FROM THE SARA NATIONAL BOARD: Recent Federal Legislation Creating “Opportunity Zones” In Rural Communities For Commercial Development

By Kevin Whalley, ARA, AIA, NCARB

A recent Federal program called “Opportunity Zones” has had several of our Charleston / Tri-County South Carolina Commercial real estate brokerage and development leaders looking at areas in the community to Re-Habilitate existing ignored and dilapidated properties. Tim Scott, one of our state senators, has initiated the program. It’s on a fast track to be implemented with significant tax savings for investors willing to take on the risk of developing projects in areas otherwise considered “too” blighted to be profitable.

We have been actively working on rehabilitating older buildings for several years in our architectural practice, and it’s always been a careful relationship of design options to meet an available construction budget; to make a project financially viable. One recent project was adjacent to our closed Navy base and involved two buildings; A one story small and simple block building of 4,726 SF currently leased to a variety of artists, and another two-story block office/open warehouse building of 9,620 SF currently leased to a consignment business of various goods.The area is currently being improved with a new interstate ramp for future direct vehicular access to the two sites and has the beginnings of gentrification…good or bad.  

Proposed Site Plan: The new site layout included an open acreage area which was to be used for general parking and which has now been re-designed to provide adequate parking for future building improvements and some new occupancy types

A future restaurant is designated for the smaller building, office/mercantile use for the larger one.

Here is a Photo Montage of the Proposed Project at 1813 Reynolds Avenue:    

Option 1: Future Restaurant Facade | Galvanized Metal

Option 2: Future Restaurant Facade | Corten Steel 

For the 3265 North Carolina building, a possible Mercantile and Business occupancy upgrade was explored, which included a Significant increase of total leasable square footage.

3265 North Carolina | Existing Conditions

First Floor

Second Floor

With the larger building, we prepared as-built plans and new design and engineering plans with various “Concept Renderings”, exploring different design options and reviewing building cost investment. Our design documents were helpful enough to the Commercial Brokers and General Contractor and Investors to achieve great Lease interest for some local businesses desiring to expand into this area. 

3265 North Carolina | Proposed Renovations

The Opportunity Zone is available “Nationwide” and I encourage local Architects to consider this program with their Investors, General Contractors, and Real Estate Broker contacts. It’s very rewarding for us to see these blighted areas gain a new lease on life and while the projects in some cases may be small; it’s a great step towards rejuvenating our communities.

About the Author: Kevin Whalley is a SARA National Board Member. He is also a Principal Architect / Owner with Architecture + SC, LLC, in Charleston, SC. and has more than 34 years experience as a licensed ARCHITECT in design and construction. Hit the button below if you have any questions for Kevin about this article.  His opinions may not be those of the Society of American Registered Architects.