Pete Hollis Gateway Plan - City of Greenville

Pete Hollis Gateway Plan 

City of Greenville, South Carolina 

March 13, 2006


Acknowledgements 

The City of Greenville would like to thank the following people for participating in 

the task force meetings and for their valuable input through the planning process: 

Task Force Members 

Robert Benedict 

Colleen Christian 

Frank Curti 

Mary Duckett 

Ed Durham 

Sarah Harrison 

Frances Hines 

Bob Lloyd 

Deb Richardson-Moore 

David Rosenburg 

Nick Skenteris 

Shea Smith 

City Council 

Knox H. White, Mayor 

Lillian Brock Flemming 

C. Diane Smock 

Michele R. Shain 

Debra M. Sofield 

Chandra E. Dillard 

J. David Sudduth 

Planning Commission 

Carolyn Cody-Fuller 

Sarah Day 

Keith Dreher 

Bob Ellis 

Mills Gallivan 

Barry Nocks 

Rick Quinn 

Staff 

Nicole Bourassa 

Shawn Colin 

Tracy Dozier 

Nolon Edge 

Leslie Fletcher 

Andrew Meeker 

Imma Nwobodu 

Jean Pool 

Jennifer Rigby 

Robin Smith 

Greg Strait 

Samantha Stoney 

Ginny Stroud 

Brennan Townsend 

Bryan Wood

Pete Hollis Gateway Plan


Table of Contents 

EXECUTIVE SUMMARY ........................................................................... 

i 

VOLUME I: VISION AND CONCEPT PLAN 

Introduction .............................................................................................. 1 

Plan Purpose ....................................................................................... 3 

Plan Development Process ................................................................ 3 

Study Area Boundaries ...................................................................... 4 

Study Area Demographics ................................................................. 7 

Pete Hollis History .............................................................................. 13 

James Street Neighborhood .............................................................. 13 

West Park Neighborhood ................................................................... 14 

Greenville During War ........................................................................ 15 

Existing Conditions ................................................................................. 17 

Land Use and Zoning ......................................................................... 17 

Residential .......................................................................................... 17 

Historic District ............................................................................. 23 

Surrounding Residential Area ...................................................... 25 

Multifamily Housing ...................................................................... 25 

Commercial ......................................................................................... 27 

Pete Hollis Square ......................................................................... 27 

Pete Hollis Boulevard Commercial Corridor ............................... 27 

Rutherford Street Corridor ............................................................. 30 

Vacant Property ............................................................................. 30 

Transportation .................................................................................... 33 

Vehicular Circulation .................................................................... 33 

Roads ............................................................................................. 33 

Traffic Counts ................................................................................ 33 

Transit ............................................................................................ 39 

Driveway and Curb Cuts ............................................................... 39 

Non-Vehicular Circulation ............................................................ 39 

Bicycle Access and Circulation ................................................... 39 

Pedestrian Systems ...................................................................... 39 

Sidewalks ....................................................................................... 40 

Crosswalks .................................................................................... 40 

Safety ............................................................................................. 40 

Social Services ................................................................................... 40 

Homelessness, Very Low, Low and Moderate Income Persons 

and the Special Needs Population................................................. 40 

Law Enforcement ................................................................................ 42 


i


Goals and Objectives .............................................................................. 43 


Economic Development ..................................................................... 43 

Design ................................................................................................. 43 

Social Services .................................................................................... 46 


Recommendation ..................................................................................... 47 



Business and Development Assistance ...................................... 47 

Minority Business Assistance ..................................................... 49 

Assistance for Historic Properties .............................................. 51 

Market Study Need ........................................................................ 51 

Design ................................................................................................. 51 

Rutherford Street Gateway ........................................................... 53 


VOLUME II 

Implementation and Redevelopment Obligations ................................. 71 

Redevelopment Responsibilities ...................................................... 71 

Implementation Priorities..................................................................... 71 


Historic Preservation ......................................................................... 71 


Design ................................................................................................. 72 

Residential Developments ................................................................. 73 

Social Services ................................................................................... 74 

Transportation .................................................................................... 75 



ii


MAPS 

Map 1: Pete Hollis Gateway Context Map ................................ 2 

Map 2: Study Area Boundaries ................................................ 5 

Map 3: Current Zoning .............................................................. 18 

Map 4: Single Family Residential Areas .................................. 19 

Map 5: Existing Property Conditions ....................................... 20 

Map 6: Existing Building Conditions ....................................... 21 

Map 7: Overall Conditions ........................................................ 22 

Map 8: James Earle Historic District ........................................ 24 

Map 9: Multi-Family Residential District .................................. 26 

Map 10: Pete Hollis Square ......................................................... 28 

Map 11: Pete Hollis Boulevard Commercial Corridor ............... 29 

Map 12: Rutherford Street Commercial Corridor ...................... 31 

Map 13: Vacant Properties .......................................................... 32 

Map 14: Pete Hollis Gateway Concept Diagram ....................... 54 

Map 15: Pete Hollis Gateway Redevelopment Diagram ........... 55 

Map 16: Rutherford Street Gateway Design ............................... 56 

Map 17: Intersection Concept Diagram ..................................... 57 

FIGURES 

Fig 1: Pete Hollis Median & Streetscape ................................ 34 

Fig 2: Total Crime .................................................................... 42 

Fig 3: Streetscape Design ....................................................... 44 

Fig 4: Decorative Sidewalk ..................................................... 45 

Fig 5: Decorative Streetlight ................................................... 45 

Fig 6: Kash & Karry Pharmacy ............................................... 52 

Fig 7: Streetscape Concept .................................................... 58 

Fig 8: Buncombe Street Before and After ............................. 59 

Fig 9: Pete Hollis Streetscape Before and After ................... 60 

Fig 10: Pete Hollis Streetscape Before and After 2 .................. 61 

Fig 11: Pete Hollis Streetscape Before and After 3 ................. 62 

Fig 12: Pete Hollis Streetscape Median ..................................... 63 

Fig 13: Pete Hollis Sidewalk and Curb Lawn Before and After 64 

Fig 14: Building Façade Before and After ................................ 65 

Fig 15: Pete Hollis Corridor Wall Before and After ................. 66 

TABLES 

Table 1: Demographic Radius Report ........................................ 7 

Table 2: Construction Date of James Street Area .................... 14 

Table 3: Construction Date of David Street Area ...................... 15 

Table 4: Traffic Counts for Pete Hollis Boulevard ..................... 35 

Table 5: Traffic Counts for Buncombe Street ........................... 36 

Table 6: Traffic Counts for Metropolitan Drive ........................... 37 


iii



iv


Executive Summary 

Introduction 

The Pete Hollis Gateway is strategically located adjacent to the thriving 

downtown core. Investment in the reconstruction and realignment of Buncombe 

Street into the Pete Hollis Boulevard has generated interest in future 

development within this district as it becomes a major access route into 

Downtown Greenville. This highway expansion project has created both 

opportunities and challenges. While increased traffic capacity and connectivity 

along the major roadway can open up development opportunities within the 

district, the physical barrier created as a result of the road widening can create a 

disconnect between neighborhoods and deter the kind of quality development 

expected from the citizenry and leadership of the City of Greenville. 

Planning Process 

City of Greenville staff members worked together with a task force, comprised of 

a broad cross-section of representatives from the study area, to examine the 

existing status, discuss issues and make recommendations to mitigate negative 

and build upon positive conditions within the study area. The group met several 

times through this process and provided invaluable insight and information that 

would not have been apparent otherwise. The resulting plan is a testament to 

the dedication and enthusiasm exhibited from the entire group. 

Plan Organization 

The Pete Hollis Gateway Plan is divided into two planning documents: Volume I: 

The Concept Plan, and Volume II: The Implementation Plan. The Concept Plan 

provides background information on the Pete Hollis Gateway area and includes 

the vision and key recommendations to achieve the vision for the gateway. The 

implementation Plan includes strategies that map out redevelopment for the 

gateway. 

Study Area Boundaries 

The Pete Hollis Corridor Study Area is generally defined by the region created as 

a result of the Pete Hollis Highway, Rutherford Street and city limit boundaries. 

More specifically the area is defined as the area created along Buncombe Street 

from Heritage Green and extending north along the Pete Hollis Highway to the 

west and along Rutherford Street to the east. Shaw Street and the city limit 

boundary serve as the border to the north. See map on next page for graphic 

display of study area. 


v


Study Area Map 

Issues and Opportunities 


vi


The Gateway area has been divided into residential and commercial 

components, which were then divided further into sub areas that together form 

the Gateway’s unique character. The areas are as follows: 

Residential Areas 

• Single Family Residential Areas 

• James Earle Historic District 

• Multi-family Residential Areas 

Commercial Areas 

• Pete Hollis Square 

• Pete Hollis Boulevard Commercial Corridor 

• Rutherford Street Commercial Corridor 

Issues to Consider 

Several issues that need to be addressed within the Gateway were identified at 

the public meetings. These include: 

• Define the overall theme and identity of the Corridor 

• Improve the commercial environment economically and aesthetically along 

Pete Hollis Highway and Rutherford Road. 

• Increase the availability of housing stock in adjacent neighborhoods. 

• Improve the appearance of the Corridor and provide a sense of “entrance” 

into the City by developing design standards that soften or minimize the 

impact of the “freeway”. 

• Identify and target key redevelopment opportunities within the corridor. 

• Encourage new commercial, residential, and mixed-use development by 

accumulating key parcels, developing a marketing plan, and establishing a 

targeted incentive program. 

• Look at land bank possibilities to acquire land and prep for public/private 

partnerships. 

• Identify incompatible uses within the corridor and develop a mechanism to 

reduce negative impacts. 

• Look at ways to enhance the general safety of the area including 

pedestrian safety. 


vii


Corridor Assets 

The Gateway’s is in close proximity to downtown and to many activity centers are 

important to the success and long term viability of the district as are the several 

strong neighborhoods adjacent to the area. It is literally a few minutes from a 

majority of City and area attractions, including the BiLo Center, Downtown, the 

West End and Falls Park, the new Greenville Drive baseball stadium, the 

proposed Kroc Center and much more.. 

