West Main-West Black Area Master Plan

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West Main-West Black Area Master Plan CITY OF ROCK HILL, SOUTH CAROLINA Prepared by: Stewart Inc. Charlotte, North Carolina www.stewartinc.com Arnett Muldrow & Associates Greenville, South Carolina www.arnettmuldrow.com

Contents 1. Introduction

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1.1: Background 1.2: Project Significance 1.3: Planning Process 1.4: Plan Elements

3 4 4 5

2.

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Conditions Assessment

2.1: Aerial View 2.2: Public Infrastructure 2.3: Building Uses 2.4: Property Ownership 2.5: Structural Assessment 2.6: Assessment Observations

3.

Public Infrastructure Improvements

3.1: Current and Future Investments 3.2: Opportunities to Build on Community Character 3.3: Public Investment

4.

Private Investment and Development

4.1: Project Area Vision 4.2: Downtown Rock Hill 4.3: Herald Square 4.4: Innovation Center 4.5: Peachtree Village/Springs Creative 4.6: Brookland Neighborhood Infill 4.7: West Main/Laurelwood Townes 4.8: Laurel Park Village

5.

Projected Financial Impact

5.1: Job Creation 5.2: Development Costs

6. Conclusion

6 7 9 9 12 15

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38 39 40 41 42 43 44 45 46

47 47 47

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1. Introduction 1.1: Background The City of Rock Hill, South Carolina has a rich history of visionary planning and implementation. A series of major projects, including the Knowledge Park Master Plan, the Downtown Master Plan, and the Hagins-Fewell Arcade Master Plan, have set the stage for significant public and private investments that have transformed the core of Rock Hill into a vibrant urban center serving a dynamic city.

At the same time, the key corridors of West Main Street and West Black Street have been examined only tangentially in previous plans. The result of this is a “donut hole” in which plans for improvement along West Main and West Black have been largely ad hoc and uncoordinated. Simply put, the community had yet to create a cohesive vision on how two corridors steeped in history and rich with development opportunity would figure into the overall vision for Rock Hill.

The primary goal of this project is to remedy this historic oversight and develop a visionary revitalization plan for the West Main and West Black corridors. Figure 1 shows the areas where existing plans are in place.

The area highlighted in green illustrates the project area for the West Main and West Black plan. In order to be effective, this plan overlaps other efforts in some cases.

Textile Corridor

Hagins-Fewell

West Main West Black

Downtown

Figure 1: West Main-West Black study area along with existing planned areas.

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1.2: Project Significance In September 2013, the City of Rock Hill, South Carolina hired and Stewart Inc. along with Arnett Muldrow & Associates, Ltd. to explore the future of the district surrounding the West Main and West Black corridors in light of investments happening throughout the area, determine public improvements needed within this district, examine private sector development opportunities within this district, and identify ways to better connect it to adjacent neighborhoods and areas.

This project is significant and necessary because of West Main and West Black’s strategic location in the city and the development potential associated with it. The district is a key gateway into downtown Rock Hill as well as an important connection to Knowledge Park, the Hagins-Fewell Neighborhood, and the campus of Winthrop University.

The project area is currently experiencing public sector improvements. At the same time, a host of other public improvements are proposed, including: the relocation of a municipal water tank; improvements to water, sewer, and stormwater systems; and sidewalk extensions and streetscape improvements. Private investment is also occurring within the project area, as seen in the revitalized Old Cotton Factory and future Family Trust Federal Credit Union building.

Additional redevelopment possibilities include a proposed streetcar system, adaptive reuse of the Herald facility, and other city and privately-owned properties. With all of this development activity underway, the West Main-West Black project area needs a cohesive vision to guide further development.

1.3: Planning Process The planning process commenced with an initial site visit in January 2014. In February, March, and April 2014, team members conducted a series of site reconnaissance visits and interview sessions. In all, the consultants interviewed or led discussions with over forty community stakeholders. In June and July 2014, the project team addressed several important potential investment figures on a long-term basis to help evaluate the feasibility of extending an existing Tax Increment Financing district to include the remainder of the project area. The project team delivered this final report to the City of Rock Hill in October 2014.

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1.4: Plan Elements This plan will be divided into the following four sections: •

Conditions Assessment: This section describes the existing conditions of infrastructure and properties within the project area. This assessment includes maps of district-wide public infrastructure such as sidewalks and utilities as well as parcel-specific breakdown of characteristics such as land use, structural conditions, and property ownership.

•

Public Infrastructure Improvements: This section details a series of recommended public sector investments to revitalize the infrastructure of the district over the coming twenty-five years. These improvements include potential street realignments, streetscape improvements, and other public investments.

•

Private Investment and Development: This section of the plan details the potential private sector projects that may take place in the district during the same twenty-five year period. This section divides the study area into manageable subareas to detail potential investment and development opportunities.

•

Projected Financial Impact: This section describes the potential development impact of the plan over an extended twenty-five year period. Rock Hill has long recognized that revitalization is an ongoing process and has reaped the benefits of having visionary plans that look far beyond short-term return on investment toward long term investment strategies that build the community.

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2. Conditions Assessment This section will address the existing conditions within the project area, including public infrastructure, land uses, building uses, ownership, and structural conditions.

