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Cluster One

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Cluster One

Single-family residential is the predominate land use in ClusterOne along with some supporting commercial and institutionaluses. Proposed land uses for Cluster One include low densitysingle-family residential within the “cores” of the neighborhoods,medium to high density residential along the traditionalcommercial corridors, a well defined growth area for the expansionof Allen University and the designation of mixed-use/commercialnodes at major intersections.

The existing single-family residential “cores” of the cluster havebeen well kept and the continued rehabilitation of existing homesshould be encouraged. New homes that are constructed on in-filllots should be respectful of the existing single-family fabric andincorporate design elements similar to that of the surroundingneighborhood. For example, large front porches, side or rearaccess drives and building setbacks consistent with adjacentproperties should be provided.

The existing parcels along the major streets, which surround theneighborhood cores, have been zoned for commercial uses. Thisis very common in most cities but actually can be quitedestructive to the community. This results in far more commercialarea than can be effectively utilized, with land prices and buildingrents that promote the lowest common denomination ofcommercial development. The streetscape that results is one ofvacant buildings, parking lots and other spaces devoid ofpedestrian interaction. Instead of having commercial front theentire length of these corridors, true commercial elements shouldbe centered at the two major intersections of Millwood Ave &Taylor St and Millwood Ave & Gervais St. Both intersectionsprovide high volume of traffic during rush hours, good road visibilityand are centrally located within the three neighborhood groups thatmake up Cluster One. These commercial uses should be orientedtowards the needs of the neighborhood, such as bookstores,newsstands, dry cleaners and small grocery stores.

The street corridor of Millwood Ave, south from Taylor St toTree St, should transition from commercial to mediumdensity residential. New higher density residentialdevelopments will serve three basic needs: 1) providediverse housing options; 2) provide more residents thatcould help support local retail uses; 3) provide a strongvisual buffer between the existing single-family “cores” andthe heavy traffic corridors of Millwood Ave and Gervais St.The higher density homes orientation would be towardGervais St and Millwood Ave helping to “frame” the streetcorridor as well as creating a presence along thesecorridors to help define the neighborhood.

Gervais St, west of the Millwood Ave intersection ,should beredeveloped as a mixed-use district. The mixed-use designationallows for retail, office and residential uses within the samestructure and/or development. The high traffic volumes on GervaisSt in this area would support the retail uses and attract

Mixed-Use

Attached Single-Family HomesColumbia, South Carolina

Cluster OneLower Waverly Neighborhood Association

Lyon Street Neighborhood AssociationWaverly Neighborhood Association

Allen University

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Cluster One

homebuyers for the new higher density residential homes alongGervais St and Millwood Ave. This intersection could be astrong gateway to downtown Columbia. The redevelopmentof this intersection into a mixed-use district will help definethe intersection as a gateway.

The Gervais St corridor, west of the Millwood Ave intersection,could provide some retail services and/or office at street level,while providing multi-family on the second and/or third floor. It isimportant to allow multi-family development along this corridor toprovide diversity in the housing types for the residents. Thiscorridor will shape the gateway to Downtown Columbia.

The street corridor of Taylor St, east of Millwood Ave, shouldtransition from its existing commercial uses to institutional usesas enrollment at Allen University continues to increase. Thedevelopment of the campus along this corridor will create a strongvisual presence for the school along Taylor St and the expandedcampus will provide a buffer between the existing historicalneighborhood of Waverly and the traffic associated with Taylor St.Allen University can provide a more stable environment to thecommunity than the current commercial uses.

The Taylor St corridor east of Millwood Ave is dominated by thepresence of Gonzales Gardens. Built in 1950’s, GonzalesGardens has 280 units located in thirty brick buildings. Asidentified in the community workshops and both the market andsite analysis, Gonzales Gardens is having a negative impact onthe surrounding Lyons St neighborhood. The redevelopment ofGonzales Gardens and the adjacent properties to the east andwest along Taylor St into a mixed-use would enhance the existingresidential areas and project a more positive image along TaylorSt. The new mixed-use district could provide residential, retail andmedical related uses. With its proximity to Providence Hospitaland Benedict College, the residential component of the mixed-usedevelopment could be appeal to a rage of income and agebrackets. In addition to the residential element, a medical officecomponent would be attractive to doctors & auxiliary servicesworking in conjunction with Providence Hospital. A joint venturebetween CHA and Providence Hospital would enhance theredevelopment efforts.