The growth and expansion of the Downtown core and West End also contribute 

to the appeal of the Pete Hollis Gateway. These areas have experienced a 

rebirth and have been used by other cities as models for redevelopment. The 

Central Business District and West End have been hot beds for office, 

residential, restaurant, and retail development activity. The area has become the 

center for entertainment from a cultural and recreational perspective and has 

become a desirable area to live work and play. However, as these areas build 

out, and housing affordability issues continue to surface, adjacent areas such as 

the Pete Hollis Gateway are positioned favorably to become more attractive as 

areas to provide mixed use mixed income opportunities that have several 

housing options. 

Corridor Vision 

Over the next five to ten years, the Pete Hollis Gateway and the surrounding 

area will become one of Greenville’s most attractive, cohesive and economically 

viable urban corridors. 

Key Recommendations 

• Create a zoning classification for the district that prohibits certain uses that 

do not promote the goals of this plan and allows uses that encourage 

redevelopment of the area. 

• In concert with area residents, property owners, and the City’s Design & 

Preservation Commission, evaluate residential neighborhoods in and 

around the study area to determine the potential for new or expanded 

preservation overlay districts. 

• Develop conservation districts for residential neighborhoods that may not 

be appropriate for historic designation but are worthy of preservation 

and/or rehabilitation and would benefit greatly from implementing a system 

for such. 

• Provide incentives for mixed-use developments. 

• Continue to form collaborative partnerships among business and property 

owners, area residents, and neighborhood organizations to promote and 

plan for the Gateway. Maintian links with established groups on James 

Street, Hampton-Pinckney, Voila Street, the Northend Association, and 

others to ensure coordination and joint planning will be maintained. 


viii


• Utilize a land assembly and infrastructure improvement program to 

leverage qualified private investment. This program is vital to the 

implementation of redevelopment opportunities within the Pete Hollis 

Gateway. 

• Identify projects within the Pete Hollis Gateway that could be funded by 

the Viola Street Tax Increment Finance District. 

• Develop and implement a marketing strategy to promote the Pete Hollis 

Gateway. 

• The City will continue to develop more detailed implementation strategies 

as planning for the Gateway continues.Maintain consistent and compatible 

building types throughout the corridor. 

• Locate buildings close to the street with front doors and windows that 

orient toward the street. 

• Where possible, attach buildings to each other to help define the 

pedestrian space along streets and create an attractive row of store fronts. 

• Encourage residential development above nonresidential uses and a 

mixture of uses in buildings. 

• Install clear glass in the first row of windows and buildings and enrich with 

displays, information, etc. 

• Minimize the size and location of parking areas and strategically position 

them to minimize their visual impact. 

• Provide parking behind the buildings and screen from public view. 


ix

VOLUME I: CONCEPT PLAN


Introduction 

The Pete Hollis Gateway is strategically located adjacent to the thriving 

downtown core. Investment in the reconstruction and realignment of Buncombe 

Street into the Pete Hollis Boulevard has generated interest in future 

development within this district as it becomes a major access route into 

Downtown Greenville. This highway expansion project has created both 

opportunities and challenges. While increased traffic capacity and connectivity 

along the major roadway can open up development opportunities within the 

district, the physical barrier created as a result of the road widening can create a 

disconnect between neighborhoods and deter the kind of quality development 

expected from the citizenry and leadership of the City of Greenville. 

The reconstruction of Buncombe Street and its potential impact on the 

surrounding area have once again raised a number of questions from City 

leadership, City staff, area residents and business owners. The answer to these 

questions will affect the future development of the area. It is important to look at 

the existing conditions within the area and develop specific strategies to integrate 

it as an asset within the overall City context. Now is the time to address these 

opportunities and challenges 

There are numerous factors that contribute to the changes taking place within the 

Pete Hollis Gateway. Proximity to downtown, several strong neighborhoods 

within and adjacent to the area and access to many activity centers are important 

to the success and long term viability of the district. It is literally a few minutes 

from a majority of City and area attractions, including the BiLo Center, 

Downtown, the West End and Falls Park, the new Greenville Drive baseball 

stadium, the proposed Kroc Center and much more, see Map 1 on page 2. 

The growth and expansion of the Downtown core and West End also contribute 

to the appeal of the Pete Hollis Gateway. These areas have experienced a 

rebirth and have been used by other cities as models for redevelopment. The 

Central Business District and West End have been hot beds for office, 

residential, restaurant, and retail development activity. The area has become the 

center for entertainment from a cultural and recreational perspective and has 

become a desirable area to live work and play. However, as these areas build 

out, and housing affordability issues continue to surface, adjacent areas such as 

the Pete Hollis Gateway are positioned favorably to become more attractive as 

areas to provide mixed use mixed income opportunities that have several 

housing options. 

Volume I: Vision and Concept Plan 1

Map 1: Pete Hollis Gateway Context Map 


This map shows the Pete Hollis Gateway Study Area (red), and its relationship to 

Downtown Greenville and the West End District (tan) and City Parks(green). 



Finally, the desire for convenient, accessible locations in a time when traffic 

congestion is mounting makes the Pete Hollis Gateway a good candidate for 

revitalization. It has immediate access to Interstates 85 and 385, as well as other 

key business corridors including Main Street, Laurens, Haywood, and Woodruff 

Roads, and Pleasantburg Drive. In addition, the area is linked with public transit 

routes from the Greenville Transit Authority. This strategic location, partnered 

with the unique character of the Pete Hollis Gateway, with its views of the City 

skyline, strong neighborhood edges and historic district has many qualities 

inherent in revitalization projects. 

The Pete Hollis Gateway is well positioned for revitalization. But the challenge is 

to ensure that as the district redevelops, it does so within the context of a larger, 

comprehensive vision: a vision that builds on and ties together the district’s 

distinct character, historic flavor and functional relationship to the Downtown, 

surrounding neighborhoods and business corridors. Without a vision to guide 

revitalization efforts, the Gateway’s full potential may never be realized. 

Plan Purpose 

The purpose of the Pete Hollis Gateway Master Plan is to provide a context for 

redevelopment to occur within the study area. It includes a comprehensive urban 

design and land use vision articulated through a series of development concepts 

for the Gateway. The plan also provides general strategies to begin 

implementation. 

When adopted by City Council, this plan will become a policy guide to help 

elected and appointed officials, City staff and the private sector make decisions 

about the future of the Pete Hollis Gateway. It can also be used as a tool to 

promote the area and its potential. In short, this plan lays the foundation for 

continued and increased public and private sector involvement as momentum 

and synergy build in the area. 

Plan Development Process 

The development of this plan reflects the commitment of both leadership and 

citizens to maximize the potential of the area, incorporate the highway expansion 

as an asset and catalyst for development and to integrate quality of form and 

efficiency of function of the Pete Hollis Corridor. City of Greenville staff members 

worked together with a task force, comprised of a broad cross-section of 

representatives from the study area, to examine the existing status, discuss 

issues and make recommendations to mitigate negative and build upon positive 

conditions within the study area. The group met several times through this 

process and provided invaluable insight and information that would not have 

been apparent otherwise. The resulting plan is a testament to the dedication and 

enthusiasm exhibited from the entire group. 



The final step of the planning process is to implement the strategies and 

recommendations outlined in this plan and to develop the Pete Hollis Corridor as 

an asset to the City of Greenville and its citizens. A detailed assessment of 

existing conditions and an implementation section that includes strategic 

initiatives and programs that will increase the viability of the area and ensure 

quality development and increase quality of life are the specific products of this 

plan. The specific issues addressed in the plan are outlined below: 

• Define the overall theme and identity of the Corridor 

• Improve the commercial environment economically and aesthetically along 

Pete Hollis Highway and Rutherford Road. 

• Increase the availability of housing stock in adjacent neighborhoods. 

• Improve the appearance of the Corridor and provide a sense of “entrance” 

into the City by developing design standards that soften or minimize the 

impact of the “freeway”. 

• Identify and target key redevelopment opportunities within the corridor. 

• Encourage new commercial, residential, and mixed-use development by 

accumulating key parcels, developing a marketing plan, and establishing a 

targeted incentive program. 

• Look at land bank possibilities to acquire land and prep for public/private 

partnerships. 

• Identify incompatible uses within the corridor and develop a mechanism to 

reduce negative impacts. 

• Look at ways to enhance the general safety of the area including 

pedestrian safety. 

Study Area Boundaries 

The Pete Hollis Corridor Study Area is generally defined by the region created as 

a result of the Pete Hollis Highway, Rutherford Street and city limit boundaries. 

More specifically the area is defined as the area created along Buncombe Street 

from Heritage Green and extending north along the Pete Hollis Highway to the 

west and along Rutherford Street to the east. Shaw Street and the city limit 

boundary serve as the border to the north. See Map 2 for graphic display of 

study area on Page 5. 



Map 2: Study Area Map 





Study Area Demographics 

The following table provides a summary of the demographic and socioeconomic conditions based upon a 1, 2, and 3 mile 

radius report generated using the midpoint of West Stone Avenue, between Pete Hollis Boulevard and Rutherford Street, 

as the center point of the radius. 

