Mixson neighborhood takes shapeFlexibility a must in urbanist community's courtyard By Robert Behre (Contact)
The Post and Courier
Monday, November 24, 2008
 Those designing Mixson's first public space knew it needed to be special — and not just because the mayor bought the pink home right across the street. The courtyard needed to be both beautiful and flexible because it serves as the only outdoor space for six new residences that border on it. And it had to be special because it will do much to shape the public's first impression of Mixson, a unique new urbanist neighborhood off Mixson Avenue, southwest of North Charleston's Park Circle. The neighborhood is the creation of the I'On Group, a company named after its traditional, walkable neighborhood in Mount Pleasant. But where I'On's plan calls for about 760 homes on 240 acres — or about three homes per acre — Mixson's plan calls for 950 units on 44 acres, about 21 units per acre. 
Robert Behre The first courtyard at Mixson is a space that essentially serves as a front yard for the six homes that frame it. Anyone living that close together deserves a quality urban space in return, and that's also why Tim Keane of Keane & Co. fussed over its design. The courtyard plan began with the tall oak in its center, which dominates the space in a good way. The tree serves as sort of a grand Gothic ceiling to this outdoor room. "This tree was of no great note when we walked around the site, but now, it's like, how could you do without it?" Keane says. Keane says the design also was inspired by Pirates Courtyard in downtown Charleston, a small outdoor area off Church Street framed by several residences. "Obviously, that's hundreds of years old, and it has the quality of a place that has random plants and individual expressions and an evolution of use over time," Keane says. Mixson's new courtyard is paramount in the neighborhood design. The surrounding buildings were designed specifically to frame it. This isn't simply an attempt to make the best of leftover space between new homes. The new homes also create the feel of an outdoor room; they serve as its walls. The bluestone, Belgian blocks and grass make a handsome floor. The low concrete walls and seating are treated with a special baking soda mix to give them a more interesting, slightly worn look. "Quality materials are a huge deal," Keane says. "Poor materials would have killed it." Finally, the design recognizes that this space must serve many masters. Keane says that ideally, people will feel free to use it as they please. "It's a place to bring a cup of coffee or let your children run around a little bit or have a neighborhood party — any of those things," he says. The courtyard provides the first tangible glimpse of one of the Lowcountry's most unique new neighborhoods. Its ultra-density is partly explained by the existence of nearby major streets and parks, which Mixson didn't need to add in nearly the same degree that I'On needed. Keane says Mixson's design also fulfills the spirit of Park Circle's original early 20th-century plan of a central park fronted by larger home lots while several diagonal streets, such as Durant Avenue and East Montague Avenue, have dense housing and commercial uses. Mixson's mix of building types means that while it ultimately may hold 950 homes, it may look like there's only about 400 since many share a common roof. Still, it's a novel approach, one that might have encountered stiff political opposition in other places. North Charleston Mayor Keith Summey has been a big supporter, and his help has not gone unappreciated. That's another reason why the designers probably felt a special drive to create a quality courtyard: It is bordered partly by Summey Street. Robert Behre can be reached at 937-5771 or by fax at 937-5579. His e-mail address is rbehre@postandcourier.com, and his mailing address is 134 Columbus St., Charleston, S.C. 29403. |
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Comments
This article has 27 comment(s)
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Posted by moonpie on November 24, 2008 at 6:16 a.m. (Suggest removal)
... and it's right across the street from Liberty Hill???
As someone that's visited places that are less desirable, drug ridden, violence ridden, I can tell you there needs to be seperation from these places from the law abidding. I have walked them and it ain't pretty what you see. I know I do not want to live across the street from it!
Hey good luck with the development.
Posted by karmann on November 24, 2008 at 6:18 a.m. (Suggest removal)
Sounds good, but North Charleston still has some of the poorest performing school in the district. North Charleston government needs to put pressure on CCSD and let them know that this is unacceptable. How is North Charleston expecting to bring in families when the schools in its area perform so low. This should be part of the overall plan.
Posted by moonpie on November 24, 2008 at 6:22 a.m. (Suggest removal)
Karmann good point, I forgot the schools! I know many people in NC that bus their kids to Mt Pleasant as they have the only passing schools? I bet these homes are $350000 plus. And you couldn't send your kid to one of the schools around here! I guess your close enough to send your kids to BE,PG if you can afford it ??
Posted by DanniD on November 24, 2008 at 6:42 a.m. (Suggest removal)
Dorchester District two schools are just as good if not better than Mt Pleasant schools. I agree, I would not want to send my children to school in N. Charleston, nor would I want to live there, especially if I have to share my outdoor living space. Not that I am unsociable, but sometimes you just want a little privacy.
Posted by JohnS on November 24, 2008 at 8:15 a.m. (Suggest removal)
Nice lookng houses. Too bad it's located in the once of the worst Ghetto's in North Charleston.
