ONE TOWN CENTER COUR T • HILTON HEAD ISLAND, SC • 29928 PHONE: 843 - 341 - 4700 • FAX: 843 - 842 - 7728 www.scstatehouse.net/SCPEAC/index.htm [email protected]August 24, 2016 Leah Youngblood, Senior Planner City of Rock Hill 155 Johnston Street Rock Hill, SC 29732 Re: Historic Architecture and Preservation Issues Dear Ms. Youngblood: On August 9, 2016 I received the Program Materials you submitted for accreditation of the Continuing Education Course detailed above. Upon receipt of your application, I sent an email to confirm receipt by all Committee members and set a deadline for comments. Under the “no objection policy” adopted on July 8, 2009, your request is considered approved. Your signed “Notice of Decision” is attached. Formal, after-the-fact approval will be handled as part of a Consent Agenda at the regular quarterly meeting of the Committee, which is scheduled for Monday, October 17, 2016 at 10:00 a.m. Thank you for your efforts to help make this program a success. Sincerely, Stephen G. Riley, ICMA~CM Chairman cc: Phillip Lindler, Cliff Ellis, Christopher Witko and Wayne Shuler Committee Members: Stephen G. Riley, Chairman Representing MASC Term Expires: 2017 Phillip L. Lindler Representing SCAC Term expires: 2019 Cliff Ellis Representing Clemson University Term expires: 2020 Christopher Witko Representing USC Term expires: 2020 Wayne Shuler Representing SCAPA Term expires: 2018
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O N E T O W N C E N T E R C O U R T • H I L T O N H E A D I S L A N D , S C • 2 9 9 2 8 P H O N E : 8 4 3 - 3 4 1 - 4 7 0 0 • F A X : 8 4 3 - 8 4 2 - 7 7 2 8
w w w . s c s t a t e h o u s e . n e t / S C P E A C / i n d e x . h t m S t e v e r @ h i l t o n h e a d i s l a n d s c . g o v
August 24, 2016 Leah Youngblood, Senior Planner City of Rock Hill 155 Johnston Street Rock Hill, SC 29732 Re: Historic Architecture and Preservation Issues Dear Ms. Youngblood: On August 9, 2016 I received the Program Materials you submitted for accreditation of the Continuing Education Course detailed above. Upon receipt of your application, I sent an email to confirm receipt by all Committee members and set a deadline for comments. Under the “no objection policy” adopted on July 8, 2009, your request is considered approved. Your signed “Notice of Decision” is attached. Formal, after-the-fact approval will be handled as part of a Consent Agenda at the regular quarterly meeting of the Committee, which is scheduled for Monday, October 17, 2016 at 10:00 a.m. Thank you for your efforts to help make this program a success. Sincerely,
Stephen G. Riley, ICMA~CM Chairman cc: Phillip Lindler, Cliff Ellis, Christopher Witko and Wayne Shuler
Committee Members: Stephen G. Riley, Chairman Representing MASC Term Expires: 2017 Phillip L. Lindler Representing SCAC Term expires: 2019 Cliff Ellis Representing Clemson
University Term expires: 2020 Christopher Witko Representing USC Term expires: 2020 Wayne Shuler Representing SCAPA Term expires: 2018
South Carolina Planning Education Advisory Committee (SCPEAC)
NOTICE OF DECISION
City of Rock Hill – Historic Architecture and Preservation Issues 12. The following action has been taken by the SCPEAC on this application: ACCEPTED WITHOUT OBJECTION Date: August 24, 2016 REVIEWED BY FULL COMMITTEE Date:
a) ___X___ ACCREDITED for _3.0 CE credits
b) _______ DENIED ACCREDITATION
i. Reason: ___________________________________________
c) _______ RETURNED for more information 13. If accredited:
a) Authorized Course No.: 2016-07 b) Date of accreditation: 08-24-2016
Signature of SCPEAC Representative:
For further information, contact Mr. Stephen Riley, Chairman, 843-341-4701 or [email protected]
Planning & Development Department, P.O. Box 11706, 155 Johnston St., Rock Hill, SC 29731 Ph. (803) 329-5590 Fax (803) 329-7228
Historic Architecture & Preservation Issues September 9, 2016 – 9AM to Noon
I. Historic Architecture – Lindsay Stuber, Programs Director – Historic Rock Hill (1.5 Hours)
A. Shape
1. Ground Plans
2. Elevation
3. Shapes
4. Innovations
B. Structure
1. Construction Overview
2. Anatomy
C. Architecture of Rock Hill
II. Types vs Styles
A. Types
B. Styles
C. Styles prevalent in Rock Hill
III. Issues in Historic Preservation – Janice E Miller, Historic Preservation Specialist – City of Rock Hill (1.5
Hours)
A. The Good
1. Benefits of Preservation
2. What has been saved
B. The Bad
1. Downfalls
2. What has been lost
C. The Ugly
1. Materials and workmanship
2. Saved but value destroyed
D. The Hope
1. Successful ventures
2. Current preservation practices
E. The End
1. Questions
2. Helpful Links
Planning & Development Department, P.O. Box 11706, 155 Johnston St., Rock Hill, SC 29731 Ph. (803) 329-5590 Fax (803) 329-7228
Course Presenters
Lindsay Stuber earned a Bachelor of Arts in Historic Preservation and Community Planning in 2007 from the College of Charleston. She currently served as Program Director for Historic Rock Hill, overseeing the day to day operation of the Historic White Home, original home of one of Rock Hill’s founding families. She researches, designs and implements all the exhibits on display in the White Home as well as designing educational and outreach programs. Janice E Miller earned a Bachelor of Science in Public History from East Carolina University in 1997. She currently serves as the City of Rock Hill Historic Preservation Specialist, working with historic property owners within the City’s designated historic districts. She is responsible for researching updates to the City’s Design Review Guidelines, helping property owners realize tax incentives, and provide educational opportunities for preservation to historic property owners.