Table 1: Radius Report 

Category Data 1 Mile 2 Miles 3 Miles 

Square Miles 6.5 21.8 50.7 

Population, 

Households, & 

Families 

2003 

Population 

By Race and 

Hispanic Origin 

2003 

Household Size 

2000 Population 16,548 53,448 105,615 

2003 Population 16,213 52,447 104,924 

2008 Population 15,724 51,037 104,114 

2000 Number of Households 6,906 22,509 44,583 



2000 Number of Families 3,408 12,807 25,537 



White 9,889 29,910 71,820 

Black 5,605 20,123 26,879 

American Indian / Eskimo / Aleut 45 130 257 

Asian / Pacific Islander 118 436 1,425 

Other Race 334 1,143 3,021 

Two or More Races 213 667 1,443 

Hispanic Origin 975 3,333 8,095 

Households with 1 Person 2,981 8,323 16,397 

Households with 2 Persons 1,881 6,765 14,161 

Households with 3 - 5 Persons 1,805 6,610 13,042 

Households with 6+ Persons 192 633 1,121 

Population Never Married 4,073 12,930 26,418 

Population Now Married (Excluding Separated) 4,301 15,790 34,753 

Population Separated 1,994 4,318 7,395 



Table 1: Radius Report: continued 


Population (Age 15+) 

Population Age Groups 

Population Widowed 1,359 4,295 7,824 

Population Divorced 1,767 4,999 9,569 

2003 Population, Age 0 to 4 936 3,426 6,579 




2003 Population, Age 18 to 24 1,413 4,739 12,038 







2003 Population, Age 75+ 1,422 4,596 8,996 












2008 Population, Age 75+ 1,336 4,276 8,505 





2003 

Highest Educational 

Attainment Of Population 

(Age 25+) 

2003 

Employment Status 

Of Population (Age 16+) 

2003 

Selected Occupations 

Of Population 

(Persons LIVING In This Area) 

(Age 16+) 

Population Less than 9th Grade 2,011 5,020 7,600 

Population 9th -12th Grade No Diploma 2,819 8,190 12,623 

Population High School Graduate 2,839 9,585 18,673 

Population Some College No Degree 1,570 5,424 12,233 

Population with Associate Degree 427 1,655 3,984 

Population with Bachelor's Degree 1,273 3,897 10,154 

Population with Master's Degree 408 1,295 3,481 

Population with Professional Degree 145 412 1,209 

Population with Doctorate Degree 68 208 545 

In Military 16 47 76 

Labor Force, Employed 6,723 22,332 49,835 

Labor Force, Unemployed 746 1,840 3,451 

Not in Labor Force 5,855 17,461 31,408 

Agriculture / Forestry / Fishing and Hunting / Mining 34 135 226 

Construction 729 1,998 4,077 

Manufacturing 1,266 4,249 9,061 

Wholesale Trade 260 923 1,927 

Retail Trade 824 2,738 6,025 

Transportation / Warehousing / Utilities 167 814 1,744 

Finance / Insurance / Real Estate 255 999 2,730 

Educational Services 414 1,618 4,658 

Heath Care / Social Assistance 565 2,056 4,590 

Arts / Entertainment / Recreation 122 271 698 





2003 

Selected 

Occupations 

Of Persons 

WORKING in 

This Area 

(Age 16+) 

Household 

Income 

Total Employment (All Industries) 1 30,268 50,234 89,748 

Agriculture / Forestry / Fishing and Hunting / Mining 112 244 440 

Construction 1,496 2,701 3,827 

Manufacturing 3,596 5,863 8,809 

Wholesale Trade 943 1,748 2,944 

Retail Trade 3,842 8,455 17,060 

Transportation / Warehousing / Utilities 3,520 3,984 4,890 

Finance / Insurance / Real Estate 3,852 5,132 8,563 

Educational Services 951 2,201 4,644 

Heath Care / Social Assistance 1,258 3,318 13,150 


2003 Average Household Income 36,626 39,236 46,797 

2003 Median Household Income Less Than $15,000 2,086 6,545 9,726 

2003 Median Household Income $15,000 - 24,999 1,209 3,715 6,779 


2003 Median Household Income $35,000 - 49,999 997 3,352 7,648 



2003 Median Household Income $100,000 - 149,999 271 925 2,529 


2003 Median Household Income $250,000 & Above 24 128 417 

2008 Average Household Income 41,587 44,616 53,307 

2008 Median Household Income Less Than $15,000 1,838 5,766 8,540 








2008 Median Household Income $250,000 & Above 41 210 606 





Housing Units 

2003 

Housing Value 

2003 

Business 

Establishments 

In this Area by 

Industry Sector 

2000 Housing Units 8,013 25,720 49,636 

2003 Housing Units 7,956 25,511 49,775 

2008 Housing Units 7,878 25,248 50,113 

2000 Owner Occupied Housing Units 2,998 10,890 24,018 



2000 Renter Occupied Housing Units 3,908 11,619 20,565 



2003 Owner Occupied Housing, Value Less than $40,000 503 1,441 2,594 

2003 Owner Occupied Housing, Value $40,000 - 59,999 684 1,868 2,886 




2003 Owner Occupied Housing, Value $150,000 - 199,999 294 883 2,691 

2003 Owner Occupied Housing, Value $200,000 - 299,999 173 570 1,744 

2003 Owner Occupied Housing, Value $300,000 & greater 106 523 1,318 

Total Business Establishments (Private Sector) 2,377 4,384 7,060 

Agriculture / Forestry / Fishing and Hunting / Mining Industries 23 45 82 

Construction Industries 148 229 374 

Manufacturing Industries (Nondurable and Durable Goods) 134 235 366 

Transportation / Communications / Public Utilities 70 123 208 

Wholesale Trade Industries 97 166 292 

Retail Trade Industries 304 758 1,414 

Finance / Insurance / Real Estate 347 562 870 

Business & Repair / Personal Services 350 737 1,218 


Heath Care / Social Assistance 112 268 552 

Educational Services 30 76 126 



2003 

Selected Retail 

Establishments 

In This Area 

(By SIC Code) 



2003 

Average Annual 

Household Expenditures 2 

(For Selected 

Goods and Services) 

SIC 52 - Building Materials / Garden Supplies 12 31 64 

SIC 53 - General Merchandise Stores 4 21 36 

SIC 54 - Food Stores 32 85 144 

SIC 55 - Auto Dealers / Gasoline Services Stations 39 93 180 

SIC 56 - Apparel and Accessory Stores 20 52 108 

SIC 57 - Home Furniture / Furnishings / Equipment Stores 32 86 161 

SIC 58 - Eating and Drinking Places 83 192 363 

SIC 59 - Miscellaneous Retail Establishments 82 198 358 

At Restaurants 2,307 2,360 2,748 

At Grocery Stores 4,029 4,165 4,386 

On Education 677 696 1,044 

On Apparel 2,394 2,601 3,022 

On Furniture and Appliances 556 618 734 

On Home Audio / Video Sales, Rental and Service 961 1,012 1,169 

On Sports and Recreation 652 714 860 

Charitable and Religious Contributions 365 398 473 

On Pets, Pet Supplies, and Veterinary Services 176 190 217 

On Automobiles 2,214 2,555 3,034 

On Healthcare 2,495 2,606 2,778 

On Travel 614 679 856 

This report is a product of the infoMentum program, a decision support system for Upstate South Carolina . 

Source of data: US Census Bureau and Claritas, Incorporated 

1 Please note that the selected occupations shown are not all inclusive, and their summation will therefore not equal this total 

Calculation method was revised March 2005 



Pete Hollis History 

James Street Neighborhood 

The following information has been complied directly from The Historic 

Resources of Greenville, South Carolina; prepared by Building Conservation 

Technology, Inc., Nashville, Tennessee, 1981. 

The James and Earle Street neighborhoods evolved around the large estate of 

the Earle family. Col. Elias Earle moved to Greenville County in the late 18 th 

century and acquired lands to the north of the city. In 1813, Earle sold much of 

his property to Henry Middleton of Charleston who built the home at 310 E. Earle 

known as “Whitehall” as his summer residence. Middleton later sold this house 

back to the Earle family and their descendants have continued to occupy the 

house. The area along James Street was also Earle property after 1834, when 

33 acres were bought by Elias Drayton Earle. Earle acquired not only the land 

but a house at 107 James Street. The exact construction date of this house is 

not known, but is believed to have been on the site by 1826 and possibly as early 

as 1810. Both the Elias Earle house and “Whitehall” are important landmarks in 

the city and have been listed on the National Register of Historic Places. 

The land along James Street was the first area to be subdivided by the Earle 

family. By the late 19 th century, lots had been sold and the Victorian style houses 

at 100 and 102 James were constructed. The area near the intersection of 

James and Buncombe was not subdivided until later and most of these homes 

are of the ca. 1920 Colonial Revival style. James Street has recently been 

designated as a local Historic Preservation Area and has been nominated to the 

National Register of Historic Places. 

Earle Street was also laid out and subdivided in the early 20 th century. The land 

at the northwest corner of West Earle and Rutherford Street was the front lawn of 

Whitehall. Florida L. Stone gave the lots facing these streets to her seven 

remaining children. By 1915 this land was already experiencing residential 

development. These early homes showed varied styles reflecting the transition 

from Victorian architecture into more contemporary styles. Building designs from 

this period include the Dutch Colonial home at 108 W. Earle, shingle-style home 

at 107 W. Earle, and the Classic Revival McSwain home at 715 N. Main. Other 

vernacular style homes were also built on Earle during this decade. 



Table 2: Construction Date of James Street Area 

Address Year Address Year 

9 James Street ca. 1900 113 James Street 1912 

10 James Street ca. 1915 117 James Street ca. 1920 

11 James Street ca. 1925 118 James Street 1910 




106 James Street 1920 126 James Street ca. 1920 

107 James Street ca. 1826 310 W. Earle Street 1813 

West Park Neighborhood 

The West Park neighborhood is an early 20 th century residential area and 

features many variations of the Bungalow style house. Dr. S.S. Marshall owned 

much of the West Park neighborhood in the late 19 th century. Dr. Marshall 

maintained a large vineyard along Wilton Street for many years. Later the land 

began to be subdivided into residential lots in 1909. A few homes were built in 

the area before 1910. These include the altered Queen Ann style house at 401 

Townes Street and the Classic Revival style houses at 500 and 426 Townes 

Street. Other early homes are at 15, 16, and 21 Atwood and 107 W. Park. The 

majority of homes in the West Park neighborhood were built after 1915 in the 

Bungalow style. The addition of wooden shingles to the exterior of these homes 

is a common feature. 

Several notable churches are also located near the West Park area. The Triune 

Methodist Church and Trinity Lutheran Church were built in the Gothic Revival 

style with arched windows and doorways. The Neo-Classical style Third 

Presbyterian Church and Faith Tabernacle Apostolic Church also display 

interesting architectural designs. 

• Third Presbyterian Church: Neo-classical church built in 1916 

• Corner of Rutherford and Buncombe: Three story triangular brick 

commercial building built ca. 1915 

• 200 Rutherford: Victorian house ca. 1900 

• Coca Cola Plant: Building ca. 1928. In 2002 became the new 

Greenville County Public Library and Museum of Upcountry History. 

• 15, 17, and 21 Atwood: built ca. 1915 



Table 3: Construction Date of David Street Area 

Address Year Address Year 

7 David Street ca. 1930 16 David Street n/a 

8 David Street ca. 1925 17 David Street ca. 1920 



11 David Street ca. 1925 423 Rutherford Street ca. 1880 

12 David Street ca. 1920 427 Rutherford Street ca. 1920 

Greenville During War 

The following excerpts are from Images of America: Greenville, by Piper Peters 

Aheron. 

