Submitted to Central Midlands Council of Governmentsand Richland County, South Carolina

by IBI GroupAugust 2010

CENTRAL MIDLANDS

Council of Governments

P

P

P

P

P

T

TT

T T T

T

T

T

TT

TT

Greystone Blvd

Bush Rive

r Rd

Arrow

wood Rd

Colonial Life Blvd “Proposed Extension”

Om

ares

t Dr

Skyland Dr

�� ������

�

neridge Dr

Long

cree

Averyt Ave

Brevard St

Cana

l Dr

Riverhill Cir

� ���� ���

Thor D

Elm A

bode Trce

Lens

ford

Rd

Cast

le R

d

Balsam Rd

Dut

ch S

quar

e Bl

vd

Moore H

opkins Ln

Susan Rd

Cher

yl D

r

Norman

dy Rd

Hill

mar

k D

r

������ ��

Greenville Cir

Rive

rhill

Ci

St. AndrewsMiddle School

Transit Hub

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN

Prepared for Central Midlands Council of Governments and Richland County, South Carolina

Prepared by:

in collaboration with:

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN | RICHLAND COUNTY | SOUTH CAROLINA

AUGUST, 2010

IBI GROUP (ATLANTA)

Table of Contents

Part 1 Overview

Chapter 1: IntroductionProject BackgroundPlanning ProcessStudy Area BoundariesPlan Organization

Chapter 2: ContextRegional Context Economic ContextHistoric ContextPlanning ContextMaster Plan Guiding Principles

Chapter 3: Community InvolvementFocus Group MeetingsCommunity Meetings

Part II Master Plan

Plan Framework

Chapter 4: Land Use and Development CharacteristicsLand Use and Development CharacteristicsProposed Land Use Character DistrictsRedevelopment NodesNeighborhood Planning Areas

Chapter 5: Circulation and Connectivity RoadwaysPedestrian Circulation/ Walkability ConditionsBike LanesTransitRethink The Way Parking is Handled

Chapter 6: Urban Design GuidelinesOverviewPublic RealmBuilt Form Guidelines

Chapter 7: Public Facilities and AmenitiesUtilitiesAmenities and Services

Chapter 8: Economic Development

Part III Implementation

Chapter 9: Implementation ProgramOrganizational Roles and RelationshipsImplementation Summary Matrix Key Programming and Policy Initiatives Catalytic Projects Capital Improvement Projects (1-10 Years) Capital Improvement Projects (10+ Years)Implementation Functions

Appendix: Inventory and Analysis

Appendix A: Existing Land Use and DevelopmentAppendix B: TransportationAppendix C: Demographic DataAppendix D: Funding SourcesAppendix E: Community Survey Results

4 5678

91011131517

181922

26

3031323648

575861707274

76777883

878788

93

989899100102104105107

110150204218223

Part 1: Overview

Chapter 1 Introduction

5PART I CHAPTER 1: INTRODUCTION

IBI GROUP (ATLANTA)

AUGUST, 2010

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN | RICHLAND COUNTY | SOUTH CAROLINA

Broad River Road Corridor is an important commercial spine that serves a diverse group of residents and employers living and working in proximity to the roadway historically referred to as the “St. Andrews Community”. Located at the convergence of three interstate systems; I-26, I-126, and I-20, the Broad River Road and Community Master Plan Study Area has the advantage of being strategically located providing easy access to downtown Columbia and the outlying region. While the majority of the Study Area properties are within Richland County limits, sections of the Study Area also lie within the City of Columbia. The City of Columbia serves as the state capital and is the largest city in South Carolina. It is also the primary city of the Central Midlands Council of Governments (CMCOG), which comprises of four counties ������������� ������������������������������� ��������� �����������

During the 1970s and 1980s, the area experienced increased development activity epitomized by the construction of the Dutch Square Mall and some ������� ��!��"������������"� #���$��"����!��������������� ������Today, the changing regional growth patterns, along with the loss of retail dominance, have resulted in the gradual decline of the economic fabric and the neighborhood character of the community. The existing Broad River Road � �� ������������������% ����!� �" �!������$��������� !����$����suburbanization experienced by the outward growth of the City of Columbia. Typical of most aging suburban commercial corridors, the Study Area is characterized by deteriorating strip shopping mall developments designed for an automobile-oriented environment, which largely ignores the pedestrian needs and access to transit service. Broad River Road has developed like many arterial corridors throughout the United States; with multiple lanes and frequent commercial driveways, often leading to congested conditions.