The expansion of St Anna’s park, within the Lyon St neighborhood,would provide additional open space within the “core” single-familyresidential. The expanded park will become an important gatheringplace for the neighborhood.

Single-Family HomesColumbia, South Carolina

Mixed-Use - Atlanta, Georgia

“Instead of having commercial front theentire length of these corridors, truecommercial elements should be centeredat the two major intersections of Millwood Rd& Taylor St and Millwood Rd & Gervais St.”

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Cluster One

Recommendations:

♦ Existing residential “cores” to remain single-family

♦ Encourage rehabilitation and redevelopment of single-familyhomes within these core areas

♦ Redefine the existing commercial traffic corridors/intersectionsas medium to high density residential areas and/or mixed-use

♦ Encourage Allen University’s growth along the Taylor StCorridor

♦ Redevelop Gonzales Gardens into a mixed-use developmentwith residential, retail and medical related uses

♦ Street enhancements of Gervais St and Millwood Ave into agateway for Downtown Columbia

Institutional - Allen University

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Cluster Two

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Cluster Two

The predominate proposed land use for the Cluster Two is single-family residential. The existing neighborhoods of Pinehurst andMidlands have a strong residential fabric, many residents havemaintained or improved their homes. The strong single-family“cores” encourage the rehabilitation of existing homes. Newhomes on infill lots should be respectful of the existing single-family fabric of Pinehurst and Midlands incorporating designelements found within these neighborhoods.

Cluster Two is also home to institutional land uses, highlighted bythe new Benedict College athletic and mixed-use complex andProvidence Hospital. The area in and around Providence Hospital,along the Taylor St corridor to the south, Two Notch Rd to the westand Pinehurst Rd to the east is best suited for future hospitalgrowth. Currently this area, including Laurel St and WestminsterSt, is a mixture of commercial uses, doctor’s offices, residentsand surface parking lots. With the development of the Benedictcomplex, the area has been physically separated from thePinehurst community. A master plan should be created byProvidence Hospital. The main goal of the plan would be to identifyfuture land use needs and recognize growth opportunities withinthe existing neighborhood framework. A strong pedestrianconnection linking the hospital campus, the athletic complex andthe Pinehurst community would help to strengthen the identity ofthe community.

While the majority of the core of Cluster Two will remain single-family residential, with an emphasis on continuing therehabilitation of exiting structures, the Schoolhouse Rd corridor ispredominately multi-family homes and concrete duplexes. Thisarea would be best served by eliminating the majority of rentalproperty. The area should be redeveloped with low to mediumdensity owner occupied homes. The close proximity to PinehurstPark would work with these new higher density homes in order tocreate a strong neighborhood identity on Schoolhouse Rd.

The Two Notch Rd corridor should be redeveloped from acommercial strip corridor into a mixed-use and high-densityresidential corridor. The current condition of Two Notch Rdindicates a surplus of commercial properties leading to highvacancy rates and marginal businesses. The mixed-use elementswould create destination nodes along the corridor, which couldinclude office or retail uses. With the intersection of SchoolhouseRd and Two Notch Rd being a central location for three clusters ofthe East Central City, an institutional use, such as library orcommunity center, could further enhance the destination point.The higher density residential uses would compliment the mixed-use retail elements by providing additional pedestrian traffic. Thepresence of a multi-family land use along Two Notch Rd will alsoinsulate the core single-family area from the affects of traffic andcreate an urban streetscape appropriate for a main city street.