2.1:  Aerial View

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The Existing Conditions Aerial View Map in Figure 2 illustrates open space, the existing tree canopy, the street network, building densities, and the overall land use pattern prominent in the project area. The Aerial View shows the strong role the West Main and West Black corridors play in the area, the significant size of Laurelwood Cemetery, the variety of land uses in the area, and the relatively large amount of vacant and underutilized space in the area.

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Figure 2: Existing Conditions Aerial View.

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2.2:  Public Infrastructure Figure 3 on page 8 denotes an infrastructure assessment conducted by the City of Rock Hill Public Works Department of existing sidewalks, curbs, gutters, and Americans with Disabilities Act accessibility. The assessment area (which is slightly larger than the project area) includes all streets in the district and includes 291 parcels in total. Eighty-five of these parcels are undeveloped, with the remainder having some form of development. (It should be noted that streetscape improvements started after this assessment was conducted are not included in this analysis. At the time of this assessment, streets soon to be under construction included White Street, Wilson Street and Laurel Street.)

Figure 3 clearly indicates that a significant section of the sidewalk system and the curb and gutter in the district are in need of repair. Furthermore, few intersections (particularly along West Main and West Black) have ADA compliant ramps. Wilson Street, Hagins Street, and Allen Street are also in need of sidewalk as well as curb and gutter repair. All told, the street infrastructure of the study area is not reflective of the character and quality of streets in other parts of Downtown Rock Hill and presents an image of decline and neglect.

A detailed street-by-street assessment of public infrastructure repairs along with cost estimates is included in Section 3.3 of this report.

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ADA RAMPS IN NEED OF IMPROVEMENT/INSTALLATION

SIDEWALKS IN NEED OF IMPROVEMENT

CURB AND GUTTER IN NEED OF IMPROVEMENT

EXISTING BUILDINGS

UNDERSERVED/VACANT BUILDINGS

SURFACE PARKING

VACANT PARCELS

LEGEND

ASSESSMENT MAP FOR MINIMUM IMPROVEMENTS * Note that the information gathered did not incude the entire extents of the study area, just primary roadways.

MAIN ANDFigure BLACK STREET CORRIDOR | CITY OF ROCK HILL 3: Public infrastructure needs in the study area.

Information provided by City of Rock Hill Public Works Dept. and mapped by Stewart.

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2.3: Building Uses

2.4: Property Ownership

Existing building uses are summarized in Figure 4 on page 10. Of 169 total buildings examined, the vast majority, 101, are single-family residential, shown in yellow. The remaining buildings are comprised of: twenty-six commercial spaces, shown in blue; fourteen multi-family residences, shown in orange; twelve community-based facilities, shown in purple; eleven vacant buildings, shown in red; and five buildings with unidentified uses, shown in grey.

Most of the residential uses are concentrated at the southwest of Main Street and are generally associated with the Hagins-Fewell neighborhood. A cluster of residential units is also located along Peachtree, Laurel, and Wilson Streets. As would be expected, the commercial uses tend to be closer to downtown and are larger-footprint buildings. Institutional uses are scattered throughout the neighborhood, but tend to have addresses fronting either West Main Street or West Black Street. Although much of the large amount of vacant land depicted in the building uses diagram is either part of Laurelwood Cemetery or Knowledge Park, significant tracts of vacant property exist throughout the study area.

As property acquisition plays a significant role in any consideration for development, identifying major landowners is critical. The Existing Conditions Ownership Map in Figure 5 identifies major landowners, both public and private. The City of Rock Hill is the largest single landholder with twenty-seven parcels (including the very large tracts of Laurelwood Cemetery and Knowledge Park). Other city-owned properties have frontage on West Main, West Black, and West White Streets. Minor landowners are also labeled individually.

Innsbruck Commons and Cotton Mill Village, LLC control some of the most recently-developed properties clustered along West Main Street and Hardin Street. The BG Simpson family controls significant vacant property within the triangle bounded by Constitution Boulevard, West Main Street, and Columbia Avenue. The Family Trust Federal Credit Union controls a large tract that will be home to their new headquarters building at the corner of Laurel Street and West White Street. Pilgrims Inn controls twelve parcels along Laurel Street and West Main Street. Kimbrell’s Investment Company owns a collection of five parcels at the intersection of S. Wilson Street and West Black Street where the active Kimbrell’s Furniture Store is located. Plair owns eight rental properties in poor condition along Tom Street at the intersection of West Black and West Main streets.

All told, the City of Rock Hill and a relatively small number of property owners control a significant portion of the study area. This represents an opportunity for future public-private partnerships for redevelopment and investment over time.

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West Main-West Black Master Plan |

CITY OF ROCK HILL, SC Figure 4: Existing conditions building use map, prepared by Stewart.

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Figure 5: Existing conditions property ownership map, prepared by Stewart.

Family Trust Federal Credit Union

2.5:  Structural Assessment A visual assessment of every property in the project area was conducted in May 2014 to document the physical state of each structure. Of the 113 parcels in the study area, fifty-six were vacant while fifty-seven were improved. The improved properties were categorized in three ways: commercial or residential, religious institution, or cemetery. Forty-five parcels had existing commercial or residential structures, four parcels sited religious institutions, and eight parcels were tied to Laurelwood Cemetery. Currently, the City owns fourteen of the parcels, including the eight cemetery parcels, three vacant parcels, two improved, but soonto-be-vacant parcels, and the parcel on which the water tank stands.