The intent of this study is to identify redevelopment opportunities �����������������!�������!�� �������������������������� ��!" ������system and improve the overall quality of life for residents.

BACKGROUND The Central Midlands Council of Governments (CMCOG) and the Richland County Neighborhood Improvement Program have collaborated together to prepare the Broad River Road Corridor and Community &�!�� �'�����*��!�!�����!����������� !����" ����!�$��"��������efforts undertaken by the CMCOG and Richland County to guide the development and redevelopment of the transportation system and surrounding communities located within the Broad River Road Corridor. Through the leadership of Richland County and Central Midlands Council of Governments (CMCOG), a new vision for the Broad River Road corridor and surrounding communities will be created through this planning effort that will ultimately result in an environment of positive change for the entire Central Midlands region.

To assist with this goal, CMCOG and Richland County selected IBI Group and their team of sub-consultants with Strategic Planning Group, Hall Planning and Engineering, and McCreary/Snow Architects, to prepare a community-driven study that provides a new paradigm for growth and change in Richland County; the study uses an integrated approach to transportation planning, land use planning, and urban design aimed at promoting the social and economic transformation into so-called “Complete Communities” within the Study Area. ��"�������������!�� �������� ��!� ���!� ���!������� ��!���+!��������by virtue of interconnected transit and commercial environments, and are surrounded by a diversity of housing types, services, and amenities.

Project Goals

3� Develop an Integrated Land Use and Transportation System3� Introduce Improved Multimodal Networks including Public Transit Service3� Encourage Transit Oriented Mixed-Use Developments3� Enhance Connectivity to the Neighborhoods 3� Provide a Framework for Economic Development3� Develop Implementation Strategies based on market

�������!������������������ ����$�!3� Incorporate an Effective Public Involvement Program

Om

ares

t Dr

P

Long

cree

k

vd

Transit Hub

6PART I CHAPTER 1: INTRODUCTION

IBI GROUP (ATLANTA)

AUGUST, 2010

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN | RICHLAND COUNTY | SOUTH CAROLINA

PLANNING PROCESSstakeholder input

inventory and analysis

visioning and community charrette

conceptual plan

economic positioning strategy

action plan

implementation program

capacity and market potential were also assessed and were integrated into a comprehensive Economic Positioning Strategy for the Study Area.

Community Charrette and Conceptual Plan Development The second set of workshops for the study was organized as a three-day ”charrette”. The “charrette process” is a highly interactive process that allows the workshop facilitators to engage the audience in meaningful participation. At the end of the charrette, the consultant team received valuable insight form the participants on where to focus attention and what types of improvements they felt would most greatly improve economic development and aesthetic quality along the Broad River Road corridor and the community as a whole. Information and ideas gathered during this phase was then used to prepare the draft Conceptual Plan.

The ideas gathered during the conceptual plan phase were further developed into recommendations and action strategies presented as the Master Plan (Part II) in this document. The Master Plan establishes a framework for the �������<!��� ��� �����������������!�!� ������!�����������" $������������for successful implementation of the overall project theme to encourage the realization of more complete neighborhoods. The framework developed herein serves as a guideline for promoting sound development and redevelopment of properties in the Study Area. Opportunities for public improvements, redevelopment activities and proposed future land use composition are ��������������� �"�������� �" �!����������������"��'�������!� ������*���Master Plan contains descriptions of several types of projects and programs, including capital projects, public/private projects, and government programs.

Implementation Program and Phasing Plan=�!���������" >���!����� �����������!����������������������"��Plan phase, the implementation program outlines the anticipated roles and responsibilities of various stakeholders involved with the successful realization of the catalyst projects and policy recommendations presented in this study.