Just off Rutherford Road on Earl Street stands the summer home of Governor 

Henry Middleton, son of Arthur Middleton, a signer of the Declaration of 

Independence. The Middleton’s from 1813 to 1820 occupied Whitehall, a 

Charleston-styled house. During the Spanish-American War, when U.S. troops 

were stationed in Greenville at Camp Wetherill, Whitehall served as a residence 

and dormitory for nurses. 

Lemuel J. Alson and Elias Earle (1762-1823) were Greenville’s top citizens. Earle 

moved from Virginia to Greenville at age 25. He constructed his home, Poplars, 

on the northeast corner of Rutherford and Buist Streets. Earle also built the 

Great Wagon Road from South Carolina to Tennessee. He served as a state 

legislator and U.S. congressman, frequently running against Lemuel Alston. This 

city house on James Street is considered the second Elias Earle home, also 

named the Oliphant House, which originally faced southeast to Buncombe Road. 

About 10,000 men were stationed at Wetherill. By 1914, African-American 

citizens resided in space occupied by Camp Wetherill and the Second Brigade. 

Eventually, this area became the location of Sterling High School, an educational 

career center for African Americans until the late 1960s. Camp Wetherill closed 

in 1899. Camp Wetherill was located north of Earle Street between Buncombe 

Street and present-day Wade Hampton Boulevard. 

Encouraged by the success of Camp Wetherill during the Spanish-American 

War, local businessmen lobbied the War Department in 1917 and secured a 

cantonment that became Camp Sevier. The hastily constructed tent ground 

began 5 miles from the city and filled more than 1800 acres surrounding 

Rutherford Road and Wade Hampton Boulevard. 



A small “town” developed within Camp Sevier. Gay Paris offered soldier fresh 

cigars from Mr. B. Moore, home-cooked meals from the restaurant and haircuts 

at the Camp Lenwood building. 

Camp Sevier had developed into more than a tent city. It consisted of 6 YMCA 

buildings, 50 mess halls, a library, a hospital, a printing office, a large bakery, 

and numerous businesses. More than 27,000 men from Louisiana to 

Massachusetts were trained at the camp. 

In 1943 Zeb Lee and Norvin Duncan broadcasted war news and local variety 

shows from it (a radio station on the air base). They (Norvin and his wife) reside 

in Greenville with Norvin serving WGGS-TV16 on Rutherford Road, a site once 

occupied by Camp Sevier. 



Existing Conditions 

Land Use and Zoning 

Land use and zoning typically go hand in hand and are vital to the existing 

assessment of the study area to determine what’s on the ground and what are 

the potential development possibilities based upon current conditions and zoning 

requirements within the area. Map 3, illustrating current zoning classifications 

within the district, is located on page 18. 

Residential Areas 

The residential areas located within the Pete Hollis Gateway study area were 

grouped based upon common densities or character. The single family areas 

have been identified on Map 4 on page 19. In order to better understand the 

current state of the study area, property and building conditions were surveyed. 

Property conditions were determined on a scale of 1-5, whereas 1- excellent, 2- 

good, 3- fair, 4-poor, 5- blighted. All scores were determined through a 

windshield survey of the study area and may not be completely accurate as they 

are based primarily upon appearance of the site, see Map 5 on page 20. 

The properties located in the historic James Street area received scores of 

excellent (1) to good (2) for property condition. Little or no changes could be 

made to the property, yards were well kept and there was no debris. Likewise, 

similar scores were received for building conditions. 

Property conditions down David Street, off of James Street, begin to decline. 

Most of these properties received scores of 2 and 3, for some improvement is 

possible. Many existing problems are cosmetic, a main concern being 

overgrown yards full of debris. 

Building conditions tend to mirror the property conditions. Building conditions on 

David Street received a mixture of 1’s, 2’s, and 3’s. Structurally, the buildings 

appeared intact. Architectural styles were not taken into account, for such an 

analysis would have skewed the scores, see Map 6 on page 21. 

The area surrounding Stall Street also consists of declining property and building 

conditions. This area is very overgrown, giving it a bleak atmosphere. Many 

homes are in bad shape and need to be rehabilitated. Overall conditions are 

illustrated on Map 7 on page 22. 



Map 3: Current Zoning 



Map 4: Single Family Residential Areas 



Map 5: Property Conditions 



Map 6: Building Conditions 



Map 7: Overall Conditions 



Historic District 

Properties along James Street are part of the Colonel Elias Earle Preservation 

Overlay District, which is closely tied to the Earle family. In the late 18 th century, 

Colonel Elias Earle, an early settler of Greenville, acquired land to the north of 

town. In 1834 more acreage was purchased by the Earles along what is now 

known as James Street. The David family, who owned the Earle Towne House 

form the 1850’s through the 1920’s, named the street and gave an easement for 

its construction. In the early decades of the 20 th century, thanks in part to the 

Furman Company, this area began to develop, first with James Street and then 

along Earle Street, but it was the 1910’s and the 1920’s that saw a dramatic 

growth of the area as an in-town neighborhood. 

Architecturally, the district is important because it contains two of Greenville’s 

earliest landmarks: the Earle Town House at 107 James Street, built about 

1820; and “Whitehall”, at 310 West Earle Street, built in 1813 as the summer 

residence of Governor Henry Middleton. Also of importance are the many 

excellent examples of early 20 th century historical revival styles, including Neo- 

Classical, Dutch Colonial, Georgian Revival, English Cottage, and Tudor. The 

district is significant in community planning as an early automobile neighborhood. 

Originally part of the Colonel Elias Earle estate, the district was subdivided in the 

late 19 th century. By the 1920’s, construction was booming, with large houses 

being erected on large lots. 

Side driveways, rear garages, and porte cocheres all helped the neighborhood 

accommodate the automobile. Typical of early automobile suburbs, houses were 

set back from the road and had large, grassy front yards. The district was named 

to the National Register of Historic Places in 1982, becoming Greenville’s second 

National Register District. In 1984 the neighborhood became the second locallydesignated 

Preservation Overlay District and is illustrated by Map 8 on page 24. 



Map 8: James Earle Historic District 



Surrounding Residential Areas 

The Pete Hollis Study Area is surrounded by a number of residential 

communities. The harmonious co-existence of these neighborhoods and the 

predominately commercial study area is important to the success of the area as a 

whole. The areas outside the boundaries of the study area were not evaluated 

as part of this study. However, information about these communities exists from 

previous studies, historic resources surveys, redevelopment plans and 

neighborhood master plans. 

The Southernside community, located between West Washington Street and the 

study area, includes a number of areas that are in various stages of 

redevelopment or improvement. These areas include the Washington Pointe 

redevelopment area, Mulberry Court apartments, Mulberry at Pinckney 

residential development, and streetscape improvements to Mulberry Street. 

The Hampton-Pinckney Preservation Overlay District is located adjacent to the 

western edge of the study area. It is Greenville’s first National Register District 

and locally-designated district. The district includes architectural styles from the 

Victorian era through the early 1920’s. 

The Colonel Elias Earle Preservation Overlay District is discussed in detail earlier 

in this study. While the James Street portion of the district is located in the study 

area, the majority of the district is located outside and to the east of the study 

area. 

The Viola Street neighborhood, located off Rutherford Street and Stone Avenue, 

is in the final stages of a multi-year redevelopment of the entire community. 

The Heritage Preservation Overlay District, Greenville’s newest locallydesignated 

district, is located east of the study area off Buncombe Street. The 

Heritage neighborhood is comprised primarily of Arts and Crafts bungalows, with 

some modest Victorian homes. 

Multifamily Housing 

There is one multi-family apartment complex within the Pete Hollis Gateway 

Study Area, Crestview Apartments. It is located in the north end of the study 

area and was recently annexed into city limits, see Map 9 on page 26. The 

Property and Building Conditions map indicates the property received scores of 

2-good and an Overall Conditions score of 2-good. The property is adjacent to 

properties that received much lower scores of 4-poor and 5-blighted. 



Other multi-family properties in the area are difficult to distinguish from single 

family homes, as they are the same building type. The zoning map shows multifamily 

housing along Paul Beacham Way and Frank Street. These properties 

received a range of scores, from 1-excellent to 4- poor for Property Conditions 

and Building Conditions. 

Map 9: Multifamily Residential Areas 



Commercial Areas 

The Pete Hollis Gateway study area contains commercially zoned property that 

has been segmented into three commercial sections, each having a distinct 

character and scale. The districts are identified as the Pete Hollis Square, the 

Pete Hollis Commercial Corridor, and the Rutherford Street Commercial Corridor. 

The following sections address the character, scale and composition of each. 

Pete Hollis Square 

An interesting section located within the Pete Hollis Corridor Study Area is 

formed by the bounds of Pete Hollis Boulevard, Rutherford Road, and West 

Stone Avenue and is considered the center of commercial activity within the 

district, see Map 10 on page 28. There is potential for redevelopment of this 

area as a mixed use, mixed income urban core. Several neighborhoods and 

transportation links feed directly into this area and many uses and business 

types, including McDonald’s and Hardies’ franchises, and the Salvation Army, 

currently occupy the area. There are a few properties and buildings located in 

this area that are classified as being in poor or blighted condition and should be 

looked at as potential redevelopment opportunities. All of the parcels currently 

have a C-3 zoning classification with the exception of two on the new section of 

West Stone Avenue, which currently have an R-6 zoning classification. 

Pete Hollis Boulevard Commercial Corridor 

The Pete Hollis Corridor is comprised of an array of uses and business types, 

see Map 11 on page 29. It includes restaurants, churches, auto repair shops, 

labor finding employment centers, a neighborhood drug store, a shopping center 

and some residential properties. The conversion of this corridor to a seven-lane 

highway has provided a mechanism for redevelopment into a major commercial 

corridor with retail and service related uses. The majority of properties and 

buildings along this corridor are classified as being in fair to excellent condition. 

However, there are several large properties or areas to assemble property that 

are vacant and could serve many redevelopment opportunities. The majority of 

the properties along Pete Hollis Boulevard are currently zoned C-3. In addition 

there are properties currently zoned C-1, C-2, and RM-1 located directly adjacent 

to the roadway. Additional parcels are currently zoned OD, R-6 and RM-2 along 

secondary streets connected to Pete Hollis Boulevard. Properties within the 

study area along Pete Hollis Boulevard primarily abut residential properties 

located in the Hampton- Pinckney neighborhood. Except for the properties 

currently zoned C-3 along Mulberry Street, the properties are currently zoned R-6 

or RM-1. It is important to identify properties surrounding the study area to 

ensure compatibility of uses and look at making a transition from adjacent areas 

to the Pete Hollis Study Area. 