L I N D S A Y S T U B E RH I S T O R I C R O C K H I L L
ARCHITECTURAL STYLES OF ROCK HILL
SHAPE & STRUCTURE
GROUND PLANS
Linear Plan Linear Elevation
Massed Plan
HOUSING TYPES
Shotgun
Creole Cottage
HOUSING STYLES
Art Deco Colonial
Welcome
Issues in Historic Preservation
Janice E MillerHistoric Preservation Specialist
City of Rock Hill
What is it?
Historic preservation is the act of keeping a building or place within its particular era. It is a commitment to recognize and save the historic physical environment for
future generations.
The Good
Preservation dates back to 1853 with the saving of George Washington’s home, Mount Vernon, in Virginia with the organization of the
Mount Vernon Ladies’ Association of the Union, spearheaded by Ann Pamela Cunningham of South Carolina. This
organization is the first national historic preservation organization, and Mount Vernon is considered America’s first historical tourist
attraction.
The Good
Charleston SC first municipality to regulate historic preservation through uses of zoning
ordinances – 1931(The City of Rock Hill instituted zoning in the 1960s but did not enact a historic preservation
ordinance until the late 1980s)
The Good
Recent interest in preservation came about thanks to …
THE 1970s!
The Good
Urban renewal of the late 1960s and the country’s 1976 Bicentennial collided to create a resurgence in appreciation of our history – and
what we were destroying.
The Good
Any building can be preserved.It is the ultimate in recycling by preserving
resources.Provides a visual reminder of our history and
culture.Stimulates tourism = economic growth.
Tax incentives through credits – for income‐producing AND owner‐occupied properties.
• WBDG – Apply the Preservation Process Successfully ‐https://www.wbdg.org/design/apply_process.php
• Community Tool Box – Encouraging Historic Preservation ‐http://ctb.ku.edu/en/table‐of‐contents/implement/physical‐social‐environment/historic‐preservation/main
• Historic Preservation and Its Costs ‐ http://www.city‐journal.org/html/historic‐preservation‐and‐its‐costs‐11014.html
The activity that is the subject of this report has been financed, in part, with Federal funds from theNational Park Services, U.S. Department of the Interior, and administered by the South Carolina
Department of Archives and History. However, the contents and opinions do not necessarily reflect theviews or policies of the Department of the Interior.
This program receives Federal financial assistance for identification and protection of historic properties.Under Title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of 1973, and the AgeDiscrimination Act of 1975, as amended, the U. S. Department of the Interior prohibits discrimination on
the basis of race, color, national origin, disability or age in its federally assisted programs. If you believeyou have been discriminated against in any program, activity, or facility as described above, or if you desire
further information please write to: Office of Equal Opportunity, National Park Service, 1849 C Street,N.W., Washington DC 20240.
On the cover:Top: Main Street Columbia circa 1905. Courtesy of Richland County Library.
Middle: Pomaria Street, Little Mountain, circa 1910. Courtesy of Margaret Jayroe.Bottom: Chester, circa 1910. Courtesy of Constance B. Schulz.
The Stateo f
S o u t hCarolina hasa r i ch h i s to rythat is reflected in itswea l th o f h i s tor icarchitecture. Withinthe state, there are over1,200 listings in the NationalRegister of Historic Places,inc luding over 150 h i s tor icdistricts. Each of the state’s 46counties contains both nationallylisted and locally designated historicproperties. The high concentration ofhistoric buildings and sites across the staterecently led to the creation of a task force toexamine these propert ies and lay thegroundwork for their use and preservation.
In 2000, the Governor’s Task Force on HistoricPreservation and Heritage Tourism presented anumber of recommendations on how the state ofSouth Carolina could improve its historic preser-vation activities and become a national leader inhistoric preservation. One of the recommenda-tions was to “develop and distribute an economicimpact study on the benefits of historic preserva-tion and heritage tourism.” A comprehensiveassessment of the economic impacts of historic
preservation and heritagetourism was needed to
educate and ass i s tlocal communities
when they arem a k i n gplanning ande c o n o m i c
d e c i s i o n s . I naddition, this study
would a s s i s t l oca ld e v e l o p e r s a n d
activists in garnerings u p p o r t f o r h i s t o r i c
preservation projects.P a l m e t t o C o n s e r v a t i o n
Foundation, the Palmetto Trust forHistoric Preservation and the South
Carolina Department of Archives andHistory contracted with Miley & Associates,Inc. of Columbia, to complete a comprehensiveassessment of preservation and heritagetourism activity in South Carolina includingthe impact of the Historic RehabilitationIncentives Act of 2002. Harry Miley, theproject’s leader, is President of Miley &Associates, Inc., an economic developmentconsulting firm that provides a variety ofeconomic analysis services to public andprivate sector organizations.
Smiling Faces Historic Places — 1
The Economic Benefits of Historic Preservation In South Carolina
SOURCE: South Carolina Department of Archives and History
The Economic Impacts of Historic Preservationin South Carolina report produced by Mileyused the IMPLAN regional input-outputmodeling system developed by MIG, Inc. ofStillwater, Minnesota to develop the numbersfor their report. This system closely follows the“Input-Output Study of the US Economy”produced by the Bureau of Economic Analysisin 1980. According to the study, there are quan-tifiable benefits from historic preservationincluding construction spending, jobs created,and heritage tourism spending. The benefitsresult in a positive economic impact statewideof historic preservation and heritage tourismactivities.
Smiling Faces Historic Places contains these fivemajor conclusions:
1. Historic Preservation Activities Create JobsPreservation activities directly create 400 jobsannually—mostly in construction, architec-tural services and related activities. Another369 jobs are indirectly created throughout theeconomy as a result of this historic preserva-tion construction activity.
