A grand design
City's plan for redeveloping area where old Cooper River bridges touched down could begin with improvements in drainage
By David Slade
Georgette Carr's white picket fence is stained with a knee-high line of dirt, marking how high water rose at America and Cooper streets in Charleston when the area was deluged with rain on Oct. 24.
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Georgette Carr, who owns a home on the corner of America and Cooper Street, talks about the flooding problems in the neighborhood. The dirt marks on her fence show the high-water mark from the record-setting rainfall on Oct. 24.
Nearby, at Cooper River Court, pond-sized puddles remained on the ground six days after the rain fell. Dressed as a witch, Juanita Hill dodged them while escorting three children home from a Halloween party Thursday.
The rain on Oct. 24 was a record-setting event, but flooding and poor drainage have always been an issue in this part of town, where the old Cooper River bridges used to touch down on the peninsula.
"They need to do something," Hill said. "It's terrible every time the tide comes up."
The city does plan to do something.
Something big.
With the bridges gone, Charleston is poised to take ownership of more than 8 acres of state-owned land between Morrison Drive and Cooper, Lee, and Meeting streets.
Over the past two years the city has been planning a grand redevelopment for the area, but one of the first steps toward making the project a reality will be tackling the drainage problem.
"We knew that it would be wrong to redevelop this area and not address the drainage," Mayor Joe Riley said.
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The city and its consultants have just concluded that a plan to finance the area's redevelopment will pay for a $15 million drainage improvement and infrastructure project that could benefit much of the surrounding East Side and North Central neighborhoods.
"It works," said Riley, clearly pleased with the outcome of an economic feasibility study presented on Oct. 22.
Here's how it works:
When new development takes place in a designated area in and around the bridge site, the additional property taxes generated by that development will be used to support the redevelopment of the bridge area.
For example, new taxes generated by the Cigar Factory condos could be used to help pay for the drainage project, rather than going toward general government purposes.
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Nicholas Ward Jr., 6, (left) leads cousin Khyli Emerson, 3, his mother, Juanita Hill, and cousin Artrell Emerson, 8, through empty lots left by the demolition of the Grace and Pearman bridges.
It's a financing device known as a tax increment financing district. It uses the incremental increase in property tax revenue in a specific area to pay for public improvements in that same area.
"The tricky part with a TIF is that it relies upon development happening in the district," said Michael Maher of the Charleston Civic Design Center. "We already have some of that happening, with the Cigar Factory and the One Cool Blow project, but it's not enough to get a bond to pay for the infrastructure."
"The encouraging thing from this (feasibility study) is, it looks like it's possible," said Steve Bedard, the city's chief financial officer.
For Georgette Carr, the changes can't come soon enough. "In the meantime, we suffer," she said.
Carr moved out of the house she inherited from her father at American and Cooper streets in July to escape crime problems in the neighborhood. She said thieves knew her schedule and would break in repeatedly when she was at work.
"If they don't do something about the crime, I don't want to live here," Carr said. "There would be people outside my house, and reefer smoke coming in the window."
Previous stories
Revitalization plan stresses housing, nearby shops, published 02/25/05
The (re)making of a neighborhood; Bit by noisy, dusty bit, East Side being rebuilt, published 05/22/06
Revitalizing the East Side: Movement to turn city neighborhood into bright spot requires a concerted effort by all involved, published 07/23/06
Bridge redevelopment site draws comments; Affordable housing for various incomes ranks high on list, published 10/08/06
She now rents an apartment in North Charleston and hopes to sell her house in the bridge area for a nice profit when the area is improved.
"I want a whole lot of money for it," she said.
Not far from Carr's house, the city envisions a new neighborhood with about 350 houses, condos and apartments.
A South Carolina State University adult education center is planned for a site opposite Martin Park, along with 90,000 square feet of office and retail space.
When Hill, who lives in the Cooper River Court public housing project, heard a description of the city's plan, her reaction was: "Well, they'll probably kick us all out."
The redevelopment plan has stirred concerns about gentrification in the predominantly black neighborhood, but the city's plan calls for ensuring a broad range of income levels will be able to afford the homes proposed for the bridge area.
Housing could range from market-price single-family homes to homes and apartments priced for those with moderate to low incomes.
There are no plans to change the Cooper River Court complex, according to the city and the housing authority.