Posted by oldglory on November 24, 2008 at 8:24 a.m. (Suggest removal)
Do you think people who buy a home in this development would have children? One certainly wouldn't even be able to allow one's children to play in that courtyard because it would infringe on others.
Posted by ColdBud on November 24, 2008 at 8:24 a.m. (Suggest removal)
That area definitely needs to be fixed up and I guess you can't fix it up unless you jump in and start building things like this neighborhood. I can't see myself buying a home in an area like that though. I hope the long term plan works out for those willing to take a chance.
Posted by flyingopinion on November 24, 2008 at 8:32 a.m. (Suggest removal)
Some people feel the need to constantly complain! As a new resident of Park Circle, I have no regrets (almost a year)! I love the neighborhood. Sure there are some places I wouldn't walk at night, but that is not enough of a reason to write-off the whole place. This area is a night and day difference from a few short years ago. This area is filled with good people and great potential. Mixson is a welcomed addition and will be a catalyst for further improvements. The biggest return comes from the biggest risk. North Charleston has a lot at stake in this area and Summey has staked his political career on the improvements in Park Circle. Mixson adds to the betterment of the community. Give it another few years and you will not recognize the place. As for the other comments, tell me where you live and I will find you a list of items to criticize! THANK YOU I'ON, THANK YOU NORTH CHARLESTON!
Posted by guidedbystewart on November 24, 2008 at 8:43 a.m. (Suggest removal)
I would rather live in Mixson than slab houses in redneck suburbia any day (Goose Creek). Look at subdivisions like Sangree 20 years from now and Mixson 20 years from now and we will see which will be more a desirable place to live.
Posted by flyingopinion on November 24, 2008 at 8:48 a.m. (Suggest removal)
Amen to that! Research the plans for the area. Look at the reputation of the developer. Investigate the commitment of the city. This is a win-win for real estate!
Posted by SCVOTER on November 24, 2008 at 9:27 a.m. (Suggest removal)
I think most of you are not realizing that this kind of development will attract more tax revenue, and that will help to improve the schools. Maybe the parents that are buying these houses will be more involved in the schools and help to make necessary improvements.
Don't overlook North Charleston
There was a time no one wanted to go north of Calhoun St. downtown...now look.
People have to live somewhere. Everything is 20 mins from North Charleston. Living there, you get the benefit of all the low country has to offer.
Has anyone been to downtown North Charleston recently? Things are happening there!
Posted by ParkCircle4Ever on November 24, 2008 at 9:33 a.m. (Suggest removal)
Yes our schools suck, we all know it. I'm not sure if Mixson is aimed at the standard family, the cheapest homes are only 600 square feet. Our schools are high poverty with high percentags of free/reduced lunch. There are tough neighborhoods everywhere, as the demand for housing increases, eventually you build next to them. People will and are buying Mixson homes, like Cold Bud said, we have to start somewhere. It certainly won't happen over night, but folks like Flyingopinion see the potential, and he/she is not alone. You North Chuck Haters can continue your constant negativity about anything that happens in North Charleston, we will continue to laugh all the way to the bank as our equity grows. My house is conservatively worth three times what I gave for it 10 years ago... just a few blocks away from 'dreaded' liberty hill.
Posted by beefsaver on November 24, 2008 at 9:33 a.m. (Suggest removal)
Anyone saying that Mixson is "the once of the worst Ghetto's in North Charleston" (spelling?) has clearly never been around Park Circle, and furthermore never been to any of the really rough neighborhoods in North or Downtown. The neighborhood is changing, slowly but surely. My wife works there, my friends live there, we are regulars at many of the businesses on East Montague. If we could sell our house in Clements Ferry's version of Edward Scissorhands, we would move to Park Circle. Concerned about a place for your kids to play? There are several, no-kidding playgrounds within a few blocks. There's a new dog park at the North end of the Navy Base, tennis courts adjacent to NCHS, the softball park in the circle, and the weekly farmers' market as well. The restaurants there are both tasty and affordable.
I'm not saying it is a Sandals resort, but I enjoy being able to walk places other than around houses. My wife and I are approached every day by smiling passers-by, eager to pat our dog or fawn over our baby. The only thing that will breed this friendly attitude into neighborhood improvement is a sense of pride and the willingness of strong folks to reclaim that area. The average person in those neighborhoods is not the person doing the littering, drug dealing, breaking in... the majority can win out with time. Park Circle will be the neighborhood that leads its peers out of the dark ages.
Good luck to the I'On group in championing this endeavor.
Posted by palmettotree on November 24, 2008 at 9:36 a.m. (Suggest removal)
I always like park circle. I would love to move there myself but hubby likes the country (hollywood, as he calls country) yeah right. Well anyways. I did read that the residents have more tendancy to get cancer than others. So be vigilant with this due to the papermill, I believe. It was on the news quite a few years ago.