Properties were assessed using the criteria for blight available from South Carolina Tax Increment Financing statute for both vacant and improved parcels. This statute requires that vacant properties meet at least two of the state’s criteria for blight, and fourteen of the vacant Rock Hill properties met at least two criteria. Of the remaining vacant parcels, twelve met one of the criteria for blight and thirty met none of the criteria for blight.

Regarding improved properties, the statute requires that at least five or more criteria be met, which was the case for fifteen of the assessed parcels. Of the remaining improved parcels, eight met four criteria, five met three criteria, seven met only one criterion, and ten met none of the criteria. Of the forty-five non-institutional properties, eighty percent meet one or more of the criteria for blight while one-third meet five or more criteria.

Twelve parcels were omitted from the assessment, including the four religious institutions and eight cemetery parcels. Table 1 summarizes the number of properties meeting criteria for blight. Tables 2 and 3 provide a detailed look at these criteria met for all improved and vacant properties.

TIF Criteria Met

Vacant 0 1 2

Parcels

30

12

14

0

Improved 1 2 3 4

5+

10

7

15

0

5

8

Table 1: Summary of TIF criteria met for all parcels.

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107 109

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R=residential

Rel=religious

Decline in Value

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Excessive Vac.

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Below Min. Code

Deterioration

x x x x

Delapidation

Land Use C R R R R Rel R C R R Rel R R R R C C R C C R R R Rel R R Rel C R R R R R R C R R

Age

Parcel 2 5 6 7 13 17 18 19 21 22 23 28 29 31 36 37 39 40 41 92 49 50 51 52 56 57 61 62 63 65 69 70 71 72 73 76 77 78 81 82 83 84 85 86 88 89 90 91 111 112 104 105 116 93 101

Obsolescence

Improved Property Blight Criteria

Ct. 0 5 3 3 5 0 5 1 1 1 0 5 4 4 1 1 4 0 3 0 0 1 0 0 5 4 0 5 4 3 6 0 5 4 5 0 5 0 0 0 0 0 0 0 0 0 0 0 5 5 4 4 5 5 5

Notes

Tite Cuts looks good looks good United House of Prayer for All People

generally fine Shabazz Salon not in use?; same building as 40 part of the apt complex Beauty of Color; looks fine post office nice apt fine nice apt C Emmanuel

Mt. Zion

fine well maintained

house to be moved to be demolished? water tower cemetery office cemetery cemetery cemetery cemetery cemetery in between cemetery and funeral home in between cemetery and funeral home funeral home car wash

3 1 City-owned properties

Table 2: TIF criteria met for improved properties.

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x x x x

Prior Blight

Adj Deterioration

Land Use

Diversity of Own.

Parcel Status 1 V 3 V 4 V 8 V 12 V 14 V 15 V 16 V 24 V 25 V 26 V 27 V 30 V 32 V 33 V 34 V 35 V 38 V 42 V 44 V 45 V 46 V 47 V 48 V 53 V 54 V 55 V 58 V 59 V 60 V 64 V 66 V 67 V 68 V 74 V 75 V 79 V 80 V 87 V 102 V 102 V 103 V 110 V 106 V 115 V 98 V 100 V 99 V 94 V 96 V 97 V 114 V 117 V 113 V 108 V 95 V

Obsolete Platting

Vacant Blight Criteria

x x x x x

x

x x x x

x

x x

x x x

x x x x

x

x x

x x x x x x

x x x x x x

x

Ct. 0 0 0 1 2 2 2 2 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 1 1 1 2 0 0 2 1 0 0 0 2 2 1 1 1 2 1 1 0 1 2 2 2 2 2

Notes

next to United House of Prayer for All People

parking for 39 and 40 Beauty of Color parking lot to be demolished? small lots small lots small lots

may be 1 parcel with 93 in future may be 1 parcel with 92 in future, slope

small lots small lots small lots small lots City-owned properties

Table 3: TIF criteria met for vacant properties.

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2.6: Assessment Observations The West Main-West Black project area currently possesses a number of challenges and opportunities for future development. Key assessment observations include the following: •

There exists inadequate public infrastructure for existing development, much less for new development;

•

The project area has an abundance of vacant property, especially relative to surrounding districts;

•

Poor building conditions are typical for the project area;

•

The project area is home to numerous incompatible land uses;

•

There exists an obvious lack of a consistent image with Rock Hill’s major gateways;

•

There is a major opportunity for redevelopment of city-owned properties;

•

There exists an opportunity to capitalize on the investments taking place adjacent to the study area;

•

There is a need and an opportunity to connect the area to downtown and the Knowledge Park;

•

There exists an opportunity to capitalize on the project area’s proximity to the historic Hagins-Fewell neighborhood.

The following chapter provides detailed information on the type and cost of proposed public infrastructure improvements for the West Main-West Black project area.

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3. Public Infrastructure Improvements The City of Rock Hill has the ability to fund future public infrastructure investments to set the stage for private investment in the project area. This chapter provides information on public infrastructure projects currently underway, recommendations for projects to pursue in the future, as well as the costs associated with these recommended projects.

3.1:  Current and Future Investments Figure 6 illustrates current and future investments as identified in fourteen different plans or reports located in and around the study area. Each of these documents contributes to the final master plan and has been visually summarized below. It is important to note that while these plans address portions of the study area, the core area is absent from this composite drawing further verifying the need for a West Main-West Black Master Plan.

