Northside Developments

[westsider28]

There's a notice in the paper today about a rezoning for Robert Smalls Phase 2.  The parcel is currently split-zoned R-6/B-4, and the developer wants to go full B-4 Heavy Commercial to support the construction of a proposed multifamily development.  The Planning Commission meeting is Thurs, April 15 at 5:30 pm.  Hope we learn more about the plans at that time.

[westsider28]

Cladding on the Ellington is essentially complete.

Retaining walls for the Howard Street townhomes have been poured.  Foundations have started on the rest of the townhomes too.

Here's another article about the modular units being used for the Robert Smalls apartments.  Some new-ish renderings are included, too.

[westsider28]

On 3/25/2021 at 1:01 PM, westsider28 said:

There's a notice in the paper today about a rezoning for Robert Smalls Phase 2.  The parcel is currently split-zoned R-6/B-4, and the developer wants to go full B-4 Heavy Commercial to support the construction of a proposed multifamily development.  The Planning Commission meeting is Thurs, April 15 at 5:30 pm.  Hope we learn more about the plans at that time.

Planning Commission unanimously voted to recommend approval of rezoning to B-4 at tonight's meeting.  As usual, it must now pass two readings at City Council.

A preliminary site plan was shown (screenshot below).  It's planned to be ~170 units of workforce apartments across 2 buildings.  Besides the rezoning, the developers also have to go through HUD approvals (due to the affordable housing component), so they hope to begin construction in the first half of 2022.  I'm pleasantly surprised with the density on the site.  I didn't expect that many units.

[westsider28]

Some Northside updates: 500 NS and Ellington should be finishing up relatively soon.  Bon Haven Apts may be a bit later.  Via H-J, "A site contractor has been selected for Village at Creekside 31 mixed-income homes and vertical construction should begin in late 2021."  Townhomes foundations are underway.

The Ellington:

Bon Haven Apts (Edit: website is now live - http://www.bonhavenapartments.com/):

Only remaining vestige of the Bon Haven estate: the tea house

Edited May 4, 2021 by westsider28

[westsider28]

On 4/15/2021 at 8:02 PM, westsider28 said:

Planning Commission unanimously voted to recommend approval of rezoning to B-4 at tonight's meeting.  As usual, it must now pass two readings at City Council.

A preliminary site plan was shown (screenshot below).  It's planned to be ~170 units of workforce apartments across 2 buildings.  Besides the rezoning, the developers also have to go through HUD approvals (due to the affordable housing component), so they hope to begin construction in the first half of 2022.  I'm pleasantly surprised with the density on the site.  I didn't expect that many units.

City Council approved first-reading of the rezoning for Phase 2 of Robert Smalls on Monday.  This article mentions, "The developer has also indicated the possibility of including a retail component in phase II of the development."  That would be great.  I really hope it happens.  This area will need retail with all the new residents.  That's one negative of this site compared to the current Norris Ridge in Highland, which has lots of nearby businesses.

[westsider28]

According to the latest Northside Voice newsletter, 500 NS Station and The Ellington will be ready for occupancy late-August.  Intriguingly, there have been some neighborhood meetings on 8-acres of mostly NDG land off of Howard Street.  I believe it to be most of the land in orange below (red/yellow are already known projects).  "In the months to come, a plan will be revealed."  

Also, the first units at Robert Smalls have been assembled at the western-most corner of the site, along Wofford Street:

500 NS Station looking good:

Townhomes going vertical on Milan Street:

And here are a few awesome aerial shots from Marcos Gomez (dellfrio on Instagram).  Village at Creekside site, townhomes site, and 500 NSS.

[westsider28]

Sidewalk poured along Howard in front of 500 Northside Station:

Also, expanded sidewalk along College in front of the AT&T substation:

Another awesome aerial of the Howard/College area by Marcos Gomez (dellfrio on Instagram):

[westsider28]

There was a One Spartanburg gathering this morning to talk about upcoming trail and park plans in the city/county.  I saw a post on Instagram about a new park planned behind TK Gregg (screenshot below).  It appears to be from a presentation; does anyone have access to it (as a One Spartanburg member)?  There were some other interesting things in there, from what I saw from a few other IG posts.

[westsider28]

Here's a couple new aerials by Marcos Gomez (dellfrio on Instagram).  First group of townhomes up to 3rd floor, sidewalk along College by 500 NSS, etc.

[westsider28]

From this weekend: I heard that there's a delay in the Magnolia streetscape approval from SCDOT, so they've just kept current conditions in front of the Ellington for now (new power poles were put up to accommodate future parallel parking).

First group of townhomes up to full height.  Imagine the street lined with these (on both sides after Phase 2).  It will be a very cool, urban vibe.

500 Northside and streetscaping getting closer to completion:

[westsider28]

Saw in the paper today that the commercial/retail project on N Church Street (former Sunshine Inn site) will go before the DRB for final approval at their July 6 meeting.

Also, Bon Haven Apartments are nearly complete, with leasing underway.  Some photos from this weekend:

[westsider28]

Some random updates:

Looks like a traffic signal will be installed at Aden and Howard (at TK Gregg).  Should help slow traffic there and help pedestrians cross to and from TK Gregg.

A small/narrow house is being built near the Butterfly Creek Greenway picnic shelter at the end of Farley Street.

Signage up on 500 Northside Station.  A bit confusing with just "Northside Station" across the street.  I thought one was originally going to be "Northside Commons".  Also, these two are 500 and 501 Howard, while the Farmers Market (further out) is 498 Howard.  I wonder if they'll change its address? 