The phased planning approach used to develop the Broad River Road Corridor and Community Master Plan builds upon a well orchestrated public involvement effort. This process was initiated at the onset of the planning effort and continued a public forum through the completion of the project. This Master Plan is the result of an extensive community visioning process conducted over ��"� �����?@�����!��*��� �����������!�����" >���!�����������������!�'����were a product of the public participation process, led by CMCOG, Richland County, and the consultant team. The purpose of this citizen-led planning effort was to initiate an open dialogue between stakeholders, staff, and the County leadership for sharing concerns and priorities related to future development along the Broad River Road Corridor and the surrounding neighborhoods it serves.

Building a consensus between the various stakeholders and residents is a crucial component in the successful implementation of the redevelopment program. From August 2009 to August 2010, the project team worked with a wide range of participants including residents, business owners, county ������!����������������!�������$� ������ �" �!������$�!���� ������� ����!����"���� �J����$��������������������!��#����� ����� �!�!������!"� ����!��More than 300 residents and stakeholders came together to participate in the visioning process to explore new concepts and opportunities for the community’s future growth. Additional feedback was elicited through a !��#����� �! $����������!����������� ��������� !��"������ #!�"��A copy of the survey and a summary of the answers are included in the Appendix. The project website also served as an additional method for providing public comments and review of the master planning documents.

Inventory and Analysis*���� !��!��"����" �"� ��������"������!�������$��"������������$��� ����existing conditions in the Study Area. Based on the results of the inventory, an analysis of the area was conducted that focused on an examination of the area’s capacity enhancements, intersection improvements, congestion management, and transit services. The series of focus group meetings and public workshops that followed generated discussions about the community’s assets, concerns and goals. The community-driven process generated a variety of strategies and solutions that are presented in Appendix C of this document.

Economic Positioning StrategyA real estate market study and demographic analysis was then conducted to direct the planning recommendations and objectives. Development

7PART I CHAPTER 1: INTRODUCTION

IBI GROUP (ATLANTA)

AUGUST, 2010

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN | RICHLAND COUNTY | SOUTH CAROLINA

The Study Area for this master planning effort is situated between the Broad and Saluda Rivers and extends along Broad River Road from the Broad River Bridge to Harbison State Forest.

K�� �"������������������% ����!����� �������������������= �����$� �to the North and East, the Saluda River to the Southeast, I-26/I-126 to the Southwest and Piney Grove Rd/Harbison State Forest to the Northwest. The boundaries of the Broad River Road Corridor Study Area are located within the area referred by the United States Department of Commerce as the St. Andrews Designated Census Area.

The Study Area encompasses nearly 7,000 acres and is home to more than 25,000 residents, numerous businesses and several employment centers. A !����������" ����������Q�VVV��� �!�������!� ����!+�+������������ �����!�

Major roadways connecting to Broad River Road within the Study Area are (from south to north): Greystone Boulevard, Bush River Road, St. Andrews Road, and Piney Grove Road.

Greystone, less than a mile long, serves several viable employment ����� !����������>������������� �� ��X���!���������������� �����������������!�������������Y���$������#+�������"��������!�$� ������dealerships, although a few of the dealerships appear to be relocating. Greystone links Broad River Road to the I-126 expressway spur into downtown. It also passes beneath the interstate providing access to the Riverbanks Zoological Park and several light industrial parcels.

Bush River Road and St. Andrews Road proceed south from intersections with Broad River Road, intertwine, and then separate again proceeding west-northwest to Irmo and Lake Murray as they parallel the Saluda River. Marking the intersection of Bush River Road and Broad River Road is the Dutch Square Mall which, in conjunction with adjacent shopping centers, formed the largest retail nucleus in the Carolinas for a brief period in the ‘70s and early ‘80s. The completion of the Columbiana Mall at Harbison Boulevard in the 1990s resulted in further decline of the Dutch Square Mall’s dominance in the region.

Piney Grove Road intersects with Broad River Road near the northern boundary of the Study Area. It winds through residential neighborhoods until it reaches the I-26 interchange and continues south to St. Andrews Road.

