REPORT TO THE CITY OF CHARLESTON Submitted 02.08.18 ARCH 3520/8570: Urban Architecture F17 DocumentProject 12 Prof. Ray Huff WEST ASHLEY GATEWAY 1 Graduate Student: Julian Owens 1.0 BACKGROUND 2 Undergraduate Team 1: Ryan BrownLike and Andrewcities Ramseythoughout America, Charleston has metamorphosed from a small 3 Graduate Student: Vishnu Sreenathpeninsula city separated by two great waterways, Cooper and Ashley Rivers, from 4 Undergraduate Team 2: Nick Bilgri,outlying Rachel Smoak areas, and to Shane a regional Lenard urban center and economic hub with many of the 5 Undergraduate Team 3: Amber Thompsonattendant and Arthurdevelopment Southern patterns that characterizes much of the nation’s urban 6 Undergraduate Team 4: Michael Horanregions. and Michael King 7 Graduate Student: Atika Jain The settlement of Charles Twone was founded in 1670. Development of the city since that time can be characterized by three major epochs: Pre-Civil War, Post- Studio Charge Civil War and Americanization, then and now. It is the later metamorphoses that + Assessment of Existing Conditions + Develop Base Documentation will interest this studio. As a peninsula city, urban development was constrained + Research historical and current impacts by water boundaries in addition to defensive, social, cultural and political forces. + Preparation of Program Narrative The city grew into a major economic power during the Colonial and Pre-Civil + Analysis of Project Issues/Opportunities War periods resulting in an extraordinary urban topological form that has largely + Articulation of Key Design Principles retained this historic structure | fabric to this day. However, outlying areas such as + Preparation of Series of Conceptual Design Proposals West Ashley and James Island developed as suburban typologies in the 50’, 60’s and 70’s replete with early subdivisions, strip commercial, malls, car dealerships and major roadways. However today, even this development typologies has become dated and the spoils of an auto-focused model has come to be recognized as counter to more urban-centric models. The vagaries of suburban sprawl and commercial strips “How can architecture be critically deployed as an instrument in the network of human flows, cultural and commercial exchanges, public space, and urban life? How can architecture spatialize this cultural context and confront the restructuring of social and cultural values brought on by the evermore-uncertain status and identity of what it means to be human?” - Mario Gooden, Huff+Gooden Architects are now recognized as being largely anathema to healthy livable environments. A comprehensive planning study is underway by Dover Kohl, a Florida-based planning firm. This area known as the West Ashley Results of their planning work will be formally introduced to the community in early fall. A number of major initiatives are expected to come out of this study that is hoped to transform or re- make development patterns in and about the West Ashley district. Of particular interest to Studio U will be a key site, affectionately known as the “Pig Site”, that forms a “gateway” to West Ashley. The site is located at the confluence of Old Towne Road, Sam Rittenberg Blvd., and nearby Sumar Street. Formerly a Piggly Wiggly grocery store, the site was acquired by the city to be redeveloped in support of the West Ashley Plan initiative for a major “Gateway” opportunity. Our charge will be to examine various urban design options for the site concluding with 1 08.23.17 0PRESENTATION OVERVIEW 2 1Introduction to West Ashley Plan & Studio Charge 2West Ashley Plan Objectives 3Site Issues / Opportunities / Strategies 4Conceptual Urban Strategies 5Civic Center Conceptual Design Proposals 1Introduction to West Ashley Plan and Studio Charge 1INTRODUCTION TO WEST ASHLEY PLAN / STUDIO CHARGE 4 Summary 1.0 BACKGROUND Like cities throughout America, Charleston has metamorphosed from a small peninsula city separated by two great waterways, Cooper and Ashley Rivers, from outlying areas, to a regional urban center and economic hub with many of the attendant development patterns that characterizes many of the nation’s urban regions. The settlement of Charles Towne was founded in 1670. Development of the city since that time can be characterized by three major epochs: Pre- Civil War, Post-Civil War and Americanization, then and now. It is the later metamorphoses that will interest this studio. As a peninsula city, urban development was constrained by water boundaries in addition to defensive, social, cultural and political forces. The city grew into a major economic power during the Colonial and Pre-Civil War periods resulting in an extraordinary urban topological form that has largely retained this historic structure | fabric to this