DOWNTOWN ANDERSON

MASTER PLAN

Design Charrette – December 4th-6th

Shock This Block
Community
Input
Kickoff Workshop

120 People
 Input - Online Survey

• Downtown environment & needs

• Visual Preference Survey

Rest Anderson Greenville CO Pickens CO Rest SC Other States

CO 2% 2% 1% 1%
5%

29697
Williamston
2%
29627 Belton 29621 Anderson
3% 55%

29624 Anderson
5%

29626 Anderson
5%

29625 Anderson
19%

596 Responses
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200
300
400
500
600

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Mark all that Describe You

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0
1
2
3
4

0.5
1.5
2.5
3.5
4.5
sO
Ia wn
m er
Walkability an
AU
Quality of dining St
ud
Customer Servi ce en
t
Prices
Overall attractiveness
Traffic circulation
Variety of restaurants
Preservation of…
Safety
Activities and events
Amount of parki ng
Convenience of…
Quality of ret ail
Convenient hours of…
Amount of publi c…
Input - Online Survey

Location as an…
Downtown Environment. Rate 1 to 5

Upkeep of buildings
Amount of green…
Bike fri endl iness
Options for l iving…
Variety of retail
 Input - Online Survey
What is your Place Downtown?
Input - Online Survey
Mixed-Use Development
11%

9%

22%

58%
Input - Online Survey
Public Art
23%

18%

15%

43%
 Emerging Themes

• Bring Downtown to Life: Vibrancy amenities to enliven

downtown’s open spaces.
• Protect the Invaluable: Safeguarding and enhancing
downtown buildings.
• Game Changing Projects & Places: Catalytic
development projects that will anchor downtown.
• Tackling the Tough Stuff: Dealing with difficult
downtown issues.
• Making Downtown Livable: Bringing residential into
downtown
• Shock Blocks: Catalyst sites serving both as anchors
and connections
Design Charrette

8 Creative Consultants
60 Participants
Design Charrette
 Input - Big Ideas
Uses
• Grocery (Trader Joes, small format Publix, independent..)
• Dining (cafe, late, healthy, family, trucks..)
• Entertainment uses (music, children’s activities, boutique bowling….)
• Creative businesses (studios/galleries, design…)
• Residential (mixed-use, condos, senior,…)

Activation
• Public Art (interactive, music, murals, water features….)
• Street Market
• Container Park
• Green space
• Lighting (safety, electric city)
• Bike and Pedestrian connections
• Rooftop gardens
 Input - Big Ideas
Catalysts
• Children’s Museum
• Music Venue/Performing Arts Venue
• Educational (AU, art)
• Maker Space
• Art/Film Theater

How can we incorporate these into master plan?

What has potential?
Market
Assessment
 Market Definition
Zip Code Survey of Customers – Anderson, SC
Business Name: Date: _______________
Instructions

1. Simply ask customers, “We’re conducting research for the City of

• 27 businesses
Anderson, can I have your zip code”?
2. Please record the residence zip code for each customer who
enters your business.
3. At the end of the week, please write the total number of tallies in For more information, contact
the total box to the right. aaron@arnettmuldrow.com
4. Someone from the City will collect the surveys at the end of the
week.

• 1507 visits 29624 - Anderson

Sample -

29625 - Anderson

• 163 zip codes 29621 - Anderson

29626 - Anderson

• 27 states 29684 - Starr

29627 - Belton

• 2 foreign countries 29697 - Williamston

29670 - Pendleton

29655 - Iva

Sample - 29609 31794 27106

Other Zip Codes
 Market Definition

Customer Place of Residence

Rest of SC Out of State
14% 8%

29697 Williamston
3%
29621 Anderson
29670 Pendleton 32%
3%
29655 Iva
3%
29684 Starr 29625 Anderson
3% 15%
29626 Anderson
6%
29627 Belton 29624 Anderson
6% 7%

Visits/1000
Zip Code Area 2018 Population Visits
Pop
29684 Starr 4,766 54 11.33
29621 Anderson 43,157 485 11.24
29625 Anderson 29,740 228 7.67
29624 Anderson 14,230 104 7.31
29626 Anderson 13,062 86 6.58
29655 Iva 8,038 44 5.47
29627 Belton 18639 92 4.94
29670 Pendleton 9,088 42 4.62
29689 Townville 4,190 19 4.53
29697 Williamston 12,872 39 3.03
 Retail Assessment

• $462 million in combined demand in trade areas

• Downtown is currently a $4.7m market..
 Retail Assessment
Retail Leakage in Select Categories, PTA

Beer, wine, and liquor stores $10,052,749

Drinking places $6,357,403

Clothing stores $6,101,635

Specialty food stores $4,625,208

Women's Clothing $4,213,950

Coffee shops $4,133,927

Furniture stores $4,105,705

Home furnishings stores $4,016,224

Gift, novelty, and souvenir stores $3,581,468

Children's Clothing $2,636,475

Art dealers $2,261,008

Health Food supplment store $2,018,306

Hobby, toy, and game stores $1,579,212

Full-service restaurants $1,080,305

$0 $2,000,000 $4,000,000 $6,000,000 $8,000,000 $10,000,000 $12,000,000

Potential demand for 110,448 square feet in

Downtown Anderson
 Retail Assessment
Restaurants
• 22,531 square feet of demand.
• All demand in full-service restaurants
• Demand for “drinking places” ($6m) and coffee shops ($4m)

Grocery
• 2,775 sf - 9,000 sf of demand.
• Conventional store = 45k +
• Small format - Trader Joes (15k), Aldi (15k), Publix (30k)
• Independent specialty grocer - $4.6m in demand in PTA for meat markets,
fruit/vegetable, etc.
Health & Personal Care
• 22,529 square feet of demand
• Typical CVS about 10-15k square feet
• $3m combined TA demand for health foods/supplements
 Retail Assessment
Furniture/Home Furnishings
• 10,754 square feet demand for Home Furnishings
• 6,980 square feet for Furniture Stores
Clothing
• 9,609 square feet of demand
• Mostly women’s & children (PTA) and family (STA)
Specialty Retail
• Gifts – 5,367 square feet
• Hobby & Toys – 3,521 square feet
• Fabric, sewing, needlework, embroidery, etc – 3,115 square feet
• Art dealers - $3.8m in demand combined TA
• Jewelry – 1,227 square feet
 Office Assessment
Downtown Anderson Opportunities
• Leasing of existing office spaces in DT (201, 401)
• Ground floor/above-retail leasing
• Infill/mixed-use development of underutilized space

Uses
• Institutional/Educational space
• Creative business cluster
• Service uses such as wellness, experiential uses, etc.
• Growth of professional services for attorneys, financial,
professional, etc.

Opportunities depend on number of factors

Ultimately accommodated on project-by-
project basis
 Residential Assessment
Downtown Residential Market
• Variety – market rate apartments, condos, above retail, senior
• Calhoun - $875-1,078/mo.  590-779 sf
• Wil-Mary - $323/mo average, Senior Housing, Ministry
• Chiquola - $95k - $135k condos.  1050-1200sf
 Residential Assessment
Downtown Anderson Opportunities
• Housing growth projected for Anderson in next 5 years = 436 new household/
units citywide
• Downtown is poised to capture some of this growth
• Increase demand DT through lifestyle amenities, business

Pricepoint
• Market-rate rent = $850 - $1,200/mo
• For-sale condo/townhome-type = $125,000 - $175,000