3.2:  Opportunities to Build on Community Character Section 2.6 documents some of the conclusions of the existing conditions assessment. The site photo assessment presented in Figure 7 indicates three categories for improvement: red items document existing street infrastructure and vacant buildings within the project area; yellow items are site identifying features such as the water tank; and green items indicate street infrastructure components associated with downtown, Winthrop University, and Cherry Road, that could potentially be integrated into the study area.

Red items depict areas with insufficient or nonexistent ADA ramps, delineated crosswalks at intersections, a lack of pedestrian signals, broken or missing sidewalks, sidewalks overgrown with vegetation, a lack of curb/ gutter, and insufficient lighting.

Yellow items indicate features within the project area such as the water tank, cemetery, Herald building, greenway, Pilgrims Inn, and the soon-to-be-demolished historic house adjacent to the cemetery. Typical site features were also photographed, including existing residential stock, multi-family homes, and local signage.

Green items show potential infrastructure improvements that could be implemented in the project area.

These items include, but are not limited to, the following: brick crosswalks and major intersections; bikeshared roadway demarcations; ADA ramps; unique paving designs in gathering spaces and along prominent streets; site specific art installations; community signage; and street furnishings.

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Figure 6: Current and future investment map utilizing existing plans, prepared by Stewart.

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Boarded Up Residential

Missing Sidewalk Segements, Lack of Lighting

Vacant House for Sale

Littering Around Sidewalks and Parking Areas

Property For Sale

Broken Sidewalks

Greenway

The Herald

New Detention Pond

Cemetary

Religious Facility

Main St. and Laurel St. Water Tower

Local Signage

Existing Residential

Historic House at Cemetary

Pilgrims Inn

MultiFamily Homes

Greenway

Railroad Bridge Crossing at Black Street

Railroad Crossing at Main St.

IDENTIFYING / TYPICAL FEATURES

Site Furnishing - Bench

Old Town Kiosk / Map Identification

Site Specific Art Installations

Shaded seating areas away from roadway

Site Furnishing - Lamp Post

Site Furnishing - Planters

Site Furnishing - Details

Old Town Market Signage

Site Specific Art Installations

Special Paving Designs along Prominent Streets

Unique Paving Designs in Gathering Spaces

Crosswalk with ADA Ramps

Shared Roadway Demarcation

Downtown Crosswalk

Downtown Parking - Monumentation

Site Furnishing - Bicycle Rack

Main St. Street Signs

Main St. Bump Out - Seating, Crosswalk, Plantings

Winthrop University Secondary Entry Signage

Winthrop University Primary Entry Signage

Rock Hill Logo on Utility Unit

POTENTIAL FUTURE SITE INFRASTRUCTURE

Figure 7: Opportunities to build on community character, photos gathered on site by Stewart.

STREET IMPROVEMENT OPPORTUNITIES PHOTO COLLAGE

MAIN AND BLACK STREET CORRIDOR | CITY OF ROCK HILL

Vacant Lot

Broken or Cracked Sidewalks

Vacant Lot

Lack of Crosswalks & Pedestrian Signals

Vacant Store

Vacant Residential

Lack of Curb, Gutter & Sidewalks

Lack of ADA Ramps at Intersections

Cracked Sidewalk

Vacant Commercial

Sidewalks Overgrown with Vegetation

Dilapidated Mill

Vacant Commercial Building

Relocation of Existing Housing Stock

Lack of ADA Ramps & Crosswalks

EXISTING STREET INFRASTRUCTURE & VACANT BUILDINGS

3.3: Public Investment In May 2014, the project team conducted an assessment of probable cost for public infrastructure improvements. This assessment includes the following roadways: • • • • • • • • • • • • • • • • • • •

Constitution Avenue Johnston Boulevard Stewart Street West Main Street West Black Street South Wilson Street Laurel Street Fewell Street Allen Street Wylie Street West White Street Stadium Drive North Columbia Avenue West Moore Street Rhea Street Peachtree Street Hardin Street Lee Street Columbia Street.

The total estimated cost to improve these roadways is $13,585,578 (in 2014 dollars). A street-by-street assessment of these public infrastructure repairs along with cost estimates is detailed in the following tables.

It should be noted that these improvement costs do not include subsurface utility upgrades, which would need to be considered through detailed inspection on a case by case basis. Future budgets for infrastructure repairs will need to be adjusted to consider these factors.

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LEGE END NEIG GHBORHOOD STREET NEIG GHBOR RHOOD CONNECTOR

LEGE END

MIXE ED USE//RE ETAIL CORRIDOR

NEIG GHBORHOOD STREET

COLL LECTOR STREET

COLL LEC CTO TOR OR B BO OUL LEVAR EVAR RD

NEIG GHBOR RHOOD CONNECTOR MIXE ED USE//RE ETAIL CORRIDOR

COLL LECTOR STREET ITY OF ROCK HILL COLL LEC CTO TOR OR B BO OUL LEVAR EVAR RD

OF ROCK HILL 20

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Figure 8: Street improvement sketches, provided by Stewart.

The Neighborhood Street applies to Rhea, Lee and Moore Street of the West Main and West Black Study Area. These streets tend to carry vehicular traffic at a low speeds within a residential neighborhood, providing direct access to land use. Pedestrian activity is encouraged and accommodated with sidewalks on both sides of the street. Bike lanes are typically not necessary due to low vehicular speeds and volumes. In some cases, local streets can also serve as a bicycle route, as opposed to heavier traveled streets. Since these streets have the smallest right-of-way, landscaping is not necessary and is included solely within private residential properties. The cost estimates outlined in the subsequent pages show the improvements that should occur on Neighborhood Streets.