2. Historic Preservation Increases Property ValuesProperties located within locally designatedhistoric districts are in general worth more,appreciate faster, and retain more of their valuethan properties located outside the district.
3. Historic Preservation is the Vehicle for Heritage TourismHeritage Tourism results in $325.6 millionannually in direct spending in South Carolina—resulting in the direct creation of 9,097 jobs—another 2,300 jobs are created indirectly.
4. Historic Preservation has spurred Downtown RevitalizationDowntown revitalization, in the years 1984-2000, has resulted in a total investment of$375 million—creating 6,153 jobs, 1,752 busi-nesses and rehabilitating 1,597 buildings.
5. Historic Preservation is an economic force in South CarolinaAnnual historic preservation activities areestimated to have added $73.5 million intotal spending and increased labor earningsby $22 million.
2 — Smiling Faces Historic Places
0
100,000
200,000
300,000
400,000
500,000
600,000
199019801970196019501940
458,899
403,180
336,125
241,477
170,881
120,711
Pre-1940 Housing Remaining in South Carolina
SOURCE: South Carolina Department of Archives and History
The above graph illustrates the dramatic rate at which South Carolina’s historic properties are being lost. Thesedecreasing numbers emphasize the importance of historic preservation and adaptive reuse on a statewide level.
Smiling Faces Historic Places — 3
Smiling Faces. Beautiful Places. This is the mottoused to entice visitors to South Carolina.
However, it could just as well be Smiling Faces,Historic Places. South Carolina’s history, culture andhistoric sites are a major reason why people travelto the state and within the state. From the earlycoastal settlements at Charleston and Beaufort tothe farmsteads and mill towns of the upstate, SouthCarolina’s rich andvaried heri tage isr e f l e c t e d i n i t shistoric architecture.This unique environ-ment is what attractstourists, but it alsoattracts new invest-ment and new resi-dents to our historictowns and cities.
Heritage tourismand the redevelop-m e n t o f h i s t o r i cproperties go hand inh a n d . E a c h y e a r,h e r i t a g e t o u r i s mdraws thousands ofv i s i tor s to SouthCarolina, and hasbecome an impor-tant aspect of the state’s economy. By redevelopingand preserving historic buildings and districts,South Carolina’s living history can be enjoyed byresidents as well as tourists visiting the state.
Historic Preservation has a substantialeconomic impact on our state. In his 2002 studyon economic impacts of historic preservation,Harry Miley determined that approximately 57commercial projects and 87 residential projectsare undertaken each year. For the 87 residentialprojects, the direct and indirect construction costsaverage $16.3 million annually. For the 57commercial projects, the direct and indirectconstruction costs average $57.2 million annually.Cumulatively, commercial and residential projectsdirectly and indirectly create 769 jobs, generating$22 million in labor earnings. The impressiveeconomic benefits from these few historic restora-tion projects is an indication of the positive impactwide spread rehabilitation can have on the state’seconomy. These redevelopment projects are notonly geared toward the tourism industry but are
also an attempt to draw residents into areas thatmay have been impacted by urban sprawl and/ordemographic changes. This rediscovery of SouthCarolina’s historic downtowns is a major trendthat has the potential to generate millions ofdollars in tax revenue each year.
In 2002, South Carolina’s legislature approvedthe South Carolina Historic Rehabilitation
Incentives Act for therehabilitation of certi-fied historic struc-tures. The tax creditacts as a supplementt o t h e H i s t o r i cPreserva t ion TaxIncentive Programthat is administeredon the federal level bythe National ParkService. The federaltax credit program istargeted at preservingincome producingproperties and hasgenerated over $19billion nationwide inhistoric preservationac t i v i ty s ince i t sinception in 1976.
The newly adopted state tax credit will take effect in2003 and will provide a 25 percent credit on therehabilitation of certified historic residential struc-tures and a 10 percent credit for income producingproperties. These credits are available in addition tothe 20 percent federal credit offered to commercialproperties.
By creating a state income tax credit for historicrehabilitation, owners of historic propertiesshould be more encouraged to adaptively reusetheir properties in favor of demolition. In addi-tion, direct spending on construction labor andmaterials is spent and re-spent in the state,creating additional income for those companiesand individuals that supply goods and services tothe construction of restoration projects. The indi-rect benefit of this activity results in an additional$27.2 million annually—creating 369 jobs and $15million worth of labor earnings.
These figures all support the economicfeasibility and economic benefit of historicpreservation.
INTRODUCTION
Visitors enjoy a summer picnic with music and fireworks on the lawn of Drayton Hall in Charleston County.
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“Since [the Opera House’s] opening, a new hotel has been constructed downtown, sevenrestaurants have opened, a number of new shops have opened, and new apartments
have been created—all on the squaresurrounding the Opera House.”
— Debra Smith, Director of the Newberry Opera House
T h e N e w b e r r yO p e r a H o u s e w a scompleted in 1881. AFrench-Gothic stylestructure, the buildingw a s d e s i g n e d b yColumbia a rch i tec tC.L. Norman and builtat a cost of $30,000.T h e b u i l d i n g w a sintended to be a place ofentertainment for thelocal citizenry as well asa seat of government forthe city. The buildinghoused local entertain-ment for the city ofNewberry until 1952when, a f ter the las tshowing of The Outlaw,t h e O p e r a H o u s eclosed. The buildingremained empty and by1959, there was talkabout tearing it downb u t p u b l i c o u t c r ystopped the wreckingb a l l . I n 1 9 6 9 , t h eNewberry HistoricalSociety began the pushto restore the OperaHouse, as did severalo t h e r c o m m u n i t ygroups. As a result ofthe overwhelming public support, the buildingwas listed in the National Register of HistoricPlaces in 1970.
