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100-Block E Main Redevelopment


westsider28

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An informational discussion (no vote) will be held at the Nov. 2 DRB meeting (via Zoom) regarding a downtown development in the DT-6 zoning district. 

What do y'all think this will be?  My first thought was the Diamond Jewelers site on East Main, but it could also be the H-J site, I suppose.  I suspect it's a project with some public involvement, since this informational meeting is being held (and there's no parcel or developer specified).  Thoughts or speculation?

Here's the link to register for the Zoom meeting, since they never put the agenda on the City website until the day of the meeting... (Which is very annoying. All City boards need WAY more transparency, IMO. Full packets should be available online at least a week before the meetings. And with better formatting/navigation on the website. Most other cities do this...)

Here's the map of DT-6 (in red):

dt6.JPG.e3707b23a8404a9eb1eff70c4c07871d.JPG

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An informational discussion (no vote) will be held at the Nov. 2 DRB meeting (via Zoom) regarding a downtown development in the DT-6 zoning district. 

What do y'all think this will be?  My first thought was the Diamond Jewelers site on East Main, but it could also be the H-J site, I suppose.  I suspect it's a project with some public involvement, since this informational meeting is being held (and there's no parcel or developer specified).  Thoughts or speculation?

Here's the link to register for the Zoom meeting, since they never put the agenda on the City website until the day of the meeting... (Which is very annoying. All City boards need WAY more transparency, IMO. Full packets should be available online at least a week before the meetings. And with better formatting/navigation on the website. Most other cities do this...)

Here's the map of DT-6 (in red):

dt6.JPG.83c0bf53abec47acdf72ee1ae72a3a2b.JPG

(Reposted because it was incorrectly moved to another thread. More info in next post.)

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Update on above^:  there's a follow-up to the Nov. 2 info meeting on November 16, where preliminary conceptual approval will be sought.  The project is half the south 100 block of East Main!  From just east of FR8Yard to the State Theater facade (see map below).  There seem to be different land owners involved, so maybe a partnership of some kind. 

The development is being led by Mark Peters of M Peters Group.  They've done or are doing several mill renovations including Plush Mill (complete) and Gordon Street Mill (planned) in Greenville and Newry Mill near Clemson. 

So I presume this East Main development will be a combination of renovation and addition.  Several of the buildings involved have unused upper floors that could be apartments.  It will be very interesting to see how all these properties are integrated into this project.  Guess we'll know something tomorrow.  (That Zoom link in the previous post registers you for both meetings, FYI.)

132980379_emproj2.JPG.34214166b02b912dde3ced46a66a6058.JPG

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8 hours ago, westsider28 said:

Update on above^:  there's a follow-up to the Nov. 2 info meeting on November 16, where preliminary conceptual approval will be sought.  The project is half the south 100 block of East Main!  From just east of FR8Yard to the State Theater facade (see map below).  There seem to be different land owners involved, so maybe a partnership of some kind. 

The development is being led by Mark Peters of M Peters Group.  They've done or are doing several mill renovations including Plush Mill (complete) and Gordon Street Mill (planned) in Greenville and Newry Mill near Clemson. 

So I presume this East Main development will be a combination of renovation and addition.  Several of the buildings involved have unused upper floors that could be apartments.  It will be very interesting to see how all these properties are integrated into this project.  Guess we'll know something tomorrow.  (That Zoom link in the previous post registers you for both meetings, FYI.)

132980379_emproj2.JPG.34214166b02b912dde3ced46a66a6058.JPG

I'm wondering that since all these buildings are a hodgepodge the developer will tear 'em all down and construct something more substantial.  

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16 minutes ago, roads-scholar said:

I'm wondering that since all these buildings are a hodgepodge the developer will tear 'em all down and construct something more substantial.  

I doubt it.  This developer seems to specialize in adaptive reuse. Plus the community push-back against teardown would be enormous.

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This is a huge project that could be a game-changer for Spartanburg.  @roads-scholarYou were right; it's a wholesale redevelopment with facade preservation.  Here are the stats:

--Three towers on a parking/retail base maintaining most facades and providing a pedestrian path between Main and Broad. 