21 C I T Y O F R O CSTREET K H I L L , S C | West Main-West Black MasterOF PlanROCK HILL MAIN AND BLACK CORRIDOR | CITY

STREET IMPROVEMENT OPPORTUNITIES

The Neighborhood Connector is divided into two types – one that includes bike lanes and one that does not. The one that does include bike lanes applies to Wilson Street and White Street.

These streets often carry vehicular traffic at a low speeds through residential and some commercial development. Pedestrian activity is encouraged and accommodated with sidewalks on both sides of the street. Planting strips and landscaping are recommended to create a separation between pedestrians and street activity. Where rightof-way widths allow, shared lanes are to safely accommodate vehicles and bicycles. The cost estimates outlined in the subsequent pages show the improvements that should occur on Neighborhood Connectors.

MAIN AND BLACK STREET CORRIDOR | CITY OF ROCK HILL STREET IMPROVEMENT OPPORTUNITIES

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Figure 8: Street improvement sketches, provided by Stewart.

The second type of Neighborhood Connector does not include bike lanes. This street cross section applies to Laurel, Hagins, Allen, STREET IMPROVEMENT OPPORTUNITIES Fewell, and Wylie Street. These streets often carry vehicular traffic at a low speeds through residential and some commercial development.

Pedestrian activity is encouraged and accommodated with sidewalks on both sides, as well as landscaping to create a separation between pedestrian and street activity. The cost estimates outlined in the subsequent pages show the improvements that should occur on Neighborhood Connectors.

MAIN AND BLACK STREET CORRIDOR | CITY OF ROCK HILL

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The Mixed Use / Retail Corridor is subdivided into three types, the first of which applies to West Main Street and Wilson Street. These two streets have right-of-way widths of 75 feet and include standard travel lanes, bike lanes, and a lane that alternates between on-street parking and pedestrian bump-outs. Pedestrian bumpouts improve safety by slowing traffic and making pedestrians more visible to oncoming traffic, while clearly directing them across the street in designated locations. These spaces also provide opportunities for landscape beautification or additional seating areas for adjacent restaurants and transit stops. The cost estimates outlined in the subsequent pages show the improvements that should occur on Mixed Use / Retail Corridors.

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The second type of Mixed Use / Retail Corridor for the West Main and West Black Study Area applies to specific sections of West Main Street where the right-of-way width is 60 feet. This street includes standard travel lanes, bike lanes, and a lane that alternates between onstreet parking and pedestrian bump-outs. This is very similar to the first type of Mixed Use / Retail Corridor, with the exception that the street components are reduced to their minimum widths. The cost estimates outlined in the subsequent pages show the improvements that should occur on Mixed Use / Retail Corridors.

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The third type of Mixed Use / Retail Corridor applies to West Black Street. This street has a right-of-way width of 60 feet and includes standard travel lanes, and a lane that alternates between on-street parking and pedestrian bump-outs. This street section will not include bike lanes. The cost estimates outlined in the subsequent pages show the improvements that should occur on Mixed Use / Retail Corridors.

PUBLIC SECTOR IMPROVEMENTS

Int. - Street lights located at intersections

Columbia St.

4' 3 5.5' 4' 4' 4' 4' 4' 4' 0'-7.5' 7.5' 7.5' 7.5' 0'-7.5' 7.5' 5.5' 7.5' 4 Y N N N N N N N N N N N N N N N S/M Small Small Small Small Small Small Small

Lee St.

6' 5'-7' Y N S/M

Hardin St.

6' 3.5' Y N S/M

Peachtree St.

5' 9.5' N N Med.

Rhea St.

12' N/A N N N 1.5' Int.

W. Moore St.

50'

12' N/A N N N 1.5' Int.

N. Columbia Ave.

50'

12' N/A 2 9' 4' N 1.5' N

Neighborhood Streets

Stadium St.

55'-80'

12' N/A 9' 1 N N 1.5' N

W. White St.

60'

Wylie St.

Laurel St.

60'-75' 11'-12' N/A (8')1-9' 4' N 1.5' N

Allen St.

Hagins St.

60' 14' N/A N N Y 1.5' Y

Fewell St.

S. Wilson St.

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The Collector Street applies to Stewart Avenue.

This street has a 60 foot right-of-way and includes a wider travel lane to accommodate bicycles as well as vehicles, overhead street 50' 30'-50' 50' 50' 50' 60' 40' 35' 40' 60' 40' 60' lighting, landscaping and sidewalks. The cost 12' 12' 12' 14' 12' 14' 12' 12' 12' 12' 12' 12' N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A estimates outlined in the subsequent pages show N N N N N N N N N N N N N N N N N N N N N N N N N N N Y N Y that N N N N occur N Non Collector the improvements should 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' 1.5' Int. Int. Int. N N Y Int. Int. Int. Int. Int. Int. Streets.