I don't remember when this came about but I was looking into moving there when I was getting a divorce, but I couldn't find a place at that time.
Posted by ColdBud on November 24, 2008 at 10:39 a.m. (Suggest removal)
As I already said, I hope the area does well. I would not, however, move my family in to the Mixson area right now, not under any circumstances. First of all, it isn't really in "Park Circle" and it IS in the middle of what is still a dangerous area. It may not be the most dangerous in North Charleston, I'll agree with that, but it's still too dangerous for me to move my wife and daughter in to that area. Montague, Park Circle and the area around Mixson ARE getting better. You can easily see that as you drive through the areas. Hopefully they will end up being really nice areas. I can see that happening in 5 to 10 years. None of those areas are areas that I would feel safe in today though. There are just too many crime ridden neighborhoods too close.
On a side note, I’m not too crazy about the style of the homes in Mixson. I could see them being OK for single adults, but they just aren’t my style. Too each his own.
Posted by I_Love_d_Peninsula on November 24, 2008 at 11:04 a.m. (Suggest removal)
It's called gentification. As soon as they complete Mixon, watch how fast the price per square footage increase for that area. It will be hard for ordinary folk to live there, especially because the Mayor has his residence there.
When President Clinton bought an office in Harlem New York, the rent for property in that area sky rocketed!
Posted by kontact on November 24, 2008 at 11:10 a.m. (Suggest removal)
I_LOVE--As the greedy man that I am I ant wait till that area redevelops, I have rental property in that area and I would sell now cause I still dont see this vision.
Posted by theronce on November 24, 2008 at 12:17 p.m. (Suggest removal)
They started doing this in areas adjacent to or actually part of downtown Charlotte about 20 years ago. The area had drugs and hookers and crime, you name it. It's a pretty big success and getting better.
Posted by I_Love_d_Peninsula on November 24, 2008 at 1 p.m. (Suggest removal)
kontact: hold on to that property! you we be sooo sorry you didn't.
I had property that I made a mint off when the neighborhood turned over and I sold. Your choice dude.
Posted by kontact on November 24, 2008 at 1:14 p.m. (Suggest removal)
I Love-Your probaly right. How long is the Noisette Project going to take? I rode on the old base last week and this is a sha,e of how much land is just wasted over there.
Posted by wjhamilton3 on November 24, 2008 at 5:55 p.m. (Suggest removal)
Most towns in Europe look a lot like Mixon and they've been raising Children in them for more than a thousand years. In I'On, where I live, the most successful streets have the highest density and smallest houses.
Posted by yird on November 24, 2008 at 6:30 p.m. (Suggest removal)
wjhamilton3; This isn't Europe,---Thankfully!
Posted by CaptPete on November 24, 2008 at 9:06 p.m. (Suggest removal)
Some interesting stats: SC violent crime rate 7.61 per 1000 population. North Charleston violent crime rate 16.2 per 1000 population.
In other words my chances of becoming a victim of a violent crime in SC is 1 in 131. The chances of becoming a victim in North Charleston is 1 in 62. The area surounding Durant ave crime index is a 3. The crime index of a 100 being the safest. Information was taking from Neighborhoodscout.com
Posted by justjerry on November 24, 2008 at 11:07 p.m. (Suggest removal)
This is a fantastic development in a great up and coming part of the neighborhood of Park Circle. When I'on first started their development in Mount Pleasant there were some pretty shady spots nearby there as well. As it takes time for things to change for the worse it also takes time for them to change for the better. The biggest driver for change in the neighborhoods surrounding Park Circle, however, is the folks that live there. We all love our neighborhood and the vast majority of the folks who are our neighbors and in another 5 years it will be a shining gem in the middle of North Charleston.
Posted by moonpie on November 25, 2008 at 5:46 a.m. (Suggest removal)
I hope you're all correct. But I don't want to be the tester on this one. I agree there are parts of Park Circle and the old naval base area that are desireable but there is a lot more areas less desirable. When you get off the main drive of Park Circle two streets over all I see are illegals, rental homes,etc. That means trouble. I wish that NC would get its act together, Noisette, etc I would love to live there for all the reaons mentioned. And I'm sure these will sell one day but not to me!
Hey Stewart Sangaree is not in GC.
Danni DCSD II not relevant as its not in Chas county as this development is?
"gentification" this is where you build more expensives houses and the less desirables can't afford the taxes therefore they have to move out!
Posted by justjerry on November 25, 2008 at 6:43 a.m. (Suggest removal)
I will say that I feel much safer in Park Circle than I do in Sangaree.
Posted by PalmettoDP on November 25, 2008 at 5:10 p.m. (Suggest removal)
It looks like a nice development, but I'm afraid the developers are going to get their clocks cleaned.
I will be happy to be proven wrong though :)