The next step in all of this is designing and engineering the drainage work, which could involve a network of pipes and a pump station that could improve drainage throughout the area east of King Street, roughly from Reid to Huger streets.
"Our focus is trying to find ways to make it not be years away," Maher said.
"Design work will probably begin in 2009," he said. "That is our goal."
Riley had once expressed hope that redevelopment could begin in 2007. As 2009 approaches, the state still owns the land. The transfer of that land to the city has been delayed by a variety of title and right-of-way issues.
Leland Colvin, assistant construction engineer for the state Department of Transportation, said those issues are getting worked out, but declined to offer a timetable.
Another issue the city and SCDOT are working out is a new street connecting Morrison Drive to America Street, tentatively named Grace Street. The road was built on land above the subterranean bridge support pillars, and has settled in places to the point where the road is no longer flat.
"It's nobody's fault," said Colvin, but the city and state haven't figured out who will pay to fix the problem.
The state agreed to build the road as part of the bridge demolition project, and also reconnected America, Hanover and Drake streets, which for years were blocked off by the Grace and Pearman bridges.
The city calls this "reknitting" the neighborhood.
"I have lived here most of my life, and I can't wait to see these improvements," said Arthur Maybank, secretary of the neighborhood association, who attended the economic feasibility presentation.
Last week, Carr stood in front of her Cooper Street house and looked out across the vacant land where the bridges stood, where trash-strewn empty lots are now bracketed by freshly-built streets.
"You know something is going to happen, but when?" she said.
Reach David Slade at 937-5552 or dslade@postandcourier.com.
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palmettoruckus (anonymous) says...
FIRST! HAHAHA
November 3, 2008 at 7:41 a.m. ( permalink | suggest removal )
hotchick (anonymous) says...
Still having trouble figuring out why Carr, who (1)inherited the house but doesn't live in it, (2)who admits that the house really isn't habitable due to the drainage problems and the crime outside - expects the city to pay "a whole lot of money for it." Sad thing is, the city probably will.
November 3, 2008 at 8:33 a.m. ( permalink | suggest removal )
LEYH (anonymous) says...
Remember everyone, we are barely above sea level. They are going to install drainage systems, pumps, what's next? Levees? And then they are going to develop it. A lot of developers from "off" are going to make a lot of money and then leave. What happens when the next hurricane hits (not if)? Does no one remember Katrina?
November 3, 2008 at 8:52 a.m. ( permalink | suggest removal )
GeecheeBoi84 (anonymous) says...
I call Bulls**t on Riley! Martin Park is right in the Projects... You really think they're going to leave the projects there, opposite "90,000 square feet of office and retail space"??? And they try to throw the HBCU adult center in the mix to make it look like they won't move everybody out. Be real now... Juanita Hill is right, the plan is, and has always been, to make East Side into an affluent white neighborhood, no matter how much they try to convince the media otherwise. We're still fighting the city for my late uncle's house on Cooper St. now, which is legally still in my family's possession, but the City is laying claim to.
stono: If you'd backtrack through P&C's archives, you'll see the pictures of the stores and houses they plan to put in the place of the projects on the E, and where the bridges used to be. That's why they're focusing on that area now, they can kill 3 birds with one stone: Fix drainage, redevelop, and kick out residents figuring that that will stop the high crime in the area.
hotchick,: Carr is holding on to the house and expects the city to pay a lot for it, because she knows what everybody else does, that the city WILL. They've been paying people to move off the E for YEARS with dreams of renovation! And many people don't understand that "a lot" won't even amount to the worth of their homes BEFORE the city buys them out, renovates it, and sells it at three or four times that "lot". They had a story on that back in 2005 or 6 where a guy proudly admitted that was his plan with houses on Columbus St., knowing he had offers close to 300k once renovated.
Open ya eyes East Side, do NOT be bought out!!!
November 3, 2008 at 9:12 a.m. ( permalink | suggest removal )
Smart_Enough_2_Know_Better (anonymous) says...
Yes, puddles are a HUGE problem. What if someone gets splashed? Or even worse, accidentally steps into one of them and ruins their shoes? This problem needs to be addressed immediately. $15M might not be enough. Charleston needs to close schools, lay off law enforcement and divert money right away from other similar under-funded, obviously non-essential services to ensure that our at-sea-level streets stay dry. Perhaps a giant umbrella would do the trick?