The renovation of the Newberry OperaHouse, completed in 1998, was a $6 million
undertaking that would return the building to itsformer glory, creating a centerpiece for the artsand entertainment in the city of Newberry. Therestored Opera House has become the catalystfor the rebirth of downtown. The travel andtourism industries in Newberry have boomed.The res torat ion of the opera house hascontributed $52 million to the local economy anddirectly helped create approximately 100 newjobs in local hotels, restaurants, and shops.
The effect of historicpreservat ion on jobc r e a t i o n i s s i m i l a rs ta tewide . In SouthC a r o l i n a , h i s t o r i cpreservation activitiesdirectly result in thecreation of 400 jobs.The majority of thesejobs are in construction,architectural servicesand related activities.However, the creationof these jobs results inan additional 369 jobs,creating a domino effectin local job markets.These jobs are the resultof the income createdthrough historic preser-vation cycling throughthe local economy.
These impacts notedabove are only thoseas soc ia ted wi th thedirect rehabilitation ofpropert ies in SouthCarolina. In additiont o t h e e c o n o m i ca c t i v i t y g e n e r a t e dd i r e c t l y f r o m t h econstruction activities,historic preservationalso has a tremendousimpact on the tourism
industry. If the jobs directly created throughheritage tourism are included, historic preser-vation and historic preservation related activi-t ies d irect ly create 9 ,497 jobs in SouthCarolina—comparative to many of the state’s
PRESERVATION AND JOB CREATION
The historic Newberry Opera House was constructedin 1881 and today remains a centerpiece of
Newberry's historic downtown.
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Smiling Faces Historic Places — 5
largest employersincluding suchc o m p a n i e s a sMichelin NorthAmerica, Milliken& Company, andBlue Cross andBlue Shield ofSouth Carolina(source: SC Business2002, v. 22).
T h e f i g u r e sb e l o w c l e a r l yshow that preser-vation activitiesa r e e x t r e m e l ybeneficial to localj o b m a r k e t s .Historic preser-v a t i o n , w h e ncoupled with a growing economy, acts as a cata-lyst for growth in struggling urban areas by
encouraging newb u s i n e s s e s t olocate in emptydowntown build-ings and store-f r o n t s . O n c ebusinesses beginto return to theseareas, local resi-dents and touristsare encouragedto return. As ar e s u l t , t h e s evisible preserva-t ion succes se slead to increasedeconomic invest-ment and finan-cial strength forhistoric commu-
nities and with financial success comes anincrease in job production and availability.
The revival of Newberry’s Opera House has stimulated the localeconomy and encouraged businesses to return to Main Street.
Men At Work: Historic Preservation On The Job
Workers in these photos are seenengaging in the exacting tasks of
historic renovation and preservation.Above: Workers are removing
paint from the balustrade of an historic residence.
Right: Workers prepare to reglaze an historic window sash.
Historic PreservationEmployment Impact
Historic preservation directlycreates approximately 400 jobsper year. In addition, 369 jobs arecreated indirectly as a result ofthese projects.
6 — Smiling Faces Historic Places
“Houses within the historic district sell for apremium and many are willing to pay
more to live, work, and play in this unique environment. Nationwide there has been a
resurgence of interest in preservation of historic structures. Even in new construction, the trend seems to be toward “New Urbanist”
traditional architecture.” —Donna Alley,
Preservation Planner for the City of Beaufort
The BeaufortHistoric Districtwas listed in theN a t i o n a lR e g i s t e r o fHistoric Placesin 1969 and hass ince achievedN a t i o n a lH i s t o r i cLandmark status.The picturesquep o r t t o w n i slocated on PortRoyal Island, oneof 64 Sea Isles,which make upBeaufort County.B e a u f o r t , t h es e c o n d o l d e s ttown in SouthC a r o l i n a , w a sfounded in 1711.
In the last reassessment of property inBeaufort County, many historic propertiestripled in value. At the time, this seemed some-what inflated. But as the next reassessment nears,most property owners are secure in knowing thatthe reevaluation is an accurate reflection of “real”property values based upon what has occurredwith sales and re-sales in the district during thepast five years.
Currently there are approximately 150National Register historic districts in SouthCarolina. In addition, there are more than 30districts designated as historic by local govern-ments. Properties located within these districts
are subject to restrictions and guidelines designedand enforced by a local board to ensure that thehistoric integrity of contributing properties isprotected. These could include approval for exte-rior changes, new construction, demolition oradditions. Guidelines and restrictions help safe-guard the district. Property owners in these areasare assured that neighboring and adjacent prop-erties will be maintained to a certain level and thehistoric appeal and integrity of the communityare preserved.
In a recent study of locally designated historicdistricts by the South Carolina Department of
A r c h i v e s a n dHistory, it wasfound that localdesignation had apositive effect onp r o p e r t i e slocated withint h e s e a r e a s .Properties withinl o c a l h i s t o r i cd i s t r i c t s a r ew o r t h m o r e ,appreciate faster,and retain moreo f t h e i r v a l u ethan propertieslocated outsidethe district. Insome communi-ties propertieslocated withinthese d i s t r ic t swere as much as
36 percent more valuable than those locatedoutside the district.
Some examples are:
▲ Aiken: Prices of houses within historicdistricts were statistically higher than otherdowntown houses
▲ Anderson: Houses within local historicdistricts were 36 percent more valuable thansimilar non-district houses
▲ Beaufort: The average house in the historicdistrict sold for 21 percent higher than anidentical house outside the district
PRESERVATION AND PROPERTY VALUES
Historic Beaufort’s notable homes and tree-lined streets attract homebuyers from across the country.