Map 10: “Pete Hollis Square” 


Map 11: Pete Hollis Boulevard Commercial Corridor 




Rutherford Street Corridor 

The Rutherford Street Corridor is similar in composition to the Pete Hollis 

Corridor in the variety of uses and business types, however due to its smaller 

road size it has a different character and sense of scale, see Map 12 on page 31. 

The majority of the properties and buildings along this corridor are classified as 

fair to excellent condition. There are a few that are in need of repair or are 

currently vacant that could make for potential redevelopment opportunities. 

These are concentrated near or just outside the city limits with the exception of 

the property located at the northeast corner of Rutherford Street and West Stone 

Avenue. All of the properties along Rutherford Street are currently zoned C-3 

with the exception of one property zoned R-6, at the southwest corner of the 

intersection of Rutherford and James Streets. The study area along Rutherford 

Street abuts several properties currently zoned for residential uses including RM- 

1, R-6 and the Viola Street neighborhood, zoned RM-2. A few properties are 

currently zoned OD along West Stone Avenue and there are several more 

properties are currently zoned C-3 and C-4 in the Heritage Green area. It is 

important to identify properties surrounding the study area to ensure compatibility 

of uses and look at making a transition from adjacent areas to the Pete Hollis 

Study Area. 

Vacant Property 

Several vacant properties have been identified within the study area. Most of the 

properties are positioned well for redevelopment opportunities as they have 

direct access to Pete Hollis Boulevard, Stove Avenue, or Rutherford Street. The 

vacant properties are illustrated in Map 13 on page 32. 


Map 12: Rutherford Street Commercial Corridor 




Map 13: Vacant Properties 



Transportation 

Vehicular Circulation 

The Pete Hollis Gateway study area is framed by two major north-south state 

highways, which at their southernmost points merge into Buncombe Street. Pete 

Hollis Boulevard, a 7-lane highway, is the westernmost and ultimately passes 

beyond the northern city limits into adjacent rural communities. Bordering the 

study area to the east is the 5-lane highway Rutherford Street. Rutherford Street 

is a major access roadway to and from the Cherrydale retail area, Furman 

University, the City of Travelers Rest, and the mountains of North Carolina. 

Roads 

In 2005, the state highway department completed a roadway improvement 

project along Pete Hollis Boulevard. This project was part of the Greenville Area 

Transportation Study (GRATS), now the Greenville Pickens Transportation Study 

Area (GPATS), which “identified the need for easier accessibility to and from 

western Greenville County and the City of Greenville”. In 1991, a traffic impact 

analysis report indicated that average daily traffic volumes were between 15,500 

and 27,400. GRATS improvements to the highway included: roadway widening, 

lane re-striping, street re-alignments, adjacent street closures, lighting, 

landscaped medians, and sidewalks. 

The majority of the east-west streets within the study area are 2-lane and 

residential in nature. The 4-lane Stone Avenue is the exception and it continues 

outside the study boundary to the west with residential uses and neighborhood 

commercial uses to the east. These east-west streets create pedestrian and 

vehicular access across the major highways described above. Most of the 

residential streets are tree lined with adequate sidewalks, but could use improved 

lighting and pedestrian crossings, see Figure 1 on Page 34. 

Traffic Counts 

Tables 4-6 document traffic counts generated for Pete Hollis Boulevard, 

Buncombe Street, and Metropolitan Drive from November 15 through November 

22, 2005. Additional traffic counts for Stone Avenue and Rutherford Street are 

expected from Traffic Engineering 3/14/06. 


Figure 1: Pete Hollis Median and Streetscape 




Table 4: Traffic Counts Pete Hollis Boulevard 11/15/05-11/22/05 

Time of Day 

11/15/05 11/16/05 11/17/05 11/18/05 11/19/05 11/20/05 11/21/05 11/22/05 Weekday Weekend 

Tuesday Wednesday Thursday Friday Saturday Sunday Monday Tuesday Average Average 

0:00 - 278 230 270 378 420 214 195 237 399 

1:00 - 158 138 136 274 323 114 120 133 299 

2:00 - 80 65 76 180 220 65 58 69 200 

3:00 - 50 68 52 120 185 45 56 54 153 

4:00 - 54 55 60 88 124 50 44 53 106 

5:00 - 106 116 119 114 158 104 103 110 136 

6:00 - 234 236 228 147 88 238 230 233 118 

7:00 - 807 805 696 303 134 732 770 762 219 

8:00 - 1,432 1,428 1,428 510 238 1,363 1,389 1,408 374 

9:00 - 1,402 1,374 1,330 598 383 1,322 1,082 1,302 491 

10:00 - 906 868 960 736 527 876 - 903 632 

11;00 811 872 859 966 825 618 900 - 884 722 

12:00 925 929 1,001 1,060 858 641 958 - 975 750 

13;00 994 996 1,019 1,098 950 927 991 - 1,020 939 

14:00 1,022 963 1,036 1,167 939 867 974 - 1,032 903 

15:00 1,048 1,084 1,079 1,210 928 924 1,043 - 1,093 926 

16:00 1,204 1,191 1,190 1,470 984 932 1,151 - 1,241 958 

17:00 1,420 1,352 1,476 1,477 1,012 912 1,392 - 1,423 962 

18:00 1,768 1,757 1,906 1,725 983 956 1,599 - 1,751 970 

19:00 1,172 1,228 1,357 1,317 862 757 1,019 - 1,219 810 

20:00 696 758 824 833 630 571 602 - 743 601 

21:00 549 614 578 706 516 489 464 - 582 503 

22:00 448 572 512 597 418 362 376 - 501 390 

23:00 326 330 394 560 510 350 306 - 383 430 

Total 12,383 18,153 18,624 19,541 13,863 12,106 16,898 4,047 18,110 12,985 

Pete Hollis Boulevard traffic peaks during the morning at 8:00am and in the evening at 5:00pm in line with the daily 

commuter patterns of people going to and from work. The average traffic volume for Pete Hollis Boulevard is 18,210 

vehicles per weekday and 12,985 vehicles per weekend day. The highest single traffic count was 1,906 cars per hour. 



Table 5: Traffic Counts – Buncombe Street 11/15/05-11/22/05 




0:00 - 56 58 76 84 98 50 54 59 91 

1:00 - 32 34 42 42 40 26 35 34 41 

2:00 - 12 24 28 44 27 10 18 18 36 

3:00 - 12 22 9 26 18 12 10 13 22 

4:00 - 10 14 17 12 24 14 16 14 18 

5:00 - 16 18 12 13 14 22 18 17 14 

6:00 - 40 39 46 26 13 36 31 38 20 

7:00 - 86 98 88 48 29 100 98 94 39 

8:00 - 186 212 233 90 36 208 203 208 63 

9:00 - 214 204 246 94 62 221 180 213 78 

10:00 - 149 202 180 126 66 200 - 183 96 

11;00 156 204 196 194 178 101 204 - 191 140 

12:00 215 216 240 240 178 110 218 - 226 144 

13;00 272 250 260 269 198 149 220 - 254 174 

14:00 184 202 230 276 182 136 200 - 218 159 

15:00 218 233 230 242 182 160 226 - 230 171 

16:00 249 226 264 272 217 144 232 - 249 181 

17:00 284 276 330 298 188 128 288 - 295 158 

18:00 288 304 358 348 173 129 302 - 320 151 

19:00 190 164 196 184 136 106 178 - 182 121 

20:00 111 136 168 141 90 95 141 - 139 93 

21:00 92 87 113 140 76 72 112 - 109 74 

22:00 78 88 96 116 72 76 82 - 92 74 

23:00 66 63 71 107 90 66 77 - 77 78 

Total 2,403 3,262 3,677 3,804 2,565 1,897 3,378 - 3,474 2,231 

Traffic for Buncombe Street is distributed relatively even throughout the work day with a slight peak in volume occurring 

during the evening commute. The average traffic volume for Buncombe Street is 3,474 vehicles per weekday and 2,931 

vehicles per weekend day. The highest single traffic count was 358 cars per hour. 



Table 6: Traffic Counts – Metropolitan Drive 11/15/05-11/22/05 




0:00 - 4 0 1 3 5 1 2 2 4 

1:00 - 0 2 1 1 2 1 2 1 2 

2:00 - 0 4 1 5 10 3 0 2 8 

3:00 - 2 1 1 0 6 1 2 1 3 

4:00 - 1 0 2 1 4 0 0 1 3 

5:00 - 3 1 3 0 0 1 2 2 0 

6:00 - 8 8 10 4 2 7 3 7 3 

7:00 - 24 17 12 12 4 8 17 16 8 

8:00 - 7 6 10 16 2 21 18 12 9 

9:00 6 8 18 10 26 5 18 - 12 15 

10:00 18 32 21 30 21 5 23 - 25 13 

11;00 22 17 26 24 22 10 26 - 23 16 

12:00 28 30 18 31 18 12 24 - 26 15 

13;00 11 20 20 40 16 14 20 - 22 15 

14:00 20 20 18 16 10 16 30 - 21 13 

15:00 34 28 27 38 21 14 11 - 28 18 

16:00 24 27 25 38 22 6 29 - 29 14 

17:00 28 40 30 24 16 10 27 - 30 13 

18:00 16 18 25 12 12 7 6 - 15 10 

19:00 11 8 8 19 10 7 14 - 12 9 

20:00 7 5 11 14 14 11 8 - 9 13 

21:00 2 10 15 8 3 4 8 - 9 4 

22:00 4 2 3 15 9 4 5 - 6 7 

23:00 4 3 2 10 6 8 2 - 4 7 

Total 235 317 306 370 268 168 294 46 314 218 

Traffic volume for Metropolitan Drive is distributed relatively even throughout the work day with a slight peak in volume 

occurring during the evening commute. The average traffic volume for Metropolitan Drive is 314 vehicles per weekday 

and 218 vehicles per weekend day. The highest single traffic count was 40 cars per hour. 





Transit 

Greenville Transit Authority (GTA) is a county wide public transportation bus 

system that services this area. Currently, the GTA operates buses along both 

Rutherford Street and Pete Hollis Highway. Bus stops are either indicated by a 

shelter or sign. However, the task force has observed GTA buses making 

unmarked stops along designated routes. The existing bus shelters are in need 

of upgrades as well as the bus stop signs could use a face-lift. 

