Civic Master Plan Draft - Oct. 18, 2013

7/30/2019 Civic Master Plan Draft - Oct. 18, 2013

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Draft 10/18/2013

Civic master planCITYof BEAUFORT, south carolina


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ii C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n

2013 by Lawrence Group and the City of Beaufort. All Photos and Images by Lawrence Group and theirsub consultants unless otherwise noted. Reproduction Permitted with Credit in Print.

DRAFT - 10.18.2013


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C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n

This Civic Master Plan was prepared for

The CiTy of BeauforT, souTh Carolina

BeAuFoRT ReDevelopmenT Commission

Jon Verity, ChairMichael McNally, Vice-Chair

Pat Case (2010-2012)Alan DechovitzHenrietta GoodeMartin GoodmanMichael McFeeStephen MurrayKeith WaldropWendy Zara

BeAuFoRT CiTy CounCil

Billy Keyserling, Mayor

Donnie BeerMichael McFeeGeorge OKelleyMichael Sutton

CiTy sTAFF

Scott Dadson, City ManagerKathy Todd, Chief Financial OfficerLibby Anderson, Planning DirectorLauren Kelly, PlannerLiza Hill, Planner

Craig Lewis, Office of Civic Investment Program ManagerJulie Franklin, Office of Civic InvestmentJosh Martin, Office of Civic Investment

pRojeCT TeAm

Lawrence Group | Craig Lewis, Project Manager; Aleksandra Borisenko, Scott Curry, Julie Franklin, Monica Carney Holmes,Amanda Huggins, David Malushizky, Josh Martin, Keihly Moore, Jeff Ream, Carolyn Reid, David WaltersMetrocology| Demetri Baches, Mallory BachesSeth Harry & Associates | Seth Harry, Patrick ZimmermanThe Purple Shamrock| Lauren Kelly

The Leeman Group | Naomi LeemanFuss and ONeill | Wade Walker, Jennifer NelsonRock Maple Studio | James Wassell

Allison Ramsey Architects | Cooter RamseyBrown Design Studio | Eric BrownSeahaven Consulting| Leslie PickelProject Interns | Aaron Aeschliman, Oscar Carlsan, Seth Crawford, Allen Davis, Nicole Goss, Antonio Kaparis, KameronKing, Adam Martin, Andrew McIntyre, Peter Miller, Matt Morris, Adam Pinter, Carol Santana, Lindsay Shelton, Will Sendor,Rachel Wheeler, Nick Wilder


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ii C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n