Mixed-Use

Single-Family Homes - Atlanta, Georgia

Cluster TwoMidland Terrace Neighborhood Association

Pinehurst Community CouncilProvidence Hospital

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Cluster Two

Recommendations:

♦ Existing residential “cores” to remain predominately single-family

♦ Encourage rehabilitation and redevelopment of single-familyhomes within these core areas

♦ The redevelopment of the Laurel St and Westminster Rdcorridors for Providence Hospital/medical-related uses

♦ Redevelopment of Schoolhouse Rd corridor from multi-familyrental to medium density owner occupied single-familyresidential

♦ Reinventing the Two Notch Rd corridor from commercial stripinto defined destination points

♦ Provide medium to high density housing along Two Notch Rdwhile buffering existing single-family residential “cores”

Attached Single-Family HomesDecatur, Georgia

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Cluster Three

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Cluster Three

The land-use plan focuses on maintaining the existing single-family “core” of the Barhamville Estates and Jones McDonaldneighborhood. As indicated during the site analysis phase, theseneighborhoods are in good condition. Rehabilitation of existinghomes and the development of new homes would remainconsistent with the architectural and site layout of the surroundinghomes.

The areas of redevelopment or land use change within ClusterThree would focus on the commercial corridor of Two Notch Rdand the Belt Line Blvd/Farrow Rd corridor. The reinventing of theTwo Notch Rd corridor from an underused commercial strip to amixed-use /higher density residential node would provide newhousing opportunities to the neighborhood as well as a destinationpoint within the community. The new elementary school, the twonew middle schools and the new preparatory school are strongattractions to the area but more residential housing options arenecessary.

While multi-family housing would not be appropriate within the“core” of the cluster, higher density housing along Two Notch Rdwould be appropriate and will also insulate or buffer theneighborhoods from the Two Notch Rd corridor. The areabetween Two Notch Rd and Waites Rd should beredeveloped as a mixed-use and higher density residentialcorridor. With the proposed extension of Schoolhouse Rd,this intersection would become a destination point forseveral clusters.

The land use plan proposes increased public open spaces andpedestrian connections between within the Cluster. The residentsemphasized during the community workshops a strong desire for adefined pedestrian connection between the neighborhood schoolsand the Booker Washington neighborhood. The land-use plancreates a connection between these areas by redeveloping thecurrent city owned drainage area behind Barhamville Estates intothe centerpiece for a larger greenway system. This system wouldlink the new TS Martin Development to the redevelopment of theCelia Saxon Homes in Cluster Four by creating identifiedpedestrian pathways through land acquisition and easements.

The Booker Washington neighborhood is also committed tosingle-family residential homes as its “core” land use. Withinthis core, existing residential homes should be encouraged to berenovated and new homes should be developed in keeping with theneighborhoods existing characteristics. The existing single-familyparcels fronting Belt Line Blvd would be redeveloped as higherdensity single-family homes while permitting some opportunitiesfor mixed-use and/or office. The higher density single-familyhomes would create a physical boundary between the trafficcorridor of Farrow Rd and Belt Line Blvd and the existing single-family neighborhood. EB Sessions Park, located along Douglas Stbetween Beaumont St and Piedmont St, should be expanded toprovide more open space for the community residents. Additionalopen space would be encouraged to the east of the BookerWashington Community Center.

Mixed-Use - Duluth, Georgia

Open Space - Atlanta, Georgia

“The land use plan creates a connectionbetween these areas by redeveloping thecurrent city owned drainage area behindBarhamville Estates into the centerpiece fora larger greenway system.”

Cluster ThreeBarhamville Estates

Booker Washington Heights NeighborhoodJones McDonald Community Club

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Cluster Three

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Cluster Three

Recommendations

♦ Existing residential “cores” to remain single-family

♦ Encourage rehabilitation and redevelopment of single-familyhomes within these cores

♦ Redevelopment of the Two Notch Rd corridor from commercialto as mixed-use destination nodes and high densityresidential

♦ Development of existing City owned drainage area into agreenway

♦ Pedestrian connections along the railroad between proposedgreenway, neighborhood schools and the Booker Washingtonneighborhood

♦ Expansion and rehabilitation of EB Sessions ParkSingle-Family - Columbia, South Carolina

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Cluster Four

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Cluster Four

The Eva P. Trezevant Neighborhood, Edgewood NeighborhoodCouncil, the former Celia Saxon Homes and Benedict Collegecomprise Cluster Four. The proposed comprehensive land use plandesignates the “core” of the cluster to remain single-family homes.The new Celia Saxon homes, with emphasis on single-family,duplex and community services, will benefit the community.