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▲ C o l u m b i a :House pricesi n c r e a s e df a s t e r i np r o t e c t e dn e i g h b o r -hoods thanthe market asa whole
▲ Georgetown:H o u s e s i nt h e l o c a lh i s t o r i cdistrict werew o r t h 1 1percent morethan similarhouses not inthe district
▲ Greenville: The mean price per square footof houses within two local historic districtsjumped significantly following their designa-tion
▲ Rock Hill: Local designation was a positivefactor in predicting the price of the house
▲ Summerville: Houses located within thelocal historic district were 23 percent morevaluable than similar houses outside thedistrict
▲ Sumter: A 17 percent premium was paid forhouses within the district
H i s t o r i cd i s t r i c t s h a v ebecome desirablep laces to l i ve .W i t h t h erenewed interestin “downtownliving,” residentsare rediscoveringthe ne ighbor -hoods of old thatoffer large yards,mature trees, anda distinct char-acter that can notbe found in thesuburbs of the1960s and 1970s.Tr e e s h a d e ds t r e e t s , s i d e -
walks, neighborhood schools, and corner storesall combine to create a nostalgic atmosphere thatcannot be replicated in newer suburban areas.Prices for homes in downtown historic districtsacross the state are at an all time high, kept therebecause buyers are willing to pay more for what isconceived as an improved quality of life. Owningproperty within these districts is seen as a goodinvestment. Design review in these neighbor-hoods assures that the buyer’s investment willremain safe by overseeing all changes made tohomes within the area and monitoring newconstruction to ensure its compatability. As awhole, historic downtown neighborhoods aremaking a comeback, which is good for both theinvestor and the towns in which they are located.
Mature trees and sidewalks create a peaceful atmosphere in Columbia'sElmwood Park neighborhood. Since the neighborhood adopted its
preservation ordinance in 1974, property values have risen steadily andarea homes have been restored to their original glory.
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$40.00
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East Park AvenueHistoric District
Greenville
Hampton PinckneyHistoric District
Greenville
Before
After
After
Before
Mean Price Per Square Foot:Before and After Local Historic Designation
SOURCE: South Carolina Department of Archives and History
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“Much of the downtown retail isdependent almost exclusively on tourism
dollars. Abbeville’s downtown is alive todaybecause of the heritage tourism industry.
It drives the opera house as well as the localrestaurants and stores. Without tourism we
would have closed up shop long ago.” —Vicki Burt
Abbeville Chamber of Commerce
A b b e v i l l e ,n a m e d a f t e r aFrench town, wasfounded in 1785in an area inhab-i t e d 3 0 y e a r sbefore by FrenchH u g u e n o ts e t t l e r s . T h etown became anovernight stopo n t h e N e wYork-to-Atlantarailway around1890, and as aresult enjoyed ashort period ofp r o s p e r i t y. I n1908, Abbevilleconstructed anopera house in itsnew municipalbui lding, bothl o c a t e d o n apublic square. The massive Belmont Inn, origi-nally called the Eureka Hotel, opened in 1902and was considered the place to stay duringAbbeville’s boom era. Touring companiesperforming at the Abbeville Opera House lodgedat the hotel, as did tourists and travelingsalesmen. Following the Depression and the re-routing of the railroad, Abbeville’s successdeclined and took much of the Eureka’s businesswith it. Today both the Opera House and the Innencourage tourists to visit the area and stayovernight.
The economic livelihood of the town ofAbbeville is rooted in the Heritage Tourism
industry because of its historic town square,historic district, opera house, and historic housemuseums. In the year 2000, approximately 8,900people visited Abbeville’s historic district comingfrom 49 states and 17 foreign countries. In 2001,visitation was down, but the town managed toattract just over 7,000 visitors. Because ofAbbeville’s close proximity to Greenwood andmany new “big box” retailers, traditional clothingstores and shops do not survive on Abbeville’ssquare. For this reason, retail geared toward thetourist industry has been most successful.
To u r i s m i sSouth Carolina’slargest industry,according to theSouth CarolinaDepartment ofP a r k s ,Recreation andTo u r i s m . T h efastest growingf a c e t o f t h a ti n d u s t r y i sheritage tourism,which is definedas “traveling toexperience theplaces and activi-ties that authen-tically representthe stories andp e o p l e o f t h epast.” Included int h i s c a t e g o r ywould be histor-
ical places, museums, cultural events, festivals,and national or state park historic sites.
By that definition, it is easy to see why over 4million tourists visited South Carolina heritagesites in 2001. With sites as rich and historic asKings Mountain and Penn Center, the square inAbbeville, the Newberry Opera House, the StateMuseum, and Charleston’s Battery, SouthCarolina has a varied canvas of historic sites toattract and entice visitors to the state
Nationwide, Heritage Tourism is a $57 billionindustry according to a recent American travelsurvey. In South Carolina, it is estimated thatheritage tourism generated $325.6 million in
PRESERVATION AND HERITAGE TOURISM
Colorful storefronts form a picturesque backdrop for Abbeville’s historictown square. Ample parking and wide sidewalks help to make the
square a tourist-friendly area.
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Smiling Faces Historic Places — 9
direct spending andcreated approxi-mately 9,097 jobs.Heritage touriststend to stay longer,spend more andv i s i t m o r e s i t e sthan t radi t iona ltourists. Accordingto a recent study bythe Travel IndustryA s s o c i a t i o n ,heritage touristsspend an average of$688 per tr ip —about 62 percentm o r e t h a n t h eaverage tour i s t sspends.
H e r i t a g etourism is a drivingforce in South Carolina’s economy. The preser-vation of historic sites, structures, and districtshas played a key role in attracting heritagetourists to the area. By continuing to preserve
historic landmarksand s i tes , SouthCarol ina can beassured that thetourist industry willcontinue to growand produce much-needed revenue forthe state. Heritaget o u r i s m i s a l s obeneficial on theloca l l eve l . Thep r e s e r v a t i o n o fhistoric districtsand sites encour-ages tourists to visits m a l l e r S o u t hC a r o l i n a t o w n swhere they, in turn,spend money inlocal stores, restau-
rants, and hotels. All in all, historic preservationis beneficial on both the local and statewide levelsby promoting heritage tourism and drawingsupplementary revenue into the state each year.