Driveways and Curb Cuts 

As a result of inconsistent commercial development along the corridors, traffic 

safety has been compromised. The abundance of driveway curb cuts for each 

land parcel has resulted in the fragmentation of the streetscape and further 

threatens the safety of both pedestrians and vehicles. An improvement to this 

current situation would be a development strategy in which vehicle 

ingress/egress is limited and orientated off the major highways. The goal is to 

minimize the impact of the automobile and to establish a pedestrian orientated 

streetscape. Additionally, due to the width of Pete Hollis Boulevard and 

Rutherford Street, pedestrian crosswalks and median safety zones should be 

considered to promote pedestrian traffic across the Gateway. 

Non-Motorized Circulation 

Bicycle Access and Circulation 

The City of Greenville is conducting a comprehensive study of bike lane 

opportunities, which includes the Pete Hollis Gateway. The Greenville Spinners, 

a local bicycle advocacy club, has completed the concept plan and presented the 

proposal to City Council. Goals of the plan include a beltway network of routes, 

designated striped bike lanes, signage, and funding objectives. Included in the 

proposal are several bike-use streets which bridge the east and west 

neighborhoods of the Pete Hollis Gateway. 

Pedestrian Systems 

The primary network for pedestrian systems is comprised of sidewalks and 

crosswalks and includes linkages with transit systems, employment centers, 

retail and recreational opportunities. 



Sidewalks 

A network of sidewalks exists within the study area. The sidewalks tend to be in 

good condition and are relatively well maintained, however their orientation and 

close proximity to traffic raise safety issues. 

Crosswalks 

Many of the crosswalk areas are not well identified and delineated. Crossing 

distances for Rutherford Street, and especially Pete Hollis Boulevard, are so 

large that moving from one side of the street to the other is difficult and in many 

cases unsafe. A potential street intersection with landscaping and crosswalks is 

illustrated in Map 17 on page 57. 

Safety 

The perception of unsafe conditions may supersede actual safety issue however 

these real and perceived conditions both play a role in influencing walkability and 

redevelopment potential for the area. 

Social Services 

Homelessness, very low, low and moderate income persons 

and the special needs population 

The issue of homelessness is a very complex and overwhelming situation for 

most municipalities. It is an issue that stems from the disparities in economic 

development and the access to the resources or opportunities for the population 

that need these services. People sleep outside every night in Greenville County 

in abandoned buildings, bridges or woods. The shelters in the County are full, 

despite the population being served. The homeless service providers which 

partner with the shelters are also maxed out and need assistance to expand their 

services. There is a need to provide affordable housing rental units and other 

alternative housing opportunities, such as transitional and or permanent housing 

units for the homeless, low families and the special needs population 

According to the 2000 census information for the City of Greenville, a total of 

12.2 percent of the families are below the poverty rate, individuals account for 16 

percent, while female headed households are 32 percent. These numbers have 

increased over time due to more job losses and the increased cost of living. The 

2000 census data also indicates the median rent for a one bedroom unit is $526 

per month. In order to afford this amount on rent, a person should earn 

approximately $21,000 per year. A minimum wage worker, earning $5.50 per 

hour, and working 40 hours per week, realistically earns $11,440.00 per year and 



therefore, can only afford housing cost of $286.00 per month (The standard rule 

being that housing cost should not exceed 30 percent of gross income). 

Therefore, it is very imperative to provide sustainable, safe, decent and 

affordable housing opportunities for this at-risk population to prevent future 

homelessness in the community. 

The presence of the homeless population within the Pete Hollis study area is 

very apparent. There’s loitering in the area as a result of insufficient facilities to 

accommodate this population and they have limited access to public 

transportation to explore other areas. They tend to stay in close proximity to the 

only familiar service provider within the area at the Salvation Army facility. 

In order to fully comprehend the housing situations and to address the unmet 

needs of homeless, low-income families and the special needs residents, a 

partnership of both the private and public agencies should be established. This is 

a problem that should be addressed and planned for within the community. 

The following items are some of the pertinent issues facing the low income, 

families, homeless and other special needs populations in every community. 

a. Lack of sufficient affordable housing opportunities, such as affordable 

rentals, homeownership units, section 8 vouchers, permanent and or 

transitional housing for families living with HIV or AIDS, substance abuse, 

mentally ill, abused women and families. 

b. NIMBY (Not In My Back Yard) issue misconception. People constantly 

oppose any development plans that focus on providing housing for this 

population group in their neighborhoods. 

c. Lack of adequate support services for the special needs population, such 

as subsidized day care facilities, adult day care facilities, job training 

institutions, etc. 

d. Lack of sufficient grant funding incentives to support the existing agencies 

and attract new agencies in this field. This inhibits additional housing and 

support services can be provided. The services to the special needs 

population have always been perceived as less desirable and less 

profitable to encourage more interest in this field. 

e. Lack of coordination of services between private and public agencies 

serving this population. 

f. Insufficient public transportation services. 

g. Lack of strong commitment and support from the elected officials. 



Law Enforcement 

The Rutherford Street and Pete Hollis Boulevard corridors have experienced 

some challenges with regards to crime. Most of the crimes committed have been 

assaults with intent to kill, drugs, prostitution, larceny, and nuisances. 

The major concern of law enforcement seems to be the problems that are 

created due to the City and County boundary being in such close proximity to the 

study area. Often, criminals hide out or cross over the boundary to escape law 

enforcement. In addition, crimes committed are at areas such as the Hot Spot 

and Poe Mill in the County seep over into the City. 

Another problem that Law Enforcement faces is that the City of Greenville has 

specific ordinances that assist police with crimes such as loitering to engage in 

drug activity or prostitution. Unfortunately, the County only operates under the 

state codes, which does not address these issues. When these crimes are 

committed in the County, they adversely affect the City, however, the County 

cannot make an arrest until drug activity or prostitution has actually occurred. 

Below is a figure illustrating the total crimes that have been committed in the 

area. These crimes are broken out into Burglary, Robbery, Auto Break-In, and 

Auto Theft. 

Figure 2: Total Crime 

Total Crime 

120 

100 

80 

60 

40 

Burglary 

Robbery 

Auto Break-In 

Auto Theft 

20 

0 

1999 2000 2001 2002 2003 2004 2005 2006 

Year 

Updated by Crime Analysis, February 24, 2006 



Goals and Objectives 


• The goals of land use and zoning are to promote appropriate investment 

and redevelopment that is sensitive to adjacent residential uses and 

encourages economic development opportunities for surrounding 

communities. They also include provisions that improve quality of life for 

all who live, work in, or visit and to provide a sense of place unique to the 

area by promoting the use of high-quality design elements and mixed-use 

development. 

Economic Development 

• To promote economic development activity in the City with an emphasis 

on obtaining a healthy balance of strategic growth and improved quality of 

life. This is accomplished by facilitating private commercial and residential 

development, administering loan programs, responding to informational 

requests, pursuing annexation opportunities, developing and implementing 

plans and strategies for revitalization, recruiting and retaining businesses. 

• To develop public private partnerships which increase redevelopment 

potential and increase the quality of development by improving city 

services and amenities within the district. 

Design 

• To develop a vision for the Pete Hollis Gateway and implement strategies 

to work toward the vision. 

• To establish a set of principles, which should be broadly applied to any 

new development occurring within the study area, including both private 

and public investments. 

• To help improve the visual character and safety of the area. 

• To create a streetscape cross-section in which the pedestrian scale is a 

defined and a unified set of elements, including buildings at right-of-ways, 

improved landscaping, roadway medians, sidewalks, buffers, crosswalks, 

lighting, buildings, parking areas, underground utilities and signage. See 

Figure 3 on page 44. 



Figure 3: Streetscape Design 

• To improve the pedestrian and vehicular connections between the study 

area and adjacent neighborhoods. 

• To provide a buffer between land-uses and development types, as there 

can be significant impacts on adjacent neighborhoods and properties. 

• To enhance transportation corridor gateways and significant intersections 

by providing well-defined entrances into the City, as well as the study 

area. These gateways should also serve well as traffic calming and 

pedestrian crossing zones. 

• To allow and encourage some design elements to reflect a similar 

character as in downtown Greenville including sidewalk paving patterns, 

lighting fixtures, street furniture, and signage, see Figures 4 and 5 on page 

45. 



Figure 4: Decorative Sidewalk 

Figure 5: Decorative Streetlight 



• To establish a new identity for the area while incorporating details from 

downtown, though integrating design principles into new development. 

• To concentration planned development in order to minimize the impacts of 

curb cuts, driveways, and features which fragment the streetscape. 


• To promote self-sufficiency and asset-development for the assisted 

residents, and the development and accessibility of affordable, decent and 

safe housing opportunities and programs. 

• To promote partnership between the City, County, local non-profits and 

other private agencies engaged with the common goal of addressing 

homelessness. To streamline the process of which individuals and families 

obtain access to private and public programs suitable for their needs. 

• To ensure that the residents who are homeless have free supportive and 

social service facilities, such as job training, health care, day care and 

financial management training to help them re-establish themselves in the 

society. 

• To encourage more developments of affordable, safe and decent rental, 

section 8, homeownership, transitional and permanent housing units in the 

area. 

• To leveraging local funding and attract state, federal and private funding 

sources to battle homelessness and increase affordable housing 

opportunities. 


• Increase police presence in the Pete Hollis Gateway area. 

• Deter crime through the implementation of a crime watch program. 

• Strictly enforce loitering offenses within the district. 

• Work with Greenville County to coordinate efforts to deter crime at the City 

County interface. 



Recommendations 


Create a zoning classification for the district that prohibits certain uses that do not 

promote the goals of this plan and allows uses that encourage redevelopment of 

the area. 

In concert with area residents, property owners, and the City’s Design & 

Preservation Commission, evaluate residential neighborhoods in and around the 

study area to determine the potential for new or expanded preservation overlay 

districts. 

Develop conservation districts for residential neighborhoods that may not be 

appropriate for historic designation but are worthy of preservation and/or 

rehabilitation and would benefit greatly from implementing a system for such. 

Provide incentives for mixed-use developments. 


Develop a checklist for available programs and incentives, including partnering in 

grant programs to leverage public money to promote private investment. A list of 

potential programs, suited for the Pete Hollis Gateway are identified below. 