day. However, outlying areas such as West Ashley and James Island developed as suburban typologies in the 50’, 60’s and 70’s replete with early subdivisions, strip commercial, malls, car dealerships and major roadways. However today, even these development typologies have become dated and the spoils of an auto-focused model has come to be recognized as counter to more urban-centric models. The vagaries of suburban sprawl and commercial strips are now understood to be largely anathema to healthy livable environments. A comprehensive planning study of West Ashley suburb is underway by Dover Kohl, a Florida-based planning firm. Results of their planning work will be formally introduced to the community in early fall. A number of major initiatives are expected to come out of this study that is hoped to transform or re-make development patterns in and about the West Ashley district. Of particular interest to Studio U is a key site, affectionately known as the “Pig Site”, that forms a “gateway” to West Ashley. The site is located at the confluence of Old Towne Road, Sam Rittenberg Blvd., and nearby Sumar Street. Formerly a Piggly Wiggly grocery store, the site was acquired by the city for redevelopment in support of the West Ashley Plan initiative for a major “Gateway” opportunity. Our charge will be to examine various urban design options for the site concluding with development of an architectural proposal for a civic use at the site. This particular site is important as it is a natural “gateway” to West Ashley from I-26. The study site is contiguous with a 60’s shopping center that is undergoing some renovation. A grocery formally occupied the site but closed and the site has not been redeveloped. Initial attempts to purchase and redevelop the site as a gas station met with considerable community opposition. The city eventually purchased the site with the intention of developing it in the public interest. During West Ashley planning meetings with the community, a range of possible uses were suggested. We’ll explore some of the proposed uses but our intent is to develop the site as a “civic” use. The studio will undertake a comprehensive assessment and develop conceptual proposal(s) for the target site to determine the following: + Current issues and liabilities of the site + Opportunities for redevelopment of the site based on community input + Develop architectural proposals for a civic re-use 1INTRODUCTION TO WEST ASHLEY PLAN / STUDIO CHARGE 5 From Dover Kohl Partners draft “Plan West Ashley”: 1WESTINTRODUCTION ASHLEY PLAN TO WEST ASHLEY PLAN / STUDIO CHARGE 6 From Dover Kohl Partners draft “Plan West Ashley”: “A primary purpose of the Plan for West Ashley is to direct the growth and maximize prosperity and other benefits while minimizing the negative im- pacts of any remaining future development.” West Ashley should strive to reflect the very best balance of livability, effi- ciency, environmental stewardship, sensible transportation, prudent regula- tion, and private property rights. DRAFT PLAN WEST ASHLEY ASHLEY WEST PLAN PLAN WEST ASHLEY Source: Plan West Ashley (draft - 12/5/17) Photo captured by Adrienne Evans SEPTEMBER 6, 2017 • CHARLESTON, SOUTH CAROLINA 1INTRODUCTION TO WEST ASHLEY PLAN / STUDIO CHARGE 7 West Ashley Plan Guiding Objectives UPGRADED Community Design & Land Use: grow in the right places, in the right ways; preserve neighborhood character;• preservefocus neighborhood character new development in clear, identified areas; enhance community brand and• identifocus- new development in identified areas ty; reuse vacant commercial sites, and improve the character of those sites; shorten trips with new work, entertainment, and recreation destinations; provide better in- frastructure to support the growing population CONNECTED Transportation: • connected to transportation networks connect West Ashl ey t o t he wi der r egi on, and connect t he nei ghbor hoods wi t hi n West Ashley; provide vehicular capacity and safety improvements in targeted• improve vehicular safety locations; provide better pedestrian and bike safety; expand the bikeway and the greenway; invest in transit enhancements and upgrades; create more efficient connect i ons acr oss t he Ashl ey Ri ver • focus on resilience RESILIENT Infrastructure & Sustainability:• maintain existing green and augment create a path towards building resilience; grow within lower-risk areas, decrease• improve drainage overall impervious area; address drainage and prioritize maintenance; keep natural areas natural; grow and connect the green network AFFORDABLE Housing: • maintain “affordability” maintain affordability; add more housing options, while maintaining the community’s character; provide parks, natural open space, and community• retain community