizable. hoods an exercise that is especially worthwhile The first ACAs are being conducted for the historic Not only does it serve a planning function, but also and relevant, neighborhoods of Cannonborough-Elliottborough an educational and outreach function as well. An on the Charleston Peninsula and Old Windermere ACA should also be accessible to lay citizens to Area Character Appraisals broaden the view of and Byrnes Downs in West Ashley. explore how each neighborhood fits into the his- preservation from specific buildings to the fabric torical and architectural development of Charles- of the surrounding community. It is a neighbor- ton and the elements that make it special. hood-based approach to preservation, in which elements that make up neighborhood character are articulated and preserved. ACAs describe the context of a neighborhood and the key compo- nents that characterize a place. This includes the scale, mass, and rhythm of structures, as well as streetscape and landscape elements. In addition, the current uses and historic and cultural elements are defined in the community. OLD WINDERMERE ACA 2 I Introduction The houses, winding roads, and street trees com- pose the majority of the historic resources in the residential neighborhoods. Though not typically recognized as historic compared with downtown neighborhoods, many of the older West Ashley neighborhoods such as Old Windermere and Byrnes Downs illustrate Charleston’s growth in the early to mid-twentieth century. Development west of the Ashley River after World War I and World War II represents unique historic periods of idealism and growth. Development patterns tes- tify to the rise of the automobile and pro-growth policies after World War II. These representations of relatively recent history (pre-1960s) should be rec- ognized and preserved as part of an increased ef- fort to recognize the ongoing history of the entire city of Charleston—not just the history of the Lower Peninsula.1 FIGURE 1.2. AERIAl PHOTOgRAPH OF WEST ASHlEY LOOkINg WEST, CIRCA 1951. OlD WINDERmERE is outlined in a red solID lINE; ByRNES DOWNS IN A RED DASHED lINE. OLD WINDERMERE ACA 3 I Introduction How Area Character Appraisals Work Area Character Appraisals (ACA) are not a road evaluating current zoning regulations. The ACAs Savannah Highway. An immediate result of the map for how a place should look, but rather a re- produced for the neighborhoods will provide guid- Area Character Appraisal will be a comprehensive flection of what exists and a guide for continuing ance for potential zoning ordinance revisions gov- documentation of neighborhood characteristics established development patterns. ACAs have erning new construction and may eventually serve that will guide City staff when reviewing projects the ability to provide a neighborhood- specific as justification in establishing a future Conservation and renovations in the neighborhood. framework for citizens, developers, Board of Ar- District for those areas. chitectural Review (BAR) members, and City staff To be effective, ACAs must adapt as areas change. to ensure that new development strengthens the The Area Character Appraisal for Old Windermere City staff should initiate periodic updates to the established context. will be a vital resource for the neighborhood by ACA documents as needed. ACA updates may be providing guidance for City staff and architectural conducted in conjunction with survey updates. The The information gathered from the Area Charac- review boards. The Old Windermere neighbor- appraisals should be succinct and straightforward, ter Appraisals will serve as a resource for future hood currently has no design review oversight, ex- enabling easier updates. surveys and survey updates and as a basis for cept for commercial properties which front along ACA’s Purpose • Articulate a historic context and statement of significance for the study area • Describe the urban design of the area • Identify character-defining features (building height, scale, mass, setbacks, etc. ) • Define neighborhood boundaries • Identify areas which are intact and transitional • Evaluate the unique qualities of the neighborhood OLD WINDERMERE ACA 4 I Introduction Process