--200-units; apartments in the outer 2 towers (7 and 8 stories) condos in the center 10-story tower (at least the upper floors). 

--Towers are between 114 ft and 138 ft tall, stepped back 15-40 ft from Main. 

--208 parking spaces in screened deck accessed on Broad.  24,000 sq ft total retail space.

--$75-80 million investment; developers will seek incentives from the City (so I assume the City will require affordable units).

Screenshots from the Zoom presentation:

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Wow.

 

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49 minutes ago, westsider28 said:

This is a huge project that could be a game-changer for Spartanburg.  @roads-scholarYou were right; it's a wholesale redevelopment with facade preservation.  Here are the stats:

--Three towers on a parking/retail base maintaining most facades and providing a pedestrian path between Main and Broad. 

--200-units; apartments in the outer 2 towers (7 and 8 stories) condos in the center 10-story tower (at least the upper floors). 

--Towers are between 114 ft and 138 ft tall, stepped back 15-40 ft from Main. 

--208 parking spaces in screened deck accessed on Broad.  24,000 sq ft total retail space.

--$75-80 million investment; developers will seek incentives from the City (so I assume the City will require affordable units).

Screenshots from the Zoom presentation:

1665593993_emelevm.thumb.JPG.64d5f56aecaece7f1179afd476357f64.JPG

389837788_emrender1.thumb.JPG.e9e191eec22a937f3a6106f5c9301fc9.JPG

1878460378_emsiteg.JPG.a6694c1a2ba669e51ed97cacde323712.JPG

1176666924_emsitet.JPG.bf06fd731422e288744873fc47a908da.JPG

1804662493_emsiteu.JPG.2bcdc1f2583db3b73cc9d85773e1422d.JPG

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2005688945_ems-view.thumb.JPG.b285c324616a6fa2e8424d8e7b3ef710.JPG

Wow.

 

Holy moly!  If this happens Spartanburg will roar!   

Fingers [double] crossed.  
 

3 minutes ago, roads-scholar said:

Holy moly!  If this happens Spartanburg will roar!   

Fingers [double] crossed.  
 

I wonder if a hotel component is part of this project?

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20 minutes ago, roads-scholar said:

I wonder if a hotel component is part of this project?

No hotel.  Just residential.  I'm excited to see condos included.  We haven't had any of those since Library Commons (circa 2008).  They're banking on (mountain) views being a selling point for the condos.

Edit: Also, the architect presenting was David Crabtree, who works for Perkins&Will, a very high-profile firm.

Edited by westsider28
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Looks like residential + office.

I'm really at a loss for words at the moment. I think any investment in downtown is great. There is so much opportunity here, and any addition of workers and residents will be a huge boon to the city. It looks like they're following the urban code to a T (which is good because they have no choice haha) and stepping back the high rise portions of the development. 

I am sad for the loss of otherwise viable historic buildings. Saving the façades is the most important part so no complaints there, but it's a shame that there doesn't seem to be a will to renovate/restore those buildings as-is and build this scale of building one block over. I have to say, though, that I don't care for the cantilevered look on the buildings. Just give us a solid mass and a traditional looking "high-rise" to blend in with the rest of Main Street.

As much as I support developments like this, I find it confounding that more of the parking lots and class b/c office spaces aren't being developed instead (I'm looking at you, United Community Bank) - but maybe this is the lynchpin. Once the "cool" parts of Main Street are fully occupied then good development will spread around to other blocks.

 

 

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The DRB meeting tonight was only to approve exceptions for the additional story beyond ten and the reduced setback from Main.  Those exceptions were approved.  The project will come back for full preliminary approval at a future meeting.  It seems like the development team is being especially cautious with this process, which is understandable given the scale (and how the DRB has reviewed previous projects).  But this likely means the process will be relatively slow for a while.

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  • 2 months later...

M Peters Group (as "Main Street Spartanburg Holdings LLC") has acquired most parcels needed for this project:

127 East Main (Venus Beauty) was purchased for $865,000 on December 10.

131 East Main (George Sink, etc) was purchased for $1.5M on December 9.

143 East Main (Carolina Cash) was purchased for $1.25M on December 13.

145 East Main (Bijou building) was purchased for $2.3M on December 13.

That's almost $6 million invested already in just land/existing buildings!  The only pieces that remain are the Diamond Jewelers and State Theater parcels owned by the City of Spartanburg Development Corporation, which will likely convey them to the developer for something trivial (like $1) as part of a development agreement.  Things are starting to come together...