Business and Development Assistance 

Business License Abatement Incentive: The program provides a graduated 3- 

year abatement of the City business license fee for new corporate offices, 

manufacturing, research and development, and technology services on a citywide 

basis. Abatement should also be made available to retail, artists, and 

professional services in the Pete Hollis Gateway. The abatement allows for 

100% of the tax the first year the business is in operation, 66% in the second 

year, and 33% in the third year. Beginning in the fourth year of operation, the 

business license tax is paid. 

Retail Business Loan Program: This program is available to property owners 

who own buildings within the boundaries of the Pete Hollis Corridor. 

Loans offered under this program may only be used for improvements to existing 

structures or the construction of new structures that will be used as a retail 

business 



Since each bank participating in the program will make each loan on an 

individual basis, the loan amounts may vary from project to project. Maximum 

amounts for each loan, the term and collateral requirements will be determined 

based on the evaluation criteria of the bank you select to administer your loan. 

The interest rate for all loans will be the Wall Street Journal prime rate at the time 

of closing. Annual adjustments will be made on January 1 to reflect any changes 

in the prime rate. 

All persons must contact one of the representatives listed in this below to submit 

an application including proposed collateral to secure the loan. City of Greenville 

staff will provide assistance as needed for the review of design plans, code 

reviews, etc. and will assist in the coordination of the applicant=s meetings with 

the Design Preservation Commission, if necessary. 

Retail Business Development Loan Program Representatives 

First Citizens Bank 

Clayton Kerr 864-255-3704 

Wachovia Bank 

Paul Copeland 864-255-8006 

Bank of America 

Ron Frady 888-852-5000 

BB&T 

Bill Mattice 864-282-3311 

Each participating bank will process and service each loan made under the 

program. Decisions on loans are made by the bank selected by the applicant 

and will be based on the bank=s evaluation of the applicant=s overall package. 

Facade Improvement Program: A Facade Improvement Program (FIP) would 

be intended to assist property owners to meet the objectives of this plan, as well 

as, non-residential design guidelines described in the City Code. All eligible 

projects would be reviewed and approved in concept by a FIP Committee prior to 

commencement of building activities. 

The Facade Improvement Program could provide funds for a one-time 

reimbursement to property owners to make improvements to the exterior of their 

buildings. Up to 20% of a project cost with a limit of $10,000 per project may be 

applied for through the program. 

Eligible candidates for the program include projects: 

• which strive to create a modern architectural style. 

• project a Ahi-tech@ image. 

• utilize tile, aluminum or other Apanel@ systems. 

• utilize brick and/or stone. 

• upgrade the building system to meet the adopted standards of the Pete 

Hollis District and Non-Residential Design Guidelines. 



Ineligible candidates include: 

• Projects that allude to historical styles. 

• Projects that utilize materials prone to vandalism. 

Upper Story Housing Loan: Currently used in the Central Business District or 

the West End Tax Increment District, it provides low interest loans to create or 

rehabilitate residential units in the upper stories of buildings. This program could 

be extended to serve the Pete Hollis Gateway area to encourage mixed use 

development and extension of the urban scale located in the adjacent downtown 

corridor. 

Land Assembly and Infrastructure Improvements: Provides City assistance 

with land assemblage and infrastructure improvements to leverage qualified 

private investment. This program is a key to the implementation of 

redevelopment opportunities within the Pete Hollis Gateway. 

Minority Business Assistance 

The Minority Business Development Agency (MBDA): The MBDA is part of 

the U.S. Department of Commerce and was specifically created to encourage the 

creation, growth, and expansion of minority-owned businesses in the United 

States. 

MBDA’s mission is to actively promote the growth and competitiveness of 

minority-owned businesses by providing access to public/private debt and equity 

financing, market opportunities, and management and business information; 

coordinating and leveraging public and private resources; and facilitating 

strategic alliances. 

The MBDA also provides copies of reports through its web site on topics such as 

minority population growth, minority purchasing power, growth strategies, and e- 

commerce. 

For more information, contact: 

The Minority Business Development Agency Regional Office 

401 Peachtree St., N.W. 

Suite 1715 

Atlanta, GA 30308 

Phone: (404) 730-3300 



South Carolina Statewide Minority Business Development Center (MBDC): 

The South Carolina Statewide MBDC is part of a national network that was 

established to increase the growth of new minority-owned businesses and 

strengthen existing ones, therefore making them more profitable and creating 

new jobs for South Carolina. 

MBDC professional consultants offer a wide range of services that include initial 

counseling, government/private sector contracting assistance, financial 

management and international trade franchising. 

The MBDC maintains contacts for major corporations to increase business 

opportunities, maintains a database of minority-owned firms, and promotes 

technology, such as the internet, as a tool for business development. Fees are 

charged by the hour based on the gross receipts of the business. 


The South Carolina Statewide Minority Business Development Center 

2111 Bull Street 

Columbia, SC 29201 

Phone: (803) 779-5905 

South Carolina Governor’s Office of Small and Minority Business 

Assistance (OSMBA): The Mission of OSMBA is to promote the interest of 

small and minority businesses as a part of the free enterprise system; thereby, 

enhancing economic growth and development in South Carolina. 

To become “Certified”, a company must complete an application available from 

OSMBA. Once certified, a business is listed in the Small & Minority Business 

Directory which is available to State agencies, Federal agencies, and private 

companies. 

Businesses certified through OSMBA are placed on the “bidders list” circulated 

by the South Carolina General Services Division, allowing small and minority 

firms to receive specifications and bid on upcoming State contracts. 

The certification process also allows prime contractors to claim a 4% tax credit 

for subcontracting with certified minority firms. 


Governor’s Office of Small & Minority Business Assistance 

1205 Pendleton Street, Suite 329 

Columbia, SC 29201 

Phone: (803) 734-2498 



Assistance for Historic Properties 

Historic Rehabilitation Federal Tax Credit: Provides 20% federal income tax 

credit on substantial rehabilitation costs and 27.5 years for depreciation of 

improvements to historic buildings used for rental residential property for at least 

5 years. Administered through the South Carolina Department of Archives and 

History, with eligibility sign-off by the City. 

Special Property Tax Assessments for Rehabilitated Historic Buildings: 

Provides a special assessment for city and county property taxes on historic 

buildings that have been substantially rehabilitated under the guidelines of the 

SC Department of Archives and History. After rehabilitation, property is taxed for 

8 years at the greater of 40% of post-rehabilitation assessment or 100% of prerehabilitation 

assessment. Administered through the South Carolina Department 

of Archives and History, with eligibility sign-off by the City and County. 

Market Study 

A market study that analyzes and projects opportunities based upon current 

conditions and potential market conditions upon implementation of the 

recommendations of this plan should be conducted as a next step to the adoption 

of this plan. 

Design 

Implement high-quality, pedestrian-oriented design, which establishes a unique 

sense of place for the Gateway and integrate these principles in future 

development. Orient structures and buildings to the street to create 

improvements currently not visible in the area. Kash & Karry Pharmacy is one 

exemption and a representation of quality architectural site planning, design, 

materials, and landscaping. Future structures and developments should follow 

this model, see Figure 6 on page 52. 

Focus on establishing ‘entrances’ to the City of Greenville at significant 

intersections. Currently, many of these intersections are need of redevelopment 

due to vacant or abandoned structures. Improving these intersections will create 

gateways for the corridors and possibly fuel demand for the parcels between 

these anchors. These gateways should include quality architecture, land 

planning, landscaping, paving, signage, and lighting. 



Promote planned developments and look at ways to reward integrating 

residential uses within commercial developments Typically Planned 

Developments are successful due to the master planning effort and consolidation 

of uses necessary in a particular project. Benefits of Planned Developments 

range greatly, but generally these types of projects give a mixture of uses, 

scales, and attractions. One major advantage to Planned Developments is the 

ability to share parking. In effect, reducing the number of driveway curb-cuts will 

result in a more consistent pedestrian and vehicular circulation pattern. 

Whenever possible, parking lots should be located behind buildings and not 

visible from the street. Through zoning enforcement, significant vegetative 

buffers should be required between commercial/office and residential uses. 

These buffers could also be developed into neighborhood parks. 

Figure 6: Kash & Karry Pharmacy 

Pedestrian oriented design is a major goal of the task force. There are several 

methods in which the design can encourage this goal. First, the overall distance 

from the south end to the north end of the project is approximately 1-mile or a 20- 

minute walk. At the widest point, the study area is less than a ½ -mile across or 

a 10-minute walk. These distances are within acceptable ranges based on 

walking studies throughout the country. One important consideration is the 

user’s perceived safety and quality of the streetscape, which will connect the 

various destinations along the corridors. The streetscape should buffer the 

sidewalks with trees, lighting, and landscape from the busy traffic highways. 



To encourage pedestrian activity across the major highways, street crossings 

need to be marked with specialty paving and median safety areas, see Map 17 

on page 57. These crosswalks would also serve as traffic calming and enforce 

the idea of ‘entrances’ into the City. Several landscape medians have been 

constructed along the Pete Hollis Highway. The task force endorses this type of 

project and encourages more to be developed, especially along Rutherford St. 

Many opportunities exist to transform the Pete Hollis Gateway into a destination 

that serves local and regional communities. The above design recommendation 

focuses on a revitalization strategy, which combines New Urbanism principles 

with existing conditions. No single element can be expected to achieve a total 

transformation, although a collaborative partnership between private and public 

entities are an essential first step. Map 14, illustrating the concepts discussed in 

this section is located on page 54 and Map 15, illustrating the redevelopment 

concept is located on page 55. In addition, photographs of areas within the Pete 

Hollis Gateway study area were taken and modified to illustrate existing 

conditions and possible improvements, see Figures 8-15 on pages 59-66. A 

potential intersection design, complete with highly defined crosswalks and 

landscaping, is illustrated conceptually in Map 17 on page 57. 

Rutherford Street Gateway 

The proposed Rutherford Street Gateway is located at the intersection of 

Rutherford Street, Shaw Street and Poinsett Hwy. This is a critical area for 

gateway development because it is a major intersection into the Pete Hollis 

redevelopment site. Currently, the city limits boundary terminates at the point 

where Shaw Street and Rutherford Rd intersect with Poinsett Hwy. The city limits 

extend northeast along Rutherford Rd including the land east of Rutherford. The 

land situated on the west side of Rutherford Street is not within the limits. 

