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Project ScheduleCommunity ProfileKey Development AreasRegulatory FrameworkUrban DesignPrioritization of Project SitesNext Steps
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Historical BackgroundSocioeconomic TrendsLand Use and Building ConditionsRecent DevelopmentsCommunity Participation ProcessSWOT Analysis
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Regulatory FrameworkZoning ChangesConservation Overlay DistrictsLand Banking
Urban DesignGateway CorridorsModel Blocks
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REGULATORYFRAMEWORK
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Setback Averaging: consider averaging setback requirements in areas where infill development occurs. Non‐Conforming Uses: consider enhancements to single family housing zoning that requires it to remain as such.
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Example of Setback Averaging for 25 ft Setback
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Hampton Heights, Spartanburg, SC R‐8 Single‐Family DistrictHistoric DistrictTransitioning NeighborhoodClose Proximity to Downtown Spartanburg
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Rehabilitation and Zoning Success: Owner Occupancy increased from 19% to 83% in 4 years!Zoning allowed a new level of code enforcement to get rid of boarding houses.
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AFTER
Sold: $96,468
BEFORE
Acquisition price: $17,000
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Loss of architecturally or historically important buildings, New construction not in character with the neighborhood, and Additions to buildings that would lessen their architectural compatibility.¹
Conservation overlays protect a district from:
¹ Source: City of Greenville11
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Creates a separate commission to review projects before permits are approved by the city.Couples with underlying zoning.Provides property owners with clear guidelines for remodeling and new construction.Code enforcement by creating stipulations to have properties inspected upon change of renters.
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Where would this be most useful in Anderson?Westside CommunityOrr Street and Sleepy Hollow
What cities are using this approach in some of their neighborhoods?
Chapel Hill, NCRaleigh, NCJefferson Parish, LANew Orleans, LACambridge, MA
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Champaign, ILKnoxville, TNAnd many more.
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Opportunity for City to purchase and consolidate vacant or foreclosed properties. Land banking can provide opportunities for:Rehabilitation and redevelopmentCity provided affordable housing, e.g. low‐income and middle‐income housing.Neighborhood parks, gardens, and gathering spaces.
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Enabling legislation only exists in GA, IN, KY, MD, MI, MO, OH, and TX.Affordable Housing Commission of South Carolina is drafting legislation.
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URBAN DESIGN
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West Whitner StreetFranklin Street and Murray AveJefferson Ave at the Jim Ed Rice CenterFranklin Street/Jefferson Ave and River StreetDickens Avenue and East Whitner Street
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Existing Conditions/NeedsMaintenance ProblemsBeautificationNeighborhood Signs
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C StreetBrooklyn AveHidden Signage
Uncovered Storm Drain
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Opportunities/ConstraintsMaintenance ProblemsConnects the East and West sides of Franklin StreetIn close proximity to downtownModel block design on cleared site
Potential Design SolutionsStreetscapingNeighborhood signageImprovements to Franklin Street commercial site
Intersection of Franklin/Murray
Franklin St. commercial site
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Existing Conditions/OpportunitiesProximity to community facilitiesSpeeding is prevalentTransit widely used in this area
Potential Design SolutionsBeautificationLightingBike PathsCrosswalksTraffic CalmingCovered Bus Stop
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Jefferson Ave gateway at the Rice Center
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Enhances existing neighborhood character Fosters feelings of neighborhood prideCreate a sense of placeBranding at the city and neighborhood level can be accomplished in a variety of styles and scales
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Examples of gateway signage—from left to right entry monument, banners, columns
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Why is streetscaping important?Enhances the pedestrian experienceProvides a buffer between automobiles and peopleEncourages activity and community interaction in neighborhoodsAdds to the identity of a neighborhood
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Sidewalks (at least 4‐5’ wide)
Planted medians (slows traffic)
Bioswales (Rain gardens)
Planting strip with trees
Lighting & signage
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Crosswalks
Transit AccessAccommodate Multiple User Groups