Neighborhood Connector

W. Black St.

100'

Mixed-use/ Retail

W. Main St.

90'

Travel Lanes 12' 12' Planted Median 18' 18' On-street Parking N N Bike Lanes 5' 5' Bike Shared Road N N Curb & Gutter 2' 2' Street Lights (60' O.C.) Y Y Pedestrian Space Sidewalk 5' 5' Planting Strip 10' 10' Lantern Posts (30' O.C.) N Y Lighted Bollards (20' O.C.) Y N Street Trees Large Large

Collector Street

Stewart Ave.

Johnston St.

R.O.W. Width Vehicle Space

Constitution Blvd.

Collector Boulevard

5' 9.5' N N Med.

4' N N N N/A

4' N N N N/A

4' N N N N/A

4' 12.5' N N Med.

4' N N N N/A

5' 11.5' N N Med.

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LEGE END NEIG GHBORHOOD STREET

The Collector Boulevard applies to Constitution Boulevard and Johnston Street. These streets tend to carry vehicles at moderate speeds and along primarily commercial corridors. This street is characterized by a wide landscaped median, standard travel lanes, bike lanes, overhead street lighting, and a planting strips along each side of the street. Sidewalks are also provided with pedestrian scale lighting to improve safety. The cost estimates outlined in the subsequent pages show the improvements that should occur on Collector Boulevards.

PUBLIC SECTOR IMPROVEMENTS

Hagins St.

Laurel St.

Fewell St.

Allen St.

Wylie St.

W. White St.

Stadium St.

N. Columbia Ave.

W. Moore St.

Rhea St.

Peachtree St.

Hardin St.

Lee St.

Columbia St.

60'

60'-75'

60'

55'-80'

50'

50'

50'

30'-50'

50'

50'

50'

60'

40'

35'

40'

60'

40'

60'

14' N/A N N Y 1.5' Y

11'-12' N/A (8')1-9' 4' N 1.5' N

12' N/A 9' 1 N N 1.5' N

12' N/A 2 9' 4' N 1.5' N

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

14' N/A N N Y 1.5' N

12' N/A N N N 1.5' N

14' N/A N N Y 1.5' Y

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

12' N/A N N N 1.5' Int.

5' 9.5' N N Med.

6' 3.5' Y N S/M

6' 5'-7' Y N S/M

5' 9.5' N N Med.

4' N N N N/A

4' N N N N/A

4' N N N N/A

4' 12.5' N N Med.

4' N N N N/A

5' 11.5' N N Med.

4' 3 5.5' 4' 4' 4' 4' 4' 4' 0'-7.5' 7.5' 7.5' 7.5' 0'-7.5' 7.5' 5.5' 7.5' 4 Y N N N N N N N N N N N N N N N S/M Small Small Small Small Small Small Small

Int. - Street lights located at intersections 1 - Parking on one side of street 2

- Parking on one side of street at 55' R.O.W.

3

- Sidewalk on one side of street at 30' R.O.W.

4

- Lantern Posts at 80' R.O.W.

Neighborhood Streets

S. Wilson St.

Neighborhood Connector

W. Black St.

100'

Mixed-use/ Retail

W. Main St.

90'

Travel Lanes 12' 12' Planted Median 18' 18' On-street Parking N N Bike Lanes 5' 5' Bike Shared Road N N Curb & Gutter 2' 2' Street Lights (60' O.C.) Y Y Pedestrian Space Sidewalk 5' 5' Planting Strip 10' 10' Lantern Posts (30' O.C.) N Y Lighted Bollards (20' O.C.) Y N Street Trees Large Large

Collector Street

Stewart Ave.

Johnston St.

R.O.W. Width Vehicle Space

Constitution Blvd.

Collector Boulevard

LEGE END NEIG GHBORHOOD STREET NEIG GHBOR RHOOD CONNECTOR MIXE ED USE//RE ETAIL CORRIDOR COLL LECTOR STREET COLL LEC CTO TOR OR B BO OUL LEVAR EVAR RD

27 I T Y O F R O C K H I L L , S C | West Main-West Black Master Plan MAIN AND CBLACK STREET CORRIDOR | CITY OF ROCK HILL

STREET IMPROVEMENT OPPORTUNITIES

Table 4: Assessment of probable cost for public infrastructure improvements (1 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (2 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (3 of 10.)

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Table 4: Assessment of probable cost for public infrastructure improvements (4 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (5 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (6 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (7 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (8 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (9 of 10).

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Table 4: Assessment of probable cost for public infrastructure improvements (10 of 10).

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4. Private Investment and Development Private investment and development are the keys to revitalizing the West Main-West Black project area.

Although this investment will be incremental and project-specific, public investment decisions can guide strategic growth in this district. We acknowledge private actors will ultimately determine the best and highest use for their properties. Therefore, this plan is not designed to be proscriptive to property owners and developers, but rather to present opportunities for investment over time.

In order to understand the opportunities within the entire planning area, it has been divided into seven development subareas, as shown in Figure 8. The sections below provide detailed subarea build-out maps and specific uses for key structures and parcels within each subarea.

In Figure 10 and the subarea maps to follow, existing structures and proposed development are displayed together. Existing structures that should remain intact are outlined and shaded in a light peach hue; proposed new development projects, including new structures and significant adaptive reuse, are outlined and shaded in a darker brick red hue.

CAMPUS WALK VILLAGE PEACHTREE VILLAGE / SPRINGS CREATIVE HERALD SQUARE WEST MAIN / LAUREL TOWNHOMES

DOWNTOWN ROCKHILL Innovation Center

BROOKLAND NEIGHBORHOOD INFILL

Figure 10: West Main-West Black planning subarea map.