My understanding is that while the city is out addressing such pressing issues, next on the agenda is to address the blight of saggy pants. The city plans to hire a team of fashion enforcers- the Charleston Fashion Police (CFP)- giving out-of-work law enforcement (from the Great Puddle Scare of 2008) a shot at a second career. The CFP will ticket anyone seen wearing clothes deemed offensive by Joe Ford. (Well SOMEONE had to decide, and he seems to think it should be him, so...) In particular, anyone caught wearing saggy pants will be required to go through a 90-day "shock program" to be educated on the benefits of wearing mullets and wife-beater tee-shirts. Rationale: rid the city of baggy pants, rid the city of all crime. Teach a brother to wear a mullet and a wife-beater, teach him to be a father.
Lastly, let's not forget the completely unexpected and thoroughly shocking problem of noise coming from crowded bars and campuses. People that moved in next to a bar or near a college campus obviously did so with the expectation of peace and quiet, especially on weekends. The city plans to close down these noisy bars and campuses and open city-run churches in their place. These will be places where King Joe can preach the virtue of the James Island tax base joining the city. After all, annexing James Island will help fund the CFP and more big umbrellas. With all the mullets already running around James Island, it's a natural fit. And lord knows we need more churches around this city.
I'm just glad to see the city has its priorities straight.
November 3, 2008 at 10:44 a.m. ( permalink | suggest removal )
wegwam (anonymous) says...
how many yuppies can they convinvce into moving to the eastside?
if they use "green" technology, there will be thousands.
forget crime we're saving the environment. haha. i bet one thing though the yuppies moving in and the current residents over there will have both voted for obama. maybe with that they can come together and get along.
November 3, 2008 at 11:37 a.m. ( permalink | suggest removal )
icbmman (anonymous) says...
I can say that the city has the right idea by trying to rebuild an area that is badly in need of it. Demolition of the old bridges merely quickened the process's pace, especially since the neighborhood has been an eyesore as a gateway into downtown for many years.
The problem, of course, is the city's lackadaisical approach with literally YEARS of planning. Think about this: the bridges have been removed for over THREE YEARS. In any other city, plans would already be finalized and construction would be currently underway. The city is only talking about infrastructure improvements that are way overdue.
While this project is exciting in that it will benefit the neighborhood entirely, it amazes me how slow and inept the city is in getting the project started. As they continue to dabble and plan, the area is still a blight for visitors and residents, crime is still high, and more squabbling with PUBLIC housing is escalating. Get your butt in gear, people.
November 3, 2008 at 11:42 a.m. ( permalink | suggest removal )
GeecheeBoi84 (anonymous) says...
lol @ Smart_Enough_2_Know_Better, well put... But as for the water, you must have never seen East Bay at high tide, WITHOUT any rain... There IS a problem with drainage that's needed to be fixed since my father was a child, but it's funny to see that they only want to fix it now that redevelopment is near, condos, businesses and such. Not like there was anyone living there complaining about it beforehand... But of course, the bridges were the reason they couldn't fix it earlier :-/
November 3, 2008 at 11:51 a.m. ( permalink | suggest removal )
vicupstate (anonymous) says...
If title issues are involved, as they are here, then three years is NOT a long time at all. One would think the state had to have clear title in the first place to build the Grace and Pearson bridges to start with, but apparently there is some snufu.
A streetscaping project in Columbia (North main) has yet to start, despite being proposed and originally funded more than 12 years ago.
November 3, 2008 at 12:48 p.m. ( permalink | suggest removal )
icbmman (anonymous) says...
That's sad, vic. And pathetic. Streetscaping should be a bulwark of city resources and finances, but for many cities in SC, it is merely a trifle, considered a begrudging duty that should be done piece-meal and very slowly. The problem with this mentality is that streetscaping is infrastructure improvement for both pedestrians and vehicles. The longer you wait to improve the roads and sidewalks, the worse they get.
Three years IS a long time considering that this redevelopment project should've been planned DURING the new bridge project. The state/city should've indeed already had clear title, which tells me that many of the legal resources for those governments are not managing records very well.
November 3, 2008 at 2:13 p.m. ( permalink | suggest removal )
Osgood30 (anonymous) says...
If you build it, they will come. If they can create a mixed-use area on the Upper East Side, that area will turn around faster than you can say "neighborhood watch." Then hold on to your butts, cause the gentrification train will be blazing through.
November 3, 2008 at 6:01 p.m. ( permalink | suggest removal )
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