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West WhitnerWestside Community CenterFranklin and MurrayGreely ParkCleo‐BaileyOrr StreetLincoln/Grant
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Existing Conditions/OpportunitiesVariety of housing conditions and architectural stylesLocated in existing historic districtPart of a downtown gateway (West Whitner Street)Opportunities for infill housing and rehabilitation to existing housing stock in order to conserve/enhance existing neighborhood character
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Homes in W. Whitner St. Model Block
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Existing Conditions/OpportunitiesBuild on the positive impact of the Westside Community CenterInfill opportunities on vacant land and lots with dilapidated housesInfill houses should be of a similar scale to the existing housing stock, but may replicate styles existing in surrounding neighborhoods Opportunity to improve connections to the proposed greenway and local amenities (ie, Anderson Recreation Center)
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Existing Conditions/OpportunitiesPart of neighborhood gateway Site is cleared and readyOpportunity to introduce a new scale of housing to the existing neighborhoodFrontage on major thoroughfare (Murray Ave.) and proximity to surrounding commercial sites would accommodate townhomes or multi‐family structures on this site
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Views from Franklin/Murray site
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Existing Conditions/OpportunitiesOpportunity to rehabilitate existing school structure and surrounding housingAdd to previous housing efforts by the City of AndersonIn close proximity to downtownCapitalize on historic resources
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Existing conditions of houses in proposed model block location on East Whitner Street
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Existing Conditions/OpportunitiesVacant land adjacent to Greely Park provide opportunities for park expansion or infill housingExpansion would allow a separation of spaces for different user groups (ie, toddler play areas and basketball courts)Infill housing would create a safe place for children (“eyes on the park”)Potential for partnerships with local churches
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Greely Park and adjacent vacant land
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Existing Conditions/OpportunitiesOpportunity to provide a space for intergenerational activityBarriers around the site (railroad, drainage channel, and topography make infill housing a challengeSite could easily accommodate use as open space in the form of a community gardenTakes advantage of close proximity of Jim Rice Center and the Boys and Girls Club and other recreation facilities
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View of Lincoln/Grant from E. Market St.
View entering Lincoln/Grant
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Multi‐purpose youth employment garden in one of Berkeley’s low‐income, minority communitiesA partnership between the Berkeley Youth Alternative, a senior center, city public‐works, and local storesCreated an opportunity for cross‐cultural, intergenerational partnershipsYouth market garden taught teens how to grow vegetables, flowers, and plants—while also teaching them business, marketing, and sales experience
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Design includes teen market, tool shed, greenhouse, orchard, demonstration plots, community gathering and classroom space, and a compost and service areaMarket has been successful in teaching teenagers entrepreneurship.Most of the students employed at the Garden Patch have graduated high school, gone to college, or gotten quality jobs as a result
Source: “Design for Ecological Democracy”, Randolph Hester. 2008
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Design FeaturesHigh roof pitchesFull front porchesWood or brick columns and railingUse of a variety of roof styles, materials, and shapes creates an interesting sightline in the neighborhoodsShallow setback from the road
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Triplex
Townhomes
Duplex
Duplex Duplex
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Gateway CorridorsShort‐Range
(1‐3 years)Mid‐Range
(3‐5 years)Long‐Range
(5‐10 years)
West Whitner XFranklin/Murray XJefferson @ Rice Center XFranklin/River St XDickens/East Whitner X
Model BlocksShort‐Range
(1‐3 years) Mid‐Range
(3‐5 years) Long‐Range
(5‐10 years)
West Whitner XFranklin/Murray XCleo‐Bailey X XLincoln/Grant Greenspace X XWestside Community XGreely Park XOrr Street X
Redevelopment ProjectsShort‐Range
(1‐3 years) Mid‐Range
(3‐5 years) Long‐Range
(5‐10 years)
Anderson Mill X
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Land Use and Zoning Framework
Streetscape Design
Designs for New Construction and Rehabilitation
Redevelopment Project Roles and Responsibilities Checklist
Funding Strategies
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APD, Inc.118 West Adams Street, STE 500
Jacksonville, Florida 32202Office (904) 358‐0053Fax (904) 356‐7890
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