[westsider28]

DRB packet has been posted for next week's meeting (July 6) to consider final approval of the Northside commercial project at 578 N Church.  Not much has changed, just refinement for the most part (some screenshots below).  I have to say that I'm baffled that stairs/ramp are necessary on a site which is probably the flattest in the City.  I hope the DRB focuses on those details.  Looks like they have a restaurant tenant lined up (for slot D), judging by the included floor plan.

[westsider28]

The Northside commercial project at 578 N Church received final approval at tonight's DRB meeting.  In addition to the restaurant tenant (in slot D), it sounds like they also have a retail tenant (for slot E).

Edit: Some speculation on the restaurant tenant - I think it could be Moe's Original BBQ.  There's one at Westone in Greenville (another project by this developer), and the design team mentioned roll-up doors on the rear of slot D as a signature feature of the tenant (Moe's BBQ has them at Westone).  

Edited July 7, 2021 by westsider28
Restaurant speculation

[westsider28]

500 Northside Station has a Facebook page with many interior photos.  Looks nice!

And aerial photos of the NS townhomes via Marcos Gomez (dellfrio on Instagram):

[roads-scholar]

4 hours ago, westsider28 said:

500 Northside Station has a Facebook page with many interior photos.  Looks nice!

And aerial photos of the NS townhomes via Marcos Gomez (dellfrio on Instagram):

An up and coming urban village.  Critical mass when retail and dining becomes available?

[westsider28]

At their meeting last week, the Planning Commission recommended approval to rezone four Northside properties (outlined below) from DT-4 to DT-5, primarily to accommodate potential retail/restaurant use at the Aden Warehouses as part of a planned renovation/redevelopment.  The rezoning must now be approved by City Council at their 2 meetings in August.

Also, here are some photos I took this weekend of the area near Howard and College.  It's really starting to feel like an urban neighborhood.  Can't wait until it's full of new residents.

 

[westsider28]

Bon Haven Apartments looking good:

Rear of The Ellington:

[westsider28]

Another note: the retail development at the former Sunshine Inn site won't be starting until at least late-August, because the current grassy lot is again being used for Panthers Training Camp parking (sign on-site) July 28 - Aug. 19.

[westsider28]

More great aerials of the Howard/College area from this past weekend by Marcos Gomez (dellfrio on Instagram):

[westsider28]

Here's a great article about the history of the Northside, some of its struggles and early attempts at solutions, which eventually led into the current comprehensive revitalization effort.  It's the first of a series of articles (and podcasts) about the neighborhood. 

[roads-scholar]

8 hours ago, westsider28 said:

Here's a great article about the history of the Northside, some of its struggles and early attempts at solutions, which eventually led into the current comprehensive revitalization effort.  It's the first of a series of articles (and podcasts) about the neighborhood. 

Fascinating history!  I learned a lot from this article.  Thanks for posting.  

[westsider28]

For Thursday's Planning Commission meeting, there's a request to rezone the former Calvary Baptist Church (577 N Church) from split B-3/R-8 to B-3 General Business District to support an appropriate commercial development.  The applicant is Gibbs International.  Interested to learn what's planned.  Though being Gibbs, probably nothing will happen...

[westsider28]

On 8/17/2021 at 11:51 PM, westsider28 said:

For Thursday's Planning Commission meeting, there's a request to rezone the former Calvary Baptist Church (577 N Church) from split B-3/R-8 to B-3 General Business District to support an appropriate commercial development.  The applicant is Gibbs International.  Interested to learn what's planned.  Though being Gibbs, probably nothing will happen...

This was tabled to discuss the potential of B-1 zoning instead (less dense, but same diverse possible uses).  There was concern of something too dense next to the 1854 Evins House, because the Gibbs rep mentioned the possibility of ~4 stories with office / retail / apts and tuck-under parking deck.  Oh yeah, they're planning to demolish the church (which is disappointing).

This is all very tricky because neither B-1 or B-3 are in-line with the comprehensive plan (which has "medium density residential" here). However the comp plan is from 2004 and is currently in the process of being replaced, making every rezoning awkward at the moment, IMO. 

Also, I have zero faith that Gibbs will deliver.   They're also planning to pursue abandoned building tax credits, which requires the building to be vacant for 10+ years, and they've conveniently owned it 10 years, so it feels like they were sandbagging until they could get these credits (seems sort of scummy).

Anyway, we'll see what happens next month, I suppose.

[westsider28]

A few updates on the Northside commercial project (former Sunshine Inn site).  As always, things are more complicated and take longer than you might think.

City Council will vote Monday on a potential development agreement (agenda - pp 24-28).  The developer will spend at least $4 million on the 16,800 sq ft project, submit building plans within 45 days of execution of the agreement and begin construction within 60 days of plan approval, make good faith efforts to involve minority and local contractors and to secure a tenant mix complementary to the Northside Transformation Plan. 

The City will reimburse costs to improve the Church and Evins intersection, and offer a $1/sq ft rent subsidy for 3 years (for spaces A, B, C) to encourage lease-up, or doubled to $2/sq ft if the tenant is a graduate of the Northside StartMe Program or the City’s Amplify Program, a minority-owned enterprise, a Northside resident-owned enterprise, or a non-profit engaged in direct service to city residents.

IMO, it's great to encourage leasing to those start-up businesses.  I've often wondered where they go (if they need a physical space), since there's a lack of commercial storefronts in the Northside.  This will provide such spaces.

Also, I saw a VCC notice for the site in the paper.  It seems to not be for any contamination that happened on-site, but rather from neighboring businesses (former gas stations and dry cleaners).  But anyway, there's a 30-day public comment period for that.  So with this and the dev agreement, we're looking at October start at the earliest, IMO.  It will be a great project.  But I'm impatient, so waiting is tough, haha.

Site plan reminder: