CHARLESTON — Community members got their first real glimpse at potential designs for future affordable housing that city staff and architects from Europe and Savannah have been working on this week.
The $125,000 week-long design effort is part of Mayor William Cogswell’s housing initiative called Project 3500 that aims to add 3,500 new affordable units by 2032 and redevelop wide swaths of the peninsula.
Most onlookers March 18 marveled at the sketches and mock-ups that embrace Charleston’s historic charm. But some expressed concerns about whether longtime low-income residents currently living at sites the city is targeting will be displaced.
Others wondered whether those residents might not have been able to attend the 5 p.m. weekday event held at the city’s Dock Street Theater downtown.
“This is very much still a work in progress,” Cogswell said adding that critiques about the accessibility of the location were valid.
Before any of the designs are finalized, Cogswell said city staff will go on the road and take them to the neighborhoods where residents will be most impacted.
To meet the city’s ambitious housing goal, Cogswell wants to redevelop nearly 100 acres across the peninsula combining properties the city owns with Charleston Housing Authority sites that were already earmarked for redevelopment, along with land the county owns along Morrison Drive.
Cogswell brought in architects and designers he and other city leaders met during a tour of Europe late last year to help plan and design the targeted sites into communities of density-packed, smaller buildings that look like downtown Charleston, rather than the tall boxy apartment complexes that have popped up along the upper peninsula.
“I’m gravitating toward the designs that keep it looking historic,” said Bri Meyer, a student blacksmith at the American College of the Building Arts. “Beauty shouldn’t dictate what you can afford.”
The city hopes developers, who will eventually take the designs and build them, will partner with the college in an effort to keep building costs down and also keep that future skilled workforce local.
Cassandra Stilley, who is studying stonemasonry, said the city is taking a novel approach by considering historic designs and materials to make new spaces where you can’t tell which apartment is affordable and which is “high end.”
City says it wants feedback, but how will it be documented?
Cogswell began the March 18 open house by saying that the design teams wanted feedback. But there was no way to record any suggestions, compliments or critiques residents brought. Cogswell said they were listening and would incorporate the verbal feedback as they move forward.
On March 16, at the kick-off event, Cogswell was caught off guard when the audience members asked questions about costs and the potential displacement of residents living at the targeted sites.
“It doesn’t feel true to genuine feedback,” said Lin Jay, an organizer with the Friends of Gadsden Creek.
Only a few acres remain of the once vibrant tidal creek that runs near Gadsden Green, one of the housing authority properties that is being redesigned. Jay said mock-up panels on display showed part of the remaining creek filled in and built over, which she said is alarming.
She’s less interested in the designs and called it “shiny stuff.” Her focus is wanting to preserve the natural amenity that the creek provides to the community surrounding it.
“I don’t think anyone’s against affordable housing,” said Margaret Ling, who lives near the Wagner Terrace neighborhood. “But are we actually listening to the people who live there?”
Cogswell has said that adding nearby city properties to the mix allows for a staggered build out, which will also help ensure that those currently living in Housing Authority properties won’t be displaced while the re-development happens.
“This effort is about creating housing that reflects Charleston and works for the people who call it home,” Cogswell said in a statement the city sent after this story published online. “We are committed to a thoughtful process, and we look forward to hearing from residents in the weeks ahead.”
The city plans to distribute comment cards at the final workshop on March 20, launch an online feedback form to collect input from residents across the city, and bring the preliminary design concepts directly into neighborhoods through a series of community meetings and pop-up events, according to the news release.
The week-long workshop will end March 20 with a wrap-up presentation where the design team will show the week’s progress and discuss next steps. That event starts at 5 p.m. at Dock Street Theater, 135 Church St.
Editor’s note: This story has been updated to reflect the updated location of the final workshop on March 20, and the city’s response to how it will handle feedback going forward.