the jasper conceptual vision

the JASPER conceptual vision

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The Conceptual Vision for the new Jasper development is derived from a deep understanding of Charleston, its architecture and urban environment, and a desire to build a timeless place that fits with the city. Prior to developing the concept we embarked on a study of Charleston Architecture with our design team of Glenn Keyes Architects, Design Works, and LS3P.

This study resulted in a presentation of images that we have given more than a dozen times to concerned citizens. These pictures represent key buildings and elements of buildings in Charleston that portray the characteristics of great architecture that makes our city unique. This vision booklet is a summary of that presentation, its images and resulting design principles that we intend to use to guide us in the design of the project. In addition, we have produced a Conceptual Site Plan and Elevation that indicates the height, scale, mass, density urban and architectural character for the development. We recognize that this is a Conceptual Vision and is subject to the City of Charleston’s design review process (BAR) and review of its Technical attributes (TRC). We are confident that this project will result in an outstanding assemblage of buildings and engaging urban realm that all will consider to be among the best in Charleston.

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LITY The City of Charleston is focused on improving mobility on the Peninsula. The noted transportation authority Gabe Klein put forward a series of mobility improvements with The

Jasper strives to respond to. The Walkability diagram demonstrates the close proximity of The Jasper to the three major employment centers on the Peninsula. Residents will have a short walk, bike ride or transit ride to get to and from work. This translates to literally taking cars out of the system and reducing downtown congestion. The proposed grocery store will serve the lower Peninsula neighborhoods. While some will certainly drive to the grocery, those that do will be given a choice that means they do not have to drive across town or off the Peninsula. This will also help to reduce downtown congestion.

King and Broad Buisness District

Medical Center

College of Charleston

conceptual visionTHE JASPER

CONCEPTUAL IMPLEMENTATION OF THE PUD

The Conceptual Vision for the Jasper is provided to address specific questions that have been articulated in the many public presentations and stakeholder discussions we have conducted prior to submitting The Jasper PUD.

What will the new buildings look like?

We have assembled a team of consultants including Glenn Keyes Architects, Design Works, and LS3P to study the architecture and urban fabric of historic Charleston to create Charleston-specific design concepts. The results of that analysis have been translated into Architectural Design Principles and Urban Design Principles that will guide us through the design process. The team has subsequently applied these principles to the Master Plan included in the PUD as well as the Conceptual Elevations provided herein. The Jasper will be subject to the standard Board of Architec-tural Review (BAR) and Technical Review Committee (TRC) processes.

How tall is the existing building compared to the proposed new buildings?

The existing building is 14 stories high and 150’ tall. The PUD limits Pod A and POD C to four story buildings POD B is limited to four stories along the public roads with seven stories in the cen-ter of the POD.

Who will the future residents be?

The location of the Jasper is ideal for people who work at MUSC, the College of Charleston, and the Charleston business district.

Will the Jasper include Workforce Housing?

We are proposing a Workforce Housing program tailored to the specific demographics of the workforce in the Charleston Business District. We are not proposing subsidized or affordable hous-ing, and the majority of the housing will be market rate. We are not utilizing any of the reduced parking incentives typically associated with Workforce Housing.

What is the proposed mix of uses?

The Jasper may contain up to 454 multi-family apartments and 25,000 sf of retail/commercial space such as a neighborhood food store.

What about traffic?

A thorough Traffic Impact Analysis is included in the PUD. The study concludes that adjacent public roadways maintain acceptable levels of service with only two intersections operating at “Level of Service E”. Those intersections, Barre at Broad and Gadsen at Broad do not meet state criteria for signalization, so no improvements are recommended. The Jasper will promote walkable and bikeable opportunities for residents to commute to Charleston’s major employment centers, thereby reducing overall commuter traffic on the peninsula.

Will Jasper parking spill over into the adjacent neighborhoods and Colonial Lake?

The Jasper will provide all of the required parking onsite. Residents will not be eligible for the City Neighborhood Parking Permit program.

What about the Cell phone tower and decorative star on the existing building?

The PUD provides for a temporary cell phone tower on POD C during construction, with a permanent cell phone tower to be integrated into the architectural design of future building on POD B. It is possible the permanent cell phone tower can be designed to resemble the current star.

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mixed-use balconies streetscape parapets brickwork

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The architectural vocabulary to be utilized in the design of the structures located within the PUD area shall be based upon design principles inherent in the existing buildings and urban fabric of the historic Charleston peninsula. Subject to review and approval by the City of Charleston Board of Architectural Review (BAR), the new architectural designs will attempt to incorporate certain principles in a creative and appropriate manner.

1. The buildings shall incorporate the existing vocabulary of Charleston architecture into their exterior design without creating reproduction style buildings.

2. Façades shall respect the classical organization of base, body and cornice.

3. Buildings and landscaping shall incorporate a relationship to the street and sidewalk that respects the urban scale.

4. Façades along the public streets shall be limited to four stories. Taller structures shall be located in the interior of the Pods.

5. Ground Floor façades should be appropriately detailed.

6. Roof treatments shall be pronounced with emphasized cornices, decorative gables, areas of pitched roofs, or dormers.

7. Fenestrations shall be vertically oriented and appropriately detailed.

8. Façades shall contain recesses and projections to provide visual interest of shade and shadow.

9. Balconies and terraces shall be incorporated.

10. The public assets of Moultrie Playground and Colonial Lake shall be respected and thoughtfully addressed.

11. The building on the western side of Barre Street (Pod C) should serve as a visual landmark that marks the western entrance to the historic district.

12. Final Architectural Designs will be subject to the City of Charleston design review and approval processes for buildings located on the historic Charleston peninsula.

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The Urban Design Principles to be utilized in the design of the building massing, promenades, streetscapes, and Urban Open Spaces shall be based on the existing urban fabric of the Charleston historic district.

The Urban Design Principles guiding The Jasper are derived from the historic Charleston Peninsula.

1. The surrounding Charleston Street pattern will be retained and visually extended.

2. The Jasper property totals 6.4 acres. 2.19 acres, or 34% of this total is dedicated to Urban Open Space. For a 6.4 acre parcel, the City of Charleston PUD legislation requires 0.32 acres of usable open space. The Jasper provides 1.76 acres of usable open space which is a 550% increase

3. The building setbacks along Broad Street, Canal Street and the tidal marsh basin will be utilized to create “Colonial Promenades” that connect Colonial Lake to the Ashley River.

4. The setback along Moultrie playground is utilized as a promenade along the edge of the playground.

5. A linear park measuring 50” wide will visually extend Gadsden Street to Broad Street

6. The Urban Open Space along Barre Street has a similar dimension, 80’, from the Barre Street ROW to the drive isle of the proposed building as Wragg Mall. This space will serve as a tranquil gathering place for residents of the Jasper and the surrounding neighborhoods.

7. The buildings closest to Moultrie Playground and the Ashley River are four stories. The 2.19 acres dedicated to open space is not built upon. A portion of this building mass is placed above the four story base in the central block, thus creating a 7-story center block. The upper three stories of the center block is further setback from the street and less visible from Broad Street or Canal Street, therefore reducing the apparent height.

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Partial Section Through Broad Street Ground Floor Retail Alternative

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BARRE ST OPEN SPACE

WATERFRONT OPEN SPACE

GADSDEN STVIEW CORRIDOR

BARRE STPROMENADE

MOULTRIEPROMENADE

MOULTRIEOPEN SPACE

BROAD ST PROMENADE

34% of property dedicated to Urban Open Space

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LOBBY/AMENITY466

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building B - partial plan

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building B section sketch

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view from Broad St.

the jasper conceptual vision

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