Historic buildings and recreated fence designs give visitors to Historic Brattonsville a feeling that they have stepped back in time.
0.0% 5.0% 10.0% 15.0% 20.0% 25.0%Beach
Museum/Historic Site
Hiking/Fishing/Hunting
Golf/Tennis
Amusement Park
Night Life/Dancing
Cultural Event/Festival
Natl/State Park
South Carolina Visitors:Leisure Activities
The South Carolina Visitors Leisure activities graph was found in: "The Tourism Industry in South Carolina 1997 Executive Summary" released by SC Dept of Parks Recreation and Tourism
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“The 1980s were the low point for downtownConway. The town was nearly dead. It took the
joint effort of property owners, the city, andHorry County to bring business back to MainStreet and the Historic District. The draw of
downtown Conway is its uniqueness. I’ve heard itdescribed in many ways, from ‘Little Mayberry’
to something out of ‘It’s a Wonderful Life.’ ”— Jennifer Perrin,
Project Manager of Conway Main Street USA
“[Preservation] has made downtown Conway an exciting place to be, so people want to do
business here. There are 100 buildings in thecommercial district and we currently have a 95 to 96 percent occupancy rate. It has madeit an attractive place to be so people want to
occupy the buildings and open stores.”— Jason Collins, Planner, City of Conway
Established in 1733 on what was then SouthCarolina’s colo-n i a l f r o n t i e r ,Conway is one ofthe oldest townsi n S o u t hCarolina. A walkalong the river-front is a pleasantreminder tha tC o n w a y h a s arich history. Int h e 1 8 7 0 ’ s ,Conway boomeda s a n e x p o r tcenter for timberproducts, ship-ping tar, pitch,turpentine, andp i n e l u m b e ra r o u n d t h eworld. The rail-r o a d c a m e t oConway in 1887,and a few years later a group of Conway busi-nessmen extended it to the coast, creating the
resort town of Myrtle Beach. Today, Conway is apleasant, riverside town of quiet neighborhoods,historic structures, and a lively commercialdistrict. A recent article in the Myrtle Beach Sun-News touts Conway as “the best example alongthe Grand Strand of how downtown revitaliza-tion has brought a dying city to life.”
Today, historic buildings help draw customersand retailers. Conway is in a unique situationbecause of its proximity to Myrtle Beach. Localpeople tend to shop in Conway rather thanfighting the beach traffic to the local malls.Conway is also marketed as a day trip destinationfor beach goers who are looking for an escapefrom the hubbub of the grand strand.
The resurgence of Conway’s downtownmirrors a nation-w i d e t r e n d .A c r o s s t h ecountry, therehas been a move-ment to recyclehistoric buildingsa n d b e g i n t outilize existingin f ra s t ruc turer a t h e r t h a nbuilding fartherand farther fromcity cores. TheNational Trustf o r H i s t o r i cPreserva t ion ’sM a i n S t r e e tP r o g r a m h a sprovided guid-ance, funding,and training forc o m m u n i t i e s
wanting to restore their downtowns. Over 20years, $15.2 billion has been invested in down-
PRESERVATION AND DOWNTOWN REVITALIZATION
Conway’s Main Street combines retail and residential space that today boasts a 95% occupancy rate.
Downtown Conway Statistics (1986-01) Business openings.....................................164Business Expansions ...................................34New jobs created ......................................442Facade Improvements ..............................218Private Money Reinvested..........$14,286,299
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towns na t ion-wide, creat ing2 0 6 , 0 0 0 j o b s ,5 2 , 0 0 0 b u s i -nesses and reha-bilitating 79,000buildings (MileyStudy).
S o u t hCarolina has alsoseen a boom indowntown revi-t a l i z a t i o n .Besides Conway,N e w b e r r y ,C a m d e n ,Greenville, York,and Hartsvi l leare examples ofcommunities thathave invested time, money, and imagination totransform their downtowns and to create jobs andeconomic investment instead of continuing towatch historic buildings crumble.
Each community has gone about the processdifferently but all have followed the simplep h i l o s o p h y o fd o w n t o w neconomic devel-opment throughhistoric preserva-t i o n . T h eM u n i c i p a lAssociat ion ofSouth Carolina(MASC) throughits CommunityB u i l d e r sProgram is thestate’s NationalT r u s t M a i nStreet partner.A c c o r d i n g t oC o m m u n i t yBuilders, from1 9 8 4 - 2 0 0 0downtown revi-talization resulted in total reinvestment of $375million—creating 6,153 jobs, 1,752 businessesand rehabilitating 1,597 buildings. In addition,the number of active Main Street programsincreased 400 percent from 5 to 25 statewide.
D o w n t o w nrevitalization andreinvestment hass p a r k e d arenewed interesti n d o w n t o w n sa c r o s s S o u t hC a r o l i n a .S u d d e n l y ,communities areb e g i n n i n g t orealize that whatthey have is notuseless , crum-bling retail space,but an opportu-nity for economicg r o w t h a n de x p a n s i o n .Economic success
that was once only enjoyed by cities such asCharleston and Beaufort has now expanded tosmaller towns and communities; each with aunique downtown setting that offers tourists a lookat small-town life in South Carolina.
