Sterling Community Master Plan - Greenville County
Sterling Community Master Plan - Greenville County Sterling Community Master Plan - Greenville County
Sterling Neighborhood Master Plan July 2010 5.0 Housing & Residential Development: Building Back the Neighborhood 5.1 Issues and Assessment 5.1.1 Community Input and Team Observations • Sterling has a mixture of housing types ranging from single-family homes to multi-family developments with the primary housing type being single-family. • There are numerous housing challenges in Sterling that must be addressed if the community is to be improved and attract new residents. These include: lack of infrastructure, substandard lots (with suburban zoning development standards), overgrown vacant lots, complex tax liens on properties, absentee landlords, lack of code enforcement, poor energy efficiency of homes, and need for increased home ownership and affordability. • Residential improvements and development must first focus on existing residents to: • Create opportunities for owners to remain in and maintain their homes, • Provide renters increased opportunities to own their own homes, • Require and ensure that landlords properly maintain rental properties, • Provide increased housing options for seniors and persons with special needs to remain in the neighborhood, and • Maintain the affordability of housing, while ensuring that gentrification does not displace current residents. • There is a need to provide more housing resource information to residents and interested persons who may want to invest in or move back to Sterling. • The future of Sterling depends on reducing crime and improving the safety of the neighborhood. 5.1.2 Neighborhood Housing and Development Patterns In general, the Sterling Neighborhood exhibits a traditional neighborhood pattern with small lots (average 40 feet) and a connected, gridded street system (20-40 feet in width). Neighborhood housing consists primarily of small one and two-story homes of vernacular and cottage styles. There are only few large-scale apartment or condominium structures. Typically, the buildings are set close to the street, with setbacks of 20 feet or less. The area north of Dunbar Street varies in character, and in land uses, from the south of Dunbar Street. The northern portion of the neighborhood exhibits a more improved infrastructure (streets with curb, gutter, sidewalks, street trees, etc.) and hosts a greater mixture of uses – residences, offices, and multi-family buildings. The southern portion of the neighborhood has more narrow streets and in most places, lacks curb and gutter, sidewalks and street trees. 31 Continuing the community legacy and leadership
Sterling Neighborhood Master Plan July 2010 In both the northern and southern areas of Sterling, the average lot is 40 feet with shallow front yards (approximately 15 feet) and combined side yards between houses of 10-15 feet. The average house in Sterling is a 25-foot wide by 35-45-foot long wood, one-story cottage with a front porch, large double hung windows, decorative front door and brick or stucco foundation. Roofs are medium pitched (6:12 to 8:12 roof pitch) of asphalt shingles with eave overhangs in excess of 16 inches, often with exposed rafter tails. Interspersed throughout the neighborhood are several two story houses but these are rare. There are very few, if any, brick houses. Above: Sterling Neighborhood Housing North of Dunbar Street Below: Sterling Neighborhood Housing South of Dunbar Street 5.1.3 Housing Conditions, Tenure, and Ownership Patterns As part of the neighborhood planning process, the project team undertook a windshield survey of housing in Sterling to assess exterior housing conditions. In addition, the team reviewed property records to determine rental/ownership patterns and identify large tract property owners. Maps 32 Continuing the community legacy and leadership
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<strong>Sterling</strong> Neighborhood <strong>Master</strong> <strong>Plan</strong> July 2010<br />
In both the northern and southern areas of <strong>Sterling</strong>, the average lot is 40 feet with shallow front<br />
yards (approximately 15 feet) and combined side yards between houses of 10-15 feet. The<br />
average house in <strong>Sterling</strong> is a 25-foot wide by<br />
35-45-foot long wood, one-story cottage with a<br />
front porch, large double hung windows,<br />
decorative front door and brick or stucco<br />
foundation. Roofs are medium pitched (6:12 to<br />
8:12 roof pitch) of asphalt shingles with eave<br />
overhangs in excess of 16 inches, often with<br />
exposed rafter tails. Interspersed throughout the<br />
neighborhood are several two story houses but<br />
these are rare. There are very few, if any, brick<br />
houses.<br />
Above: <strong>Sterling</strong> Neighborhood Housing North of Dunbar Street<br />
Below: <strong>Sterling</strong> Neighborhood Housing South of Dunbar Street<br />
5.1.3 Housing Conditions, Tenure, and Ownership Patterns<br />
As part of the neighborhood planning process, the project team undertook a windshield survey of<br />
housing in <strong>Sterling</strong> to assess exterior housing conditions. In addition, the team reviewed property<br />
records to determine rental/ownership patterns and identify large tract property owners. Maps<br />
32<br />
Continuing the community legacy and leadership
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