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Developments changing face of peninsular Charleston
By Kathleen Dayton
Staff Writer
New condominium complexes and renovated houses are multiplying on the streets of Charleston’s upper peninsula, where some of Charleston’s poorer neighborhoods are in a state of transition.
“You can’t deny it, but in the same breath, the provision is being made to make sure the city has a diversity of housing styles and that there is a provision of houses for persons of various economic levels. That’s what makes a wonderful city a wonderful city,” said Geona Johnson, director of the city’s Department of Housing and Community Development.
On Oct. 17, city council adopted a new zoning district called Mixed Use Workforce Housing, which will provide for higher-density residential construction mixed with commercial uses.
Yvonne Fortenberry, director of the city’s Department of Design, Development and Preservation, said there are no density restrictions in the new zoning districts and no lot occupancy restrictions.
“The whole purpose was to encourage, in some areas of the city, denser housing as an incentive to create work force housing,” Fortenberry said. “There are some specific areas in downtown where that would be appropriate.”
Fortenberry mentioned two parcels on Morrison Drive and another nearby that have been rezoned.
“We’re seeing some areas open up where the new (Arthur Ravenel Jr.) bridge is coming in off of Morrison Drive, and we expect there will be a lot of renewed interest in that area,” Fortenberry said.
Christopher Morgan, director of the city’s planning division, said the transformation of urban areas is not unique to Charleston.
“Every city across the country is experiencing a renewed interest in living in the urban center and it’s happening in Columbia, it’s happening in Charlotte (N.C.) and it’s happening in Atlanta,” Morgan said. “It’s a good thing to see more people wanting to live in the center of the city where they can walk to work, walk to shopping and restaurants and things like that.”
Growth’s effects on business
Kasey Glowacki, owner of Five Loaves Cafe in downtown’s Cannonborough neighborhood, said he has seen the neighborhood change since he opened the restaurant four years ago. He used to close the restaurant at 7 p.m. because of safety concerns, but now it is open until 9 p.m.
“It feels safer than when I first opened up,” Glowacki said. “There’s just more people in this area. College kids have really moved to this neighborhood.”
Glowacki said more population in the neighborhood is a great thing for him, but with more people come the same parking issues facing the rest of the peninsula.
“I have waitresses that get ticketed, I’ve got cooks that get ticketed and I’ve got customers that go around the block three times and if they can’t find a space, they go to a different restaurant,” Glowacki said. “I’m happy for the growth, but I just hope they do it responsibly by planning a parking garage within a five-block radius.”
Economists see other issues facing neighborhoods in transition.
“Generally, the biggest issue we have is what happens to the people that had been living there, because these are generally the poor,” said Mark Vitner, senior economist at Wachovia Bank. “The ones that own property may have the opportunity to sell at a higher price, but may not be able to buy something, so there are some real societal issues, but generally it tends to benefit the regional economy. Areas tend to be safer, more economically vibrant, and generate tax revenue for the city and county.”
Providing affordable housing
City officials say they are working hard with local nonprofit organizations to provide affordable housing on the peninsula. Recent examples include two new housing units off Bogard Street and the renovation of a Catholic school at 200 Coming Street that will become affordable housing.
In 2000 the city approved the First-Time Home Ownership Initiative, which assists homebuyers with incomes between 50% and 120% of the area’s median income of $56,400.
“We also have programs within the city that are funded by the Department of Housing and Urban Development that allow us to assist homeowners in those areas,” Johnson said. “We also have nonprofit organizations that target individuals that earn less than 50% of the area’s median income.”
‘Seamless’ integration
The city uses the term “seamless” to describe the integration of affordable housing into various downtown neighborhoods, Johnson said. One example is Porter’s Court, a mix of renovated homes with new construction being added off Bogard Street, one block north of Spring Street.
“You can’t tell an affordable development from anything else,” Johnson said. “It’s well-integrated into the neighborhood.”
Charleston Mayor Joseph P. Riley Jr. said the city began its scattered-site public housing projects about 30 years ago. One of them, on Marion Street, is across from The I’On Co.’s Morris Square project, which includes new condominiums in the $400,000 range.
Low-income housing was also developed on Cannon Street between Coming and St. Phillip streets near the new Midtown development, where home prices average $700,000.
“Our goal for the city is to always be a diverse place with diverse uses: shops, offices and cultural facilities, parks and playgrounds and places to live for people of modest resources and people of average resources and more,” Riley said.
Kathleen Dayton is a staff writer for the Business Journal. E-mail her at kdayton@charlestonbusiness.com.
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