Downtown revitalization has also encouragedlocal residents tomove back intothe cities, makingd o w n t o w n atrendy place tol ive and work.Mixed-use spacesa l o n g M a i nStreets in townslike Greenvillea n d C o n w a yensure that thedowntown area isnot abandoned at5 p.m. and lendslife to the streetsa t n i g h t .Restaurants andbars also create anightlife in store-fronts that were
once dark as soon as the work day was done.Downtown revitalization and redevelopment hasproven to be economically beneficial for townsacross South Carolina, bringing in economicinvestment and tourism dollars to local economies.
Historic Beaufort’s Main Street success has come as a result ofincreased tourism dollars and and an influx of investment capital
from outside sources.
Outdoor seating at restaurants and open doors to shops are some of the bene-fits that have helped to revitalize Greenville's Main Street. Traffic calming
elements such as landscaping, easily discernable cross walks, and streetnarrowing have helped to create a pedestrian friendly atmosphere.
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12 — Smiling Faces Historic Places
“[Preservation] is a top priority for
downtown Bennettsville. Having people live
downtown can be a catalyst in helping bring
more businesses and greater economic
development to the heart of our city.” Bill Kinney,
Publisher of the Marlboro Herald Newspaper
The county seatof Marlboro is thecity of Bennettsville,which was foundedin 1819 and nameda f t e r G o v e r n o rThomas Bennett.Marlboro Countyha s a lway s beenlargely agriculturala n d r e m a i n s s otoday. It was onceo n e o f S o u t hCarolina’s wealth-iest counties, andB e n n e t t s v i l l ec o n t a i n s m a n ybeautiful old homesa n d h a n d s o m ecommercial build-ings from the nine-teenth and ear lytwentieth centuries.A symbol of SouthCarolina’s grace and charm, Bennettsville is areminder of another era. In 1978, the centralpart of the town was listed in the NationalRegister of Historic Places as the BennettsvilleHistoric District.
Today, however, Marlboro County struggleswith a low per capita income and high unemploy-ment. In 2001, the county had an unemploymentrate of 13.4 percent, the third highest of anycounty in the state. The weak economy of thecounty has affected Bennettsville’s downtowncommercial district. In 2001, seven commercialbuildings sat vacant in the downtown—-a far cryfrom its prosperous past. In partnership with theTown of Bennettsville, Landmark Asset ServicesInc. (LAS) stepped in and has committed to
invest $2.6 million in the downtown area to reno-vate and restore the vacant buildings, turningthem into 23 loft style apartments with 9 retailspaces below. Twenty-two of the 23 apartmentunits created above the retail spaces will berestricted to low and moderate income tenants,helping to meet Bennettsville’s need for afford-able housing and bringing residents downtown.The project will create 13,000 square feet of
re ta i l and of f i cespace in 9 store-fronts, creating anestimated 26 jobs.
Bennettsville isfollowing the leadof other communi-ties across SouthCarolina in creatingaffordable housingby rehabil itatinghistoric buildings—-communities sucha s C h a r l e s t o n ,Union, Columbia,Abbeville, Chester,C l i n t o n , G r e a tFalls, Spartanburg,a n d L a u r e n s .Rehabilitation ofhistoric buildings ishelping to meet thestate’s critical needf o r a f f o r d a b l ehousing. According
to the South Carolina State Housing Financeand Development Authority, low and moderateincome citizens in the state face high housingcosts, which they often cannot afford without asevere cost burden. For example, households inthe lowest income bracket (median householdincome of $13,800) can afford only about $345per month for housing; they are not likely tofind suitable housing within that cost range.Waiting lists for assisted housing confirm theneed for affordable housing. Financing fromprograms such as Community DevelopmentBlock Grants and the South Carolina HousingTrust Fund as well as equity from the sale offederal low-income housing tax credits andhistoric rehabilitation tax credits have helped
PRESERVATION AND AFFORDABLE HOUSING
Bennettsville's revitalization efforts have been successful in partbecause of the heavy investment in mixed-use renovations of
historic buildings along Main Street.
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make historic preservation/affordable housingprojects successful.
In the 1970s and 80s, Charleston was a pioneerin assisting homeownership by lowa n d m o d e r a t eincome residentsi n t w o o f t h ecity’s decayinghistoric neigh-b o r h o o d s .B e t w e e n 1 9 7 2a n d 1 9 8 6 t h eH i s t o r i cC h a r l e s t o nF o u n d a t i o n ,s o m e t i m e s i npartnership witht h e C i t y o fC h a r l e s t o n ,purchased, reha-b i l i t a t e d , a n dresold 17 housesin the Wraggborough and Radcliffeboroughneighborhoods with the goal of providing homeownership for low and moderate income families.I n t h e 1 9 9 0 s ,H i s t o r i cC h a r l e s t o nFoundation, theC i t y , a n dnonprofit organi-z a t i o n sc o n t i n u e d t oassist the creationo f a f f o r d a b l ehousing in thed e t e r i o r a t e dhistoric neigh-borhoods in thenorthern sectionsof the peninsula.For example, theC h a r l e s t o nH o u s i n gAuthority made amajor investmenti n h i s t o r i cpreservation andaffordable housing in the mid-1990s by spendingover $4.7 million in the rehabilitation of theWilliam Enston Home—-a complex including anentrance gate, 24 cottages, a chapel, and an
engine house on north King Street. The latenineteenth century Romanesque Revival stylecomplex, which was created to provide housing
for the aged andinfirm, was listedin the NationalRegister in 1996.Today the oncedeteriorated andpartially vacantc o m p l e xprovides 58 lowa n d m o d e r a t eincome housingunits in a beau-tiful landscapedsetting.