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31 minutes ago, westsider28 said:

M Peters Group (as "Main Street Spartanburg Holdings LLC") has acquired most parcels needed for this project:

127 East Main (Venus Beauty) was purchased for $865,000 on December 10.

131 East Main (George Sink, etc) was purchased for $1.5M on December 9.

143 East Main (Carolina Cash) was purchased for $1.25M on December 13.

145 East Main (Bijou building) was purchased for $2.3M on December 13.

That's almost $6 million invested already in just land/existing buildings!  The only pieces that remain are the Diamond Jewelers and State Theater parcels owned by the City of Spartanburg Development Corporation, which will likely convey them to the developer for something trivial (like $1) as part of a development agreement.  Things are starting to come together...

This is really BIG money.  

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19 hours ago, westsider28 said:

M Peters Group (as "Main Street Spartanburg Holdings LLC") has acquired most parcels needed for this project:

127 East Main (Venus Beauty) was purchased for $865,000 on December 10.

131 East Main (George Sink, etc) was purchased for $1.5M on December 9.

143 East Main (Carolina Cash) was purchased for $1.25M on December 13.

145 East Main (Bijou building) was purchased for $2.3M on December 13.

That's almost $6 million invested already in just land/existing buildings!  The only pieces that remain are the Diamond Jewelers and State Theater parcels owned by the City of Spartanburg Development Corporation, which will likely convey them to the developer for something trivial (like $1) as part of a development agreement.  Things are starting to come together...

This is huge! I can't wait to see this come together. Such a cool project for Spartanburg and such a needed upgrade to downtown. 

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  • 1 month later...

At One Spartanburg  this morning received a presentation from M Peters Group regarding this project:

  • Taller high rise will  flanked by two slightly smaller high-rises.  Top floors of the taller high-rise reserved for condominiums.  The exterior design of the three towers is something we haven't seen before in Spartanburg.  It elicited several "wows" from the audience.  
  • Main Street facades of existing retailers will be modernized and retained.
  • Parking included.  
  • A fair amount of retail space is being created for both the Main Street and Broad Street sides.  
  • Passages between the buildings will allow pedestrian access between Main and Broad Streets.  
  • A project name has not been decided at this time but "The 100" is being considered.  
  • If DRB approves and everything falls into place as expected, construction will being Spring 2023.  BTW, financing appears to be a done deal.  
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  • 3 weeks later...

Found the next DRB submission package for this project, and it is very impressive. DRB - 127-163 E Main Street - Spartanburg Master Planning_Concept Design_03-15-22 FINAL.pdf

Some revised details: 10-story tower (127ft tall) flanked by two 8-story towers (106 ft).  21,800 SF ground floor retail facing Main, Broad, and interior corridors.  190 parking spaces in ~3 floor garage (including basement).  Above the retail and garage: restaurant (2,200 SF), residential amenities, and co-working space (17,600 SF).  In the upper floors: 176 residential units (S-16, 1B-72, 2B-88).  Towers (east to west) are named "Rex", "Venus", and "Windsor" after existing buildings on-site (clever).

I love the tower architecture.  Modern flair, but with traditional materials and overall form.  I also like that the 2 outer towers are the same height now (symmetry).  The interior corridors also look great.  Tons of retail space, huge mix of uses.  My only criticism is the out-of-scale new facades on Main.  They seem unnecessary and overwhelm the historic facades.  But the project overall looks amazing.  What do y'all think?  Screenshots:

1073227802_CatalystrenderingA1.thumb.jpg.c604c7d5e1f6202d41e870433a89ead9.jpg

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Edited by westsider28
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5 hours ago, westsider28 said:

Found the next DRB submission package for this project, and it is very impressive. DRB - 127-163 E Main Street - Spartanburg Master Planning_Concept Design_03-15-22 FINAL.pdf

Some revised details: 10-story tower (127ft tall) flanked by two 8-story towers (106 ft).  21,800 SF ground floor retail facing Main, Broad, and interior corridors.  190 parking spaces in ~3 floor garage (including basement).  Above the retail and garage: restaurant (2,200 SF), residential amenities, and co-working space (17,600 SF).  In the upper floors: 176 residential units (S-16, 1B-72, 2B-88).  Towers (east to west) are named "Rex", "Venus", and "Windsor" after existing buildings on-site (clever).