38

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4.1: Project Area Vision The West Main-West Black area—long a dividing line between neighborhoods and uses in Rock Hill—will reemerge as a district that unites the community. It will be a vibrant place that provides a fitting gateway to Rock Hill and serves as a link between strengthened and growing districts. It will include a collection of knowledge-based businesses fuelled by collaboration between industries and institutional partners. The West Main-West Black area will be a place for people, for living, relaxation, dining, and celebration, with unique retail and restaurant experiences. The area will offer all the benefits of city life, including transit, neighborhood-scale shopping, and connectivity to nearby shopping districts.

West Main Street will serve as a district that allows for higher density infill housing to “fill in the gaps” in the blocks between Constitution Avenue and Laurel Street, and will gradually transition into a mixed district of institutional, service, and business uses between Laurel Street and downtown.

West Black Street will become an entrepreneurial corridor that reflects the heritage of Rock Hill, including the former Friendship College and historically African-American retail and service businesses. The corridor will evolve from a seam that divides the community into a center that unites Rock Hill around the commercial development that will locate here while respecting adjacent neighborhoods.

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4.2: Downtown Rock Hill Downtown is, and should remain, the commercial and cultural heart of Rock Hill. The primary focus for downtown development is to reinforce this identity with appropriate new development. A key intersection for downtown is the corner of Main Street and Dave Lyle Boulevard, which serves as a prominent thoroughfare and is a major gateway for residents and visitors into the district. As shown in Figure 11, this location is well suited to a monumental gateway or attractive commercial development. Secondly, there exist several infill development opportunities as the bookends of Main Street, from commercial uses (restaurants and retail) at Dave Lyle Boulevard to a hotel and office building with an attached parking deck. Additional new development shown in downtown includes the following: a prominent park with a water feature and open lawn space; a series of performing arts buildings; and a streetcar or streetcar line running through the area to strengthen connections between these and other developments. Further north, at the intersection of Dave Lyle Boulevard and White Street, the area has a different urban pattern with larger office buildings, increased surface parking, and a townhouse development complex.

White

St.

d.

le Blv

Dave Ly

West Main St.

Figure 11: Downtown Rockhill subarea map.

40

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4.3: Herald Square Herald Square will become a center of commercial activity and will serve as the key physical connection between downtown, the Hagins-Fewell Neighborhood, and Knowledge Park. As shown in Figure 12, Herald Square will provide a place adjacent to downtown for flexible commercial buildings, which may include one or more corporate headquarters. In terms of design, the objective is to establish low-density office and commercial space along roadway edges and to develop commercial space around the streetcar line, which navigates diagonally through the square. The existing Herald Building is a landmark for the area and should be repurposed for a use that would bring additional jobs and activity into the area.

White

Stree

t

West Main St.

Figure 12: Herald Square subarea map.

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4.4: Innovation Center

Dave

Wilson

Lyle B

lvd

Street

Innovation Center is positioned to become a technology- and industry-focused extension of the Brookland neighborhood. Currently, this area contains two key developments: one office building and one commercial building (Kimbrell’s Furniture). Much of the remaining subarea is devoted to open, grassy space. In the future, this area should undergo a drastic transformation. With its proximity to a major road interchange and railroad tracks that cut through the site, the best use of this real estate would be a collection of low-density office and commercial development. Surface parking and vegetation buffers between the buildings and railroad should minimize noise and increase aesthetic appeal to attract a wide array of industries to Innovation Center. The gateway to the area will be a monument recognizing this area’s heritage as the center of African American business in Rock Hill, some of the building configurations could be considered for incubation space for new minority-owned businesses, makers spaces, or micro-enterprise.

West Main Street

West Black Street

John

ston

Stre

et

Figure 13: Innovation Center subarea map.

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4.5:  Peachtree Village/Springs Creative This subarea would extend south from Knowledge Park to connect to Main Street and downtown Rock Hill.

Unlike other parts of the project area, much of this subarea’s existing housing stock remains and is relatively well maintained by homeowners, and vacant properties are minimal. Key recommended projects within this area include upgrading the physical facilities of the existing Pilgrims Inn, constructing a new religious or institutional facility near the existing mosque, and developing a new office/flex space along West Main Street.

Further north, at Laurel and Black Streets, the new Family Federal Trust building is slated for construction in the coming months (a detention pond for this project has already been built). Across Black Street, a series of townhomes and a second streetcar stop (route shown as red line) with a small green space in front make for a transit-friendly lifestyle for future residents.

WILSO

N STR

LAUR

EET

EL ST

REET

WEST W STRE HITE ET

WEST MAIN STREET

Figure 14: Peachtree Village/Springs Creative subarea map.

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4.6:  Brookland Neighborhood Infill In the coming years, the Brookland Neighborhood will provide quality mixed-income infill housing and selected micro-enterprise business in the project area. This subarea currently features patches of vacant land and scattered, decaying single-family housing structures. Market forces suggest multi-family housing, such as townhomes and apartments that may include ground floor retail space, is more appropriate here than single-family detached housing. Future housing here should include products at a range of income levels.

The existing post office building could be a great incubator or business location, and the greenway presents opportunities to connect the district to other parts of Rock Hill. It should also be noted that Hagins Street has been realigned to better connect to Laurel Street. This realignment also preserves existing housing stock and allows a much-needed detention pond to be built on city-owned property, in order to alleviate recurring stormwater problems.