U n i o n w a sone of the firstsmall communi-t i e s i n S o u t hCarolina to pairhistoric preser-
vation with affordable housing. By the 1980s, theonce grand Fairforest Hotel, constructed in 1927and listed in the National Register, had become a
r u n - d o w n ,m o s t l y v a c a n testablishment.W h e n a l o c a lbank foreclosedon the Fairforesti n 1 9 8 5 , t h eb u i l d i n g w a sg i v e n t o t h eTo w n , w h i c hhoped to restorethe Fairforest asa fine hotel. Aftern u m e r o u sattempts failed,the DowntownU n i o nRevi ta l i za t ionAssociation part-nered with theTown of Unionand LandmarkAsset Services,
Inc. to rehabilitate the hotel as apartments for thelow-income elderly, with nonresidential use inthe storefronts. The $2.5 million project tookseveral years, but when the rehabilitation was
This rehabilitated cottage, one of 24 in the William Enston Homecomplex, is now a duplex. The complex provides low to moderate
income housing for citizens on the upper peninsula of Charleston whilepreserving a significant example of Romanesque Revival architecture.
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In 2000, the city of Columbia celebrated the opening of the WardlawApartments. Providing housing for senior citizens, the once vacant and
crumbling Wardlaw Junior High School was again a valuable communityasset. Similar projects to turn aging school buildings into housing for South
Carolina's elderly community have been undertaken across the state.
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Affordable Housing Units Created.........................................................................22
complete, it was a great success. The 41 attractiveand spacious apartments and 4 storefronts rentedquickly. This project led to several other afford-able housing projects in historic buildings indowntown Union and spurred revitalization ofthe downtown, bringing in new businesses.According to Fred Delk, former director of theDowntown Union Revitalization Association, theprojects have provided attractive, affordablehousing for people who need it and the presenceof these people has strengthened the downtown.
In Columbia, Wardlaw Junior High School,constructed in 1927 with Gothic details, was abeloved and highly visible landmark in theElmwood Park neighborhood. The building,which housed the first junior high school inColumbia, was listed in the National Register in1984. Soon after that the school district vacatedthe building, and for almost 15 years Wardlaw
Junior High School sat vacant and deteriorating,becoming a neighborhood eyesore. In 1999-2000, United Housing Associates, Inc. investedover $7.5 million into rehabilitating the oldschool for use as housing for senior citizens. Theadaptive reuse took advantage of historic featuresof the building such as the center courtyard area,the wide corridors, and high ceilings. Today therejuvenated landmark enhances the beauty of theneighborhood and provides 66 attractive apart-ment units for senior citizens.
Historic preservation and affordable housingare effective partners. Rehabilitating historicbuildings for use as affordable housing helpsmeet the demand for low-cost housing units. Inaddition, it stimulates local economies bysupporting local businesses, creating jobs, gener-ating tax dollars, and bringing new life to down-towns and neighborhoods.
14 — Smiling Faces Historic Places
Th i s r e p o r t o u t l i n e s t h e i n c r e d i b l eeconomic impact that historic preserva-
tion and heritage tourism have statewide.Historic preservation and rehabilitation inSouth Carolina have the potential to greatlyincrease future economic growth within thestate. With the introduction of the SouthCarolina Historic Rehabilitation IncentivesAct, property owners will now have addedincentive to preserve their historic structures.The act will both lower the cost of residentialrehabi l i tat ion projects and increase theexpected rate of return to commercial projects.An increase in projects will result in an increasein preservation-related spending thereby bene-fiting the local and state economy.
If the Historic Rehabilitation Incentives Actand other policy initiatives increased thestatewide rehabilitation rate from 1 percent to 1.5percent, South Carolina could reap even greater
economic gain. This could mean total economicspending of $110.3 million, total labor earningimpact of $33.1 million, and a total employmentimpact of 1,154 jobs. The increase represents anincrease of $36.8 million in total spending, $11.1million increase in labor earning, and an employ-ment increase of 385 jobs.
In addition, economic successes in towns suchas Newberry, Greenville, and Conway willcontinue to encourage similar revitalization incommunities across the state. No matter how theeffects are measured, it is obvious that thecommunities that have taken the time and madethe effort to protect their historic resources havestronger, healthier economies because they havethe ability to benefit from heritage tourismdollars. By preserving historic downtowns andneighborhoods, these communities maintainedtheir unique qualities and characteristics and keptfrom becoming Anytown, USA.
CONCLUSION
Smiling Faces Historic Places — 15
PALMETTO CONSERVATION FOUNDATION1314 Lincoln Street, Suite 213
Columbia, SC 29201(803) 771-0870
www.palmettoconservation.org
SOUTH CAROLINA DEPARTMENT OF ARCHIVES AND HISTORY8301 Parklane RoadColumbia, SC 29223
(803) 896-6100
THE PALMETTO TRUST FOR HISTORIC PRESERVATION8301 Parklane RoadColumbia, SC 29223
(803) 896-6234
BIBLIOGRAPHYAnderson, DeWayne. “Revenue Impact of the Proposed 20% Credit for Income Producing Structures
HB3163. Document presented to the South Carolina Ways and Means Committee, April 16, 2001.Miley and Associates. The Economic Impacts of Historic Preservation in South Carolina. Document Prepared
for Palmetto Conservation Foundation, June 2002.National Park Service. “Federal Tax Incentives for Rehabilitating Historic Buildings”. Washington: US
Department of the Interior, 1999.Rypkema, Donovan. The Economics of Historic Preservation. Washington: National Trust for Historic
Preservation, 1994.South Carolina Department of Archives and History. Historic Districts are Good for Your Pocketbook: The
Impact of Local Historic Districts on House Prices in SC. January 2000.
FOR MORE INFORMATION
On the back cover:Top: Before and after photos of Kensington Mansion.
Bottom: Before and after photos of the West End Markets in Greenville.
CONTINUING EDUCATION EVALUATION FORM
Name of Program: Historic Architecture & Preservation Issues Date: September 9, 2016
Facilitator(s): Lindsay Stuber, Historic Rock Hill & Janice E Miller, City of Rock Hill
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