I love the tower architecture.  Modern flair, but with traditional materials and overall form.  I also like that the 2 outer towers are the same height now (symmetry).  The interior corridors also look great.  Tons of retail space, huge mix of uses.  My only criticism is the out-of-scale new facades on Main.  They seem unnecessary and overwhelm the historic facades.  But the project overall looks amazing.  What do y'all think?  Screenshots:

1073227802_CatalystrenderingA1.thumb.jpg.c604c7d5e1f6202d41e870433a89ead9.jpg

1501139304_CatalystrenderingA2.thumb.jpg.d02cf9d722d5da17b92fc0f7e3e89ef8.jpg

372239166_CatalystrenderingM1.thumb.jpg.29bb0261e13d23afada27589685ce0b1.jpg

235136420_CatalystrenderingM2.thumb.jpg.70fe037a66c1d0a7ef717bc776149318.jpg

402217627_CatalystrenderingM3.thumb.jpg.43e146da8ef342da36a076b1030d3ade.jpg

852135807_CatalystrenderingB1.thumb.jpg.a52e71dd0f5966878e122e97319aa165.jpg

2094676823_CatalystrenderingB2.thumb.jpg.6f95107fa12e75f6af8b708739c5c589.jpg

935865368_Catalystfp-basement.thumb.jpg.3ec4f554218929606c9b29d55c7f0bb2.jpg

1127355209_Catalystfp-retail.thumb.jpg.ba710569aee82551c68e7d8bf5a30ecc.jpg

1762739761_Catalystfp-amenity.thumb.jpg.0e0ee6ae5c9f9f948767b773774242b1.jpg

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What I like is that the developers are not shortchanging the Broad Street side of the project. 

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4 hours ago, roads-scholar said:

What I like is that the developers are not shortchanging the Broad Street side of the project. 

100% agreed! Yes, this is an incredible upgrade for Broad Street! 

10 hours ago, westsider28 said:

Found the next DRB submission package for this project, and it is very impressive. DRB - 127-163 E Main Street - Spartanburg Master Planning_Concept Design_03-15-22 FINAL.pdf

Some revised details: 10-story tower (127ft tall) flanked by two 8-story towers (106 ft).  21,800 SF ground floor retail facing Main, Broad, and interior corridors.  190 parking spaces in ~3 floor garage (including basement).  Above the retail and garage: restaurant (2,200 SF), residential amenities, and co-working space (17,600 SF).  In the upper floors: 176 residential units (S-16, 1B-72, 2B-88).  Towers (east to west) are named "Rex", "Venus", and "Windsor" after existing buildings on-site (clever).

I love the tower architecture.  Modern flair, but with traditional materials and overall form.  I also like that the 2 outer towers are the same height now (symmetry).  The interior corridors also look great.  Tons of retail space, huge mix of uses.  My only criticism is the out-of-scale new facades on Main.  They seem unnecessary and overwhelm the historic facades.  But the project overall looks amazing.  What do y'all think?  Screenshots:

1073227802_CatalystrenderingA1.thumb.jpg.c604c7d5e1f6202d41e870433a89ead9.jpg

1501139304_CatalystrenderingA2.thumb.jpg.d02cf9d722d5da17b92fc0f7e3e89ef8.jpg

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935865368_Catalystfp-basement.thumb.jpg.3ec4f554218929606c9b29d55c7f0bb2.jpg

1127355209_Catalystfp-retail.thumb.jpg.ba710569aee82551c68e7d8bf5a30ecc.jpg

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I'm sold! Even with the "out of scale" new facades, the project is absolutely awesome, desperately needed and hopefully will spur even more development / redevelopment of downtown. I'm kinda in love with this! 

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