WYLIE STREET

WEST MAIN STREET

WEST BLACK STREET

ET

E TR

Figure 15: Brookland Neighborhood Infill subarea map.

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WILSON STRE

HAGINS

A

ET

S

STREET

N

E LL

4.7: West Main/Laurelwood Townes The West Main Street corridor is a major focus of this plan, as appropriate development here will increase the vibrancy of and activity in Downtown and will prevent Winthrop University and Knowledge Park projects from becoming internally-oriented districts. One of the critical opportunities on this corridor is a large tract of City-owned land to the north of West Main Street that was formerly a collection of single family houses. The Laurelwood Townes development that includes a series of attached town houses and stacked flats is shown in this currently vacant area, providing a much needed “street edge” to West Main Street. Furthermore, the West Main corridor can provide the proposed Laurelwood Townes development and the existing HaginsWhite St. neighborhood-scale retail and service businesses.

Fewell neighborhood with a small local grocer and other The corner of West Main Street and Constitution Boulevard provides a signalized intersection with strong traffic volume as well as easy ingress and egress. This intersection may present an attractive opportunity for a neighborhood-scale discount grocer such as Aldi or dollar store with an expanded food selection.

Laurel

St.

Cons-tu-on Blvd.

West Main St.

Figure 16: West Main/Laurelwood Townes subarea map.

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4.8: Laurel Park Village Located on the west side of the Laurelwood Cemetery, Laurel Park Village will provide additional student housing and/or market rate housing within walking distance of Main Street and Knowledge Park. It would also strengthen the retail and service market for future project area development. Laurel Park Village may be developed as a partnership between Winthrop and private investors, or it may be a universityexclusive initiative. In terms of subarea infrastructure, the realignment of Constitution Boulevard to align with Hardin Street and the creation of a roundabout intersecting with White Street is currently in the process of construction documentation and can be seen on the master plan. The only other development is a substation and detention pond for the City Public Works Department to alleviate stormwater demands.

White

St.

Cons-tu-on Blvd.

Figure 17: Laurel Park Village subarea map.

West Main St.

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5. Projected Financial Impact This section describes the potential development impact of the plan over an extended twenty-five year period.

Rock Hill has long recognized that revitalization is an ongoing process and has reaped the benefits of having visionary plans that look far beyond short-term return on investment toward long term investment strategies that build the community.

5.1:  Job Creation Future job creation figures, shown in Table 5, are based on a build-out scenario and typical job creation ratios by recommended use. The long-term economic impact of revitalizing West Main-West Black will be positive for the City of Rock Hill.

5.2:  Development Costs The total private development cost of a full build-out of recommended projects is $212.7 million (in 2014 dollars). This level of investment compares favorably to the total estimated public infrastructure improvements cost of $13.6 million, working out to a 27:1 ratio between private and public spending. This means that every public dollar spent in the project area could potentially leverage $27 in private investment.

Estimated development costs by project and planning subarea, using industry average development costs per square foot, are detailed in Table 6.

Jobs Generated Type Sq Ft Office 744,150 Commercial 121,900 Hotel 67,000 Apartment 86,000 Student Housing 150,500 Townhouses 162,900 Single Family Single FamilyHousing Housing 186,000 Grand Total 1,518,450

Units

124 93 215 150 150 47 629

Jobs Generated* 2,232.45 243.80 99 4 9

Methodology 3 per 1K sq ft 2 per 1K sq ft 8 per 10 rooms 2 per development 4 per bldg

2,588 * Does not include construction-related jobs

Table 5: Estimated jobs created in West Main-West Black area under build-out scenario.

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Table 6: Estimated square footage, unit count, and construction cost by plan subarea.

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6. Conclusion This plan presents a long-term vision for the future of the West-Main West-Black corridor. However there are a series of priority projects that should be considered in the short and medium term to improve the area.

These are listed below: • Complete sidewalk, curb and gutter, street trees, paving, and crosswalks for the Black Street corridor.

• Consider a priority investment project. This might occur at the intersection of West Main and Laurel/ Hagins street once the street is realigned. This location will have several vacant parcels that can help create a gateway to the Textile Corridor area and connect Hagins Fewell all the way across the district.

• Complete the relignment of Constitution Boulevard and West Main Street to open up development parcels at this important intersection.

• Consider putting the city owned property indicated for Laurelwood Townes out for propsals for residential usds.

• Continue to reconceptualize Laurelwood Cemetery as a usable open space for walking.

• Prepare for the addition of the Streetcar and continue ongoing dialogue with the owners of the Rock Hill Herald building for its potential reuse as a major stop along the Streetcar line.

Rock Hill’s track record of planning has reaped great benefits for the community over the past twenty-five years, transforming the community from a textile focused economy into a dynamic community that plays a critical role in the Carolinas’ largest metropolitan area. The West Main-West Black corridors represent a critical opportunity to knit together the historic core of downtown Rock Hill, the emergence of Knowledge Park into a mixed use center of activity, and the culturally rich and diverse Hagins-Fewell neighborhood. This plan is deliberately presented as a long-term effort that will involve ongoing partnerships between the City of Rock Hill, private sector investors, and non-profit stakeholders in the community. Ultimately, these corridors will reflect the diversity and energy that has come to define much of Rock Hill.

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