The need for continued growth at Benedict College has put a strainon its relationship with the local neighborhood groups. During thecommunity workshops, neighborhood groups stated their desire forBenedict College to remain a part of their community, butexpressed concerns that the college will continue to expand withinthe existing single-family “core”. As part of its on-goingdevelopment plan, the school has begun to develop the new EastCampus. The East Campus, located in Cluster Two, will providethe school with athletic fields as well as future dormitories and amixed-use element. The proposed land-use plan promotesBenedict’s growth along Taylor St east to Two Notch Rd, and alongTwo Notch Rd to Chestnut St. This growth corridor is well defined.It allows the expansion of Benedict College to grow as itsenrollment grows, while protecting the single-family “feel” of theEva P Trezevant community. This growth corridor will also providea strong, safe, well-defined pedestrian corridor from the MainCampus to the new East Campus. In addition, this growth willfurther enhance the reinvention of the Two Notch Rd corridor fromcommercial strip to a series of destination nodes.

Two areas of Cluster Four have been identified as future mixed-useopportunities. The proposed mixed-use along Harden St, where theBenedict-Allen Court housing project stands, would beredeveloped as a mix of housing and small retail/offices. Thehousing could be mixed income units that would appeal to bothstudents and young professionals associated with BenedictCollege as well as provide housing for former residents ofBenedict-Allen Court. These new residents would benefit from theproposed retail element of the new Celia Saxon homes.

The other area designated as mixed use within Cluster Four islocated at the intersection of Chestnut St and Two Notch Rd onexisting commercial and duplex homes. This proposed mixed usewould compliment the new Benedict Business DevelopmentCenter as well as the new Benedict College’s East Campus. Theoffice component could be attractive to medical professionalsassociated with Providence Hospital.

Recommendations

♦ Encourage the expansion of Benedict College along Taylor Stto the east and Two Notch Rd to the north

♦ Redevelopment of the Benedict-Allen housing project into amixed use, mixed income development

♦ The creation of a central park for the neighborhoods at theintersection of Elmwood Rd and Barhamville Rd

Single-Family HomeColumbia, South Carolina

Mixed-Use - Atlanta, Georgia

Cluster FourEdgewood Neighborhood CouncilEva P. Trezevant Neighborhood

Benedict CollegeColumbia Housing Authority

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Cluster Five

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Cluster Five

The neighborhood of South Edisto Court has been divided betweenan active industrial/commercial zone to the west and a quiet treelined residential district to the east. With the redevelopment ofHendley homes into a low-density single-family community, theexisting industrial land uses have become incompatible with thesurrounding area. Residential and industrial uses cannot co-existin the same area without sufficient buffers and separate trafficcorridors. The uses associated with the industrial groups aredetrimental to the quality of life for a residential area. The existingindustrial land uses are proposed to be redeveloped as a mixbetween low and medium density residential. This land use ismore compatible with the surrounding neighborhood. The mediumdensity residential will provide additional housing options forperspective homeowners.

The existing asphalt parking lot located north of Commerce Dr andat the terminus of Easy St and Coming Rd in the eastern portion ofCluster Five, has been designated as public open space. Thisopen space would include a civic-use benefiting the community(library or boys/girls club). With the close proximity of RosewoodPark, which includes a baseball field and skate park, the proposedpark would offer more passive recreation uses such as walkingtrails and gathering spaces.

In addition to the proposed park, the expansion of Isaac-McClintonPark to make a connection between Edisto Ave and Howe St willhelp make the linkage between the existing single-family homes ofSouth Edisto Court and the proposed new homes associated onthe west side of the neighborhood.

Recommendations

♦ Redevelopment of existing industrial uses into low to mediumdensity homes

♦ New homes to be consistent with the characteristics of thenew Hendley Homes

♦ Redevelopment of existing industrial parking lot into a publicpark

Single-Family - Columbia, South Carolina

Open Space - Atlanta, Georgia

Attached Single-Family HomesColumbia, South Carolina

Residential and industrial uses cannot co-exist in the same area without sufficientbuffers and separate traffic corridors.

Cluster FiveSouth Edisto Court Community