The underlying concept of the Rutherford Street gateway is to provide a distinct 

entry into the City of Greenville from Rutherford Street. This can be 

accomplished through the implementation of manicured lawns, landscaped 

medians, street tree plantings, sidewalk improvements, and other landscaping 

improvements, similar to other areas throughout the City. Edge-defining 

vegetation, such as street trees, provides a rhythm and a sense of place. 

Manicured lawns evoke a sense of care and pride. Sidewalk improvements 

respond to the pedestrian needs of pedestrians. Residents and visitors alike will 

be able to associate these improvements with an enhanced quality of life and an 

improved appearance. 

Construction and road improvements have already begun at the Rutherford 

Street intersection. This proposed plan makes recommendations to further these 

improvements as illustrated in Map 16 on page 56. A typical gateway 

intersection is illustrated in Map 17 on page 57. 



Map 14: Pete Hollis Gateway Concept Diagram 



Map 15: Pete Hollis Gateway Redevelopment Diagram 



Map 16: Rutherford Street Gateway Design 



Map 17: Intersection Concept Diagram 



Figure 7: Streetscape Concept 



Figure 8: Buncombe Street Before and After 



Figure 9: Pete Hollis Streetscape and Sidewalk Before and After 



Figure 10: Pete Hollis Streetscape and Sidewalk Before and After 2 



Figure 11: Pete Hollis Streetscape and Sidewalk Before and After 3 



Figure 12: Pete Hollis Median Before and After 



Figure 13: Pete Hollis Sidewalk and Curb Lawn 



Figure 14: Building Façade Before and After 



Figure 15: Pete Hollis Concrete Wall Before and After 




Since most of the problems associated with crime in the study area are due to 

jurisdictional issues, a better system to coordinate City and County Law 

Enforcement would help in solving some of the crime in the area. This could 

include updating ordinances to allow City and County Law Enforcement to make 

arrests for crimes such as loitering to engage in drug activity or prostitution. 

Additional police patrols in the area are needed to root out some of these crimes. 

Additionally, a neighborhood watch association would be helpful in this area. 

City and County Law Enforcement have both stated that residents should call 

when they see suspicious behavior or crimes being committed. A coordinated 

effort is necessary so residents will know if they need to call City or County Law 

Enforcement. 




VOLUME II: IMPLEMENTATION PLAN


Implementation and Redevelopment Obligations 

Redevelopment Responsibilities 

The redevelopment plan for the Pete Hollis Area encompasses the promotion of 

residential development, economic development activities and as well as 

infrastructural improvements in the neighborhood. 

In order for the proposed plan to be accomplished, the City shall play a major 

role in acquisition of properties. This further makes the implementation more 

desirable and attractive for other investors and developers. 

Implementation Priorities 

Implementation of the vision and concepts for the Pete Hollis Gateway will 

require ongoing collaboration between the City of Greenville, property owners, 

residents, and the business and development community. Initial revitalization 

efforts should focus on a few key priorities to jump start redevelopment of the 

Gateway. These recommended priorities are as follows: 


The City will work toward the realizing the vision for the Pete Hollis Gateway as a 

pedestrian-oriented, mixed-use pattern of retail, office, and residential 

development can by adopting a new Redevelopment zoning classification. Once 

adopted the City should work with property owners to rezone the current nonresidential 

properties to this redevelopment zoning classification to allow a 

desirable development pattern by minimizing the historically negative uses within 

Gateway and encouraging quality development. The redevelopment district 

would constitute an amendment to the Zoning District and map and the rezoning 

of the proposed area delineated in this plan. 

The redevelopment zoning classification will also provide increased buffer 

requirements between adjacent properties having different zoning classifications. 

It would also encourage, through incentives, the reduction of buffer requirements 

for developments that include a residential component. 

Historic Preservation 

The City will inventory buildings to determine viable options for preserving older 

structures in the Gateway and look at a possible expansion of the current historic 

district. 

Volume II: Implementation Plan 71



The City will to continue to form collaborative partnerships among business and 

property owners, area residents, and neighborhood organizations to promote and 

plan for the Gateway. Links with established groups on James Street, Hampton- 

Pinckney, Voila Street, the Northend Association, and others to ensure 

coordination and joint planning will be maintained. 

The City will work to utilize a land assembly and infrastructure improvement 

program to leverage qualified private investment. This program is vital to the 

implementation of redevelopment opportunities within the Pete Hollis Gateway. 

The City will identify projects within the Pete Hollis Gateway that could be funded 

by the Viola Street Tax Increment Finance District. 

The City will develop and implement a marketing strategy to promote the Pete 

Hollis Gateway. 

The City will continue to develop more detailed implementation strategies as 

planning for the Gateway continues. 

Design 

The City will continue to Identify streetscape design priorities for the Gateway 

and develop detailed plans and cost estimates for implementation that can be 

included in the future capital planning for Greenville. In addition, the following 

guidelines will be taken into consideration when developing or redeveloping 

properties: 

• Maintain consistent and compatible building types throughout the corridor. 

• Locate buildings close to the street with front doors and windows that 

orient toward the street. 

• Where possible, attach buildings to each other to help define the 

pedestrian space along streets and create an attractive row of store fronts. 

• Encourage residential development above nonresidential uses and a 

mixture of uses in buildings. 

• Install clear glass in the first row of windows and buildings and enrich with 

displays, information, etc. 

• Minimize the size and location of parking areas and strategically position 

them to minimize their visual impact. 

• Provide parking behind the buildings and screen from public view. 



The city will assess the conditions of existing sidewalks in the Rutherford 

gateway and make every effort to repair sidewalks in the areas that are in 

disrepair. New sidewalks will be built in areas determined necessary to 

encourage connectivity and provide unimpeded pedestrian access. 

The city will maintain existing street trees and vegetation within the public right of 

way. The city will enforce landscaping requirements to ensure that property 

owners maintain their property at least at a minimum satisfactory level. 

The city will explore opportunities to install landscaped medians at the 

intersection of Croft and Rutherford St. The new design will help control the flow 

of traffic and enhance the aesthetic appearance of the site. 

The city will explore opportunities to install a pedestrian crosswalk system at the 

intersection of Croft and Rutherford St. The paving pattern will differ from the 

roadway to calm traffic and increase the level of safety for pedestrians crossing 

at the intersection. 

Residential Developments 

Residential development will encourage construction of mixed income housing, 

promoting both affordable and market rate housing units in the neighborhood, as 

well as the renovation of existing houses in need of rehabilitation. 

The residential component of the plan is very important as this provides housing 

for future residents. These residents shall sponsor the proposed retail stores, 

restaurants, etc planned for the neighborhood. It will also provide affordable 

housing for the workers of these commercial activities and offices both in the 

neighborhood and downtown workers. 

The following Housing programs can be utilized for residential development and 

rehabilitation in the area. 

a. The City should look at the feasibility of making available for use the 

following grant programs to assist developers seeking to develop 

affordable housing units the neighborhood (i) Community Development 

Block Grant (CDBG) and HOME Investment partnership program. 

b. The City should partner with developers seeking to use the State Housing 

Trust Fund and or the Low Income Housing Tax Credit (LIHTC) programs 

for the development of affordable homeownership and or rental units in 

the neighborhood. 

The City should look at the possibility of extending the use of their existing 

residential rehabilitation program, administered via the Community Development 

Office - Capital Improvement Program (CIP), Emergency Rehabilitation and Paint 



programs to assist existing homeowners to rehabilitate their homes and or the 

use of the Rental Rehabilitation program for owners of rental properties to 

renovate or bring to code any deteriorating housing stock in the neighborhood. 

The City should look at the possibility of applying for the American Dream Down 

Payment Program (ADDI) from the U.S. Department of Housing and Urban 

Development (HUD) to make available down payment/closing cost assistance to 

potential homebuyers seeking to purchase homes in the neighborhood. 

Other Funding Sources 

Section 108 Loan Program: The City may seek to apply to participate in HUD’s 

Economic Development Initiative grant for the Section 108 loan program. This 

program helps to provide funding for acquisition, rehabilitation, economic 

development activities, installation of public facilities, site improvements, etc. This 

program will help in the economic development component of the plan. 

Intermodal Surface Transporation Efficiency Act (Istea): The City may seek 

to request funding from the U.S. Department of Transportation – Federal 

Highway Administration for the ISTEA grant. The grant fund can be used to 

construct the proposed improvements on Pete Hollis Blvd and Rutherford Street. 


The following steps can be taken to address homelessness and the unmet needs 

of the special needs population. 

1. To establish a partnership or coalition comprising of the following agencies 

that deal with Homelessness and the special needs population. The 

agencies are but not limited to City of Greenville, Greenville County 

Human Relations Commission, Upstate Homeless Coalition of SC, 

Salvation Army, SHARE Homeless, Project Care, Rosewood House 

Recovery, United Ministries, United Way, Greenville Housing Authority 

and AID Upstate. 

The Committee should meet regularly to discuss, update and address 

measures to battle homelessness and special needs population. The 

responsibilities of providing housing opportunities and other unmet needs, 

such as job training, day care facilities, and financial management should 

be shared by all of the agencies. 

2. The following grant programs are available through HUD to address 

Homelessness and special needs population. 



(a) Continuum of Care program: This grant program provides funding for 

emergency, transitional and permanent supportive housing opportunities 

for the homeless persons and families. 

(b) Housing Opportunities for persons with AIDS (HOPWA): This Program 

provides critical housing assistance to families. It provides funding to 

support stable housing, improved access to health care and more 

supportive services for low-income persons living with HIV/AIDS. 

Transportation 

The City will work to provide crosswalks at the appropriate intersections within 

the Gateway and install and maintain pedestrian and bicycle access and 

circulation systems to encourage alternative modes of transportation and 

improve access to transit. 


Many of the Law Enforcement solutions outlined in the plan do not have 

significant costs associated with them. However, additional police force will have 

costs in order to implement. It is recommended that one additional police officer 

be assigned to each of the three regularly scheduled shifts. This will result in 

three additional police officers. Currently, the costs associated for one additional 

police officer is estimated at $55,200.00 per year. This includes the total benefits 

package and associated costs in addition to a salary. By adding three officers, 

this will total $165,600.00 per year.

Pete Hollis Gateway Plan - City of Greenville

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