Potential
• Development of similar adaptive reuse projects  like Calhoun or Chiquola
• Upper-floor housing above existing retail
• Mixed-use development (Bailes building, etc)
Design &
Planning
Shock This Block
 1. North Main Gateway
Opportunities
• Reuse of Rite Aid Building – Potential Public/Civic Use
• Streetscape & Pedestrian Improvements:
1. Main Street
Interim – Extend Streetscape Treatment to Clinkscales Street
Longer Term Extend Streetscape Treatment to Crayton Street
Wall Mural
2. East Greenville Street
Streetscape Enhancements to Anderson Museum, & AnMed
Pedestrian Safety Improvements Especially Across Greenville Street
Crosswalks & Lighting
3. Calhoun Street East to AU
Streetscape/Landscape
Potential Bike Lane
• Gateway Enhancements – Water Feature, Signage, Landscape, Graphics, &
Wayfinding
• Long Term Redevelopment Opportunities
1. North Main Gateway
1. North Main Gateway
 2. West End Gateway
Opportunities
• Large New Future Development Site/s along the West Edge of Murray Avenue
Opportunity for Mixed Use Development
Opportunity New Residential Uses
Open Space/Placemaking Features – Plazas, Animation & Activity
Land Area Allows for Larger Type Building Development
• Reuse/Revitalization Opportunities of Old Warehouse Buildings & Depot
• Murray Avenue ‘Boulevard’ Traffic Calming & Streetscape
Median & Tree Planting
Lighting
Crosswalks
• Enhanced East West Connections along Tribble & Federal Streets to Main
Street
2. West End Gateway
 3. Textile Gateway
Opportunities
• Reuse/Revitalization of Old Buildings at Towers, Glenn, & Orr Street
• Pocket Park Opportunity at Orr & Earle Street
• Bridge/Underpass Park Improvements
• Intersection Improvements & Linear Park Like Treatment
• Programmable Outdoor Activity Opportunities– Food Trucks, Music, Events
3. Textile Gateway
 4. East Area
Opportunities
• Mixed Use Infill Development Potential with Residential
• Garage/Structured Parking Opportunity
• Thunderbird – Revitalization/Reuse Opportunity
• East West Street Animation along Ore & Earl Street
4. East Area
 5. Warehouse District
Opportunities
• Mixed Use Opportunity of Existing Warehouse Buildings
• New Infill Development Opportunities with Residential Uses
• Open Space/Park/Play Space Opportunities
• Creative Use of Elements – Containers, Pop up Spaces, Technology, Playscape
• Streetscape Connection along East Whitner to Main Street
 
5. Warehouse District
 6. Murray Avenue
Opportunities
• Reuse/Revitalization of Existing Buildings
• Murray Avenue Streetscape & Pedestrian Safety Enhancements
• Infill Development Opportunity
 
 7. South Main Gateway
Opportunities
• New Mixed Use Infill Development Opportunities
• Longer Term Reuse Opportunities
• Extend Main Street Streetscape Treatment
• Gateway ‘Arrival’ Treatments – Crosswalks, Landscape, Lighting, Graphics
• Additional New Crosswalk Connections
7. South Main Gateway
 Mr. Potato Head
• Building/Facade = Mr. Potato Head
• Components =
• Hat
• Glasses
• Ears
• Nose
• Mustache
• Etc.
Facade Component Grants
• Signs
• Paint
• Awnings
• Rears of Buildings
• Slip Cover Removal
• Storefronts
• Windows
• Doors
• Lights
• Etc.
Component Grants: Awnings

Beaufort, South Carolina

Component Grants: Slipcover Removal

Conway, South Carolina

Component Grants: Slipcover Removal

Conway, South Carolina

CoSignCincy.com
 Vibrancy Amenities
Populate the public realm (especially
sidewalks, but also pocket parks with
amenities that promote downtown stickability)

Chairs
Benches
Flags/Banners
Flowers
Umbrellas
Bistro Tables
Plantings
Interactive Art
Open Storefronts, etc.
Vibrancy Amenities: Downtown Stickability
Vibrancy Amenities: Downtown Stickability
Vibrancy Amenities: Downtown Stickability
Vibrancy Amenities: Downtown Stickability
Vibrancy Amenities: Downtown Stickability
Connectivity
Connectivity
Connectivity
 Next Steps
Draft Plan
Input & Revisions
Final Plan
• Illustrative Urban Design Plan
• Business Development Strategies
• Wayfinding Strategies
• Parking Management Strategies
• Implementation Strategies
• Market Analysis Appendix