Date of Award

5-2009

Document Type

Terminal Project

Degree Name

Master of City and Regional Planning (MCRP)

Department

Planning and Landscape Architecture

Advisor

Prof. Stephen L. Sperry

Committee Member

Prof. Barry C. Nocks

Abstract

Bounded by the Downtown Greenville Airport on one side and the Fluor office complex on the other, Haywood Road is a major corridor for the Greenville area as it is a congregating point for major retailers and employers in Greenville. Anchored by Haywood Mall, the Haywood Road corridor represents a significant agglomeration point for retail. However there are many factors that add a degree of doubt is to how long the cor-ridor can continue to remain commercially viable. Many of the corridor’s shopping areas, including Haywood Mall are either at or beyond the threshold during which retail structures become obsolescent or aban-doned. A ground assessment of the area indicates that there has been some degree of decline in the past year or two in terms of the commer-cial viability with companies such as Circuit City and Steve and Barry’s preparing to close their doors. While Haywood Mall is still Greenville’s largest shopping destination and major mall, national trends indicates that malls are on the way out and with lifestyle center developments such as the Shops at Greenridge and the proposed Magnolia Park Town Center are poised to become to redefine the Greenville retail market.

The intent of this plan is to transform this commercial corridor into a viable community, a place with a good mixture of uses that will not only insure the corridor remains economically competitive but that will also foster a sense of community and forge a new identity for Haywood Road. This plan will try to implement a distinct plan of action into distinct sec-tions: 1) a basic market overview and demographic analysis that identifies some of the corridor’s a strength and weaknesses 2) A design vision of potential nodes and districts that builds upon the corridor’s strength and opportunities and 3) a form based code that offers an easily implement-able regulatory scheme that shows how these design objectives can be achieved. With proper city guidance this corridor can potentially make a transition from a commercial strip highly dependent upon continued retail support to a mixed-use community that is better prepared to weather changing market trends and situations.

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