STUDY AREA BOUNDARIES

Figure 1.1 Study Area Map

8PART I CHAPTER 1: INTRODUCTION

IBI GROUP (ATLANTA)

AUGUST, 2010

BROAD RIVER ROAD CORRIDOR AND COMMUNITY MASTER PLAN | RICHLAND COUNTY | SOUTH CAROLINA

PLAN ORGANIZATION Part I: Overview

Chapter 1: Introduction 3� Project Background and Planning Process3� Study Area Boundaries

Chapter 2: ContextChapter 2 presents a contextual relationship of the Study and its position from a regional, economic, demographic, geo-political, historic and planning perspective. The Master Plan recommendations have been developed in consideration of these larger trends, and include the following sections:3� Regional Context3� Geographic Context3� Economic Context 3� Historic Context3� Planning Context

Chapter 3: Community InvolvementThis chapter provides a summary of the community feedback received during the series of workshops conducted by the consultant team under the leadership of Richland County and the Central Midlands Council of Governments. Starting with the stakeholder focus group meetings initiated at the beginning of the process, the community participation in this project was a great success and was attended by over 300 participants through the life of the project.

Part II: Redevelopment Master Plan

Chapter 4: Land Use and Development CharacteristicsThis chapter addresses the key attributes of the Study Area’s physical character including; future land use districts, proposed redevelopment projects, development intensities and densities, civic facilities and neighborhood planning areas.

Chapter 5: Circulation and Connectivity*��!����"�� �������!�" "!�����" $�����!������� ���������� #��� �����volumes and pedestrian connectivity including trail network; transit service; and parking management.

Chapter 6: Urban Design The primary issues addressed in this chapter relate to the public and private realm design guidelines including; streetscape design, gateways, open space design, transit oriented development principles, pedestrian connectivity, signage,

site planning and built form.Chapter 7: Public Facilities and AmenitiesThis chapter addresses issues impacting the provision of the primary civic realm infrastructure including utility network and stormwater systems, community facilities related to educational and cultural resources including community center, library, schools, public safety, parks, arts and culture and other civic amenities.

Chapter 8: Economic DevelopmentThe primary focus of this chapter is related to the Study Area’s economic positioning strategy. The chapter addresses essential economic development components such as employment base, development potential, marketing and promotion, strategies related to retaining and attracting employment, stabilizing the area’s residential base, and potential impacts of improved transit service.

Part III: Implementation

Chapter 9: Program Administration and Financing*��!����"�� �" �!���!����� ����[�������� ���� #��������������!� ������!������will be required for successful implementation of the Broad River Road Corridor ������������&�!�� �'�����X�������!����� ��!����� �!"�!��������!������!����be undertaken by the various agencies and stakeholders that are involved in shaping the future development of the Study Area.

Chapter 10: Implementation PlanThis chapter builds on projects outlined in the Master Plan to present a phasing strategy for the various capital projects and future studies that will be pursued in the near-term (5 years) and long-term (6+ years) to ensure successful implementation of the proposed redevelopment program. In addition, a 5-year " ������� ��������� �����" "!�����" $�����!��!�" �!�������������������!��������! ��!����!!�!��������������������������������������"��������

Part IV: Appendices

Appendix A includes the Existing Conditions and Inventory Analysis data; Appendix B includes the Transportation and Circulation data and analysis prepared by Hall Planning and Engineering (HPE) including the results of the Walkability Index study; Economic and Demographic data used in the preparation of the Economic Positioning Strategy prepared by Strategic Planning Group is presented in Appendix C. These appendices served as the foundation for the recommendations contained in the Master Plan. Appendix D lists the funding sources referenced in the document.

The Broad River Road Corridor and Community Master Plan intends to serve as a comprehensive resource for community leaders and stakeholders that are engaged in shaping the social, economic, and physical form of the area. Future actions targeted in this area are anticipated to follow the recommendations of this Master Plan through continued discussions with residents, community stakeholders, and governmental agencies. Chapters in the documents are structured to help the reader understand the overall vision of the larger area and the interwoven relationships between the various components of community building; land use, transportation, urban design, public facilities and amenities, and economic development.

Throughout the document, the terms “the Study”, “Master Plan”, and “the Plan” are used interchangeably and refer to this Broad River Road Corridor and Community Master Plan. The Plan is organized into four parts and ten chapters, as described in the following paragraphs.