A CiviC vision EnAblEd 1

1.1 The Planning Context: Past, Present and Future

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

1.2 Plan Origins . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

1.3 The Sector Plans, Process and Content . . . . . . .12

1.4 Transect-Based Planning . . . . . . . . . . . . . . . . . .16

ThE PubliC WATErfronT 25

2.1 Regional Waterfront Connectivity Plan . . . . . .29

2.2 Marina Parking Lot Redevelopment . . . . . . . . .30

2.3 Marina Improvements . . . . . . . . . . . . . . . . . . . .32

2.4 Henry C. Chambers Waterfront Park Gateway

Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . 33

2.5 Bay Street Boardwalk . . . . . . . . . . . . . . . . . . . . .34

2.6 Bellamy Cur ve . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

2.7 Ladys Island Waterfront Access. . . . . . . . . . . . .37

2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . .38

2.9 Boundary Street Waterfront Access . . . . . . . . .38

2.10 TCL/BMH Waterfront Access . . . . . . . . . . . . . . .40

2.11 Battery Creek Marshfront Park . . . . . . . . . . . . .41

2.12 Preserved Waterfront Views . . . . . . . . . . . . . . .43

CElEbrATing & ExPAnding

ThE doWnToWn 47

3.1 National Landmark Historic District .. . . . . . . .50

3.2 Redefining & Expanding Downtown . . . . . . .52

3.3 Port Republic Street . . . . . . . . . . . . . . . . . . . . . .53

3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . .54

3.5 Car teret Street . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

3.6 C harles Street . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

3.7 Bladen Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58

3.8 Boundary Street (East of Ribaut Road) & Bellamy

Curve . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60

3.9 Streetscape & Retail Strategies . . . . . . . . . . . . .63

ProTECTing & ExPAnding

nATurAl infrAsTruCTurE 65

4.1 Parks & Squares . . . . . . . . . . . . . . . . . . . . . . . . . . 68

4.2 Washington Street Park . . . . . . . . . . . . . . . . . . .71

4.3 Boundary Street Tennis Center . . . . . . . . . . . . .71

4.4 Basil Green Park . . . . . . . . . . . . . . . . . . . . . . . . . 72

4.5 P igeon Point Park . . . . . . . . . . . . . . . . . . . . . . . .72

4.6 Horse Trough Park . . . . . . . . . . . . . . . . . . . . . . . .73

4.7 Bay Street/Ribaut Road Intersection Park . . . .74

4.8 Burroughs Avenue Park /School . . . . . . . . . . . .74

4.9 Depot Plaza . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75

4.10 Southside Park . . . . . . . . . . . . . . . . . . . . . . . . . . 77

4.11 Arthur Horne Nature Park . . . . . . . . . . . . . . . . .78

4.12 Waddell Gardens Nature Preserve . . . . . . . . . .78

4.13 Burton Wells Park . . . . . . . . . . . . . . . . . . . . . . .79

4.14 Beaufort Plaza Parks . . . . . . . . . . . . . . . . . . . . .80

4.15 Sams Point Road Park . . . . . . . . . . . . . . . . . . . .81

4.16 Urban Agriculture/Community Gardens . . . . .82

4.17 U rban Tree Canopy . . . . . . . . . . . . . . . . . . . . . . .83

4.18 Natural Stormwater Infrastructure System . . .84

CommuniTy mobiliTy

AT our sPEEd 87

5.1 Streets & Public Spaces . . . . . . . . . . . . . . . . . . .90

5.2 Spanish Moss Trail . . . . . . . . . . . . . . . . . . . . . . . .91

5.3 Pedestrian & Bicycle Infrastructure . . . . . . . . .93

5.4 Boat Access/Water Taxi . . . . . . . . . . . . . . . . . . . .96

5.5 Connec tivity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97

5.6 Streetscape Improvements . . . . . . . . . . . . . . . .97

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iC i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n

A CiTy of WAlkAblE

nEighborhoods 103

6.1 Building Typologies. . . . . . . . . . . . . . . . . . . . . .106

6.2 Sector 1 Neighborhood Strategies . . . . . . . . .110





A CiTy of grAnd CiviC

insTiTuTions 139

7.1 University of South Carolina - Beaufort . . . . .143

7.2 Technical College of the Lowcountry . . . . . . .146

7.3 Beaufort Memorial Hospital . . . . . . . . . . . . . .148

7.4 Fire & Public Safety . . . . . . . . . . . . . . . . . . . . . .150

7.5 Elementary/Secondary Schools .. . . . . . . . . .152

7.6 Churches & Other Religious Buildings . . . . . .154

7.7 Marine Corps Air Station-Beaufort . . . . . . . . .155

mixEd-usE Corridors of

vibrAnT ACTiviTy 157

8.1 Boundary Street (West of Ribaut Road) . . . .163

8.2 R ibaut Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . 169

8.3 Robert Smalls Parkway . . . . . . . . . . . . . . . . . .174

8.4 Sea Island Parkway and Ladys Island Village

Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 178

disTriCTs for EConomiC

dEvEloPmEnT ACTiviTy 183

9.1 D epot Road Area . . . . . . . . . . . . . . . . . . . . . . . .187

9.2 Commerce Park . . . . . . . . . . . . . . . . . . . . . . . . .189

9.3 Burton Industrial Area . . . . . . . . . . . . . . . . . . .191

9.4 Strategic Opportunity Sites . . . . . . . . . . . . . . .193

rEgulATory frAmEWork 195

10.1 Transect-Basedc Implementation

Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . .198

10.2 Street Infrastructure Plan . . . . . . . . . . . . . . .207

10.3 Proposed Zoning Changes for the National Landmark Historic

District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 234

ProjECT imPlEmEnTATion 235

11.1 Sector 1 Projects . . . . . . . . . . . . . . . . . . . . . . .240

11.2 Sector 2 Projects . . . . . . . . . . . . . . . . . . . . . . .244

11.3 Sector 3 Projects . . . . . . . . . . . . . . . . . . . . . . .248

11.4 Sector 4 Projects . . . . . . . . . . . . . . . . . . . . . . .252

11.5 Sector 5 Projects . . . . . . . . . . . . . . . . . . . . . . .256

APPEndix : mAPs 261

indEx 285

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1A Civic Vision Enabled


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Key StrategieS

int

hiSchapter

A tangible sense of history is central to Beaufortsidentity. he way the city is laid out, the manner inwhich it has been built, rebuilt and extended over threehundred years, and its undamental relationship to

its natural environment o sea, marsh and armland,underpins its citizens sense o identity and place in aast-changing, globalizing world.

1.1The Planning Context: Past, Present and Future .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

1.2 Plan Origins . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

1.3 The Sector Plans, Process and Content . . . . . . .12

1.4 Transect-Based Planning . . . . . . . . . . . . . . . . . .16


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1:A Civic Vision Enabled

4 C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n

How to Use This Plan

Te purpose o the Civic Master Plan is to identiy andprioritize the allocation or public investment in the Cityo Beauorts inrastructure. In the context o this plan,inrastructure means the utility, public service andtransportation systems that provide essential services, aswell as the network o open spaces, institutional buildings,and natural areasincluding plazas, parks, museums,schools and greenwaysthat complete the citys publicrealm.

Te Civic Master Plan is organized into eleven chaptersthat elucidate an overall vision or Beauorts uture, thespecic projects that orm this vision, as well as the stepsor implementation o this vision. Tis chapter establishesthe historic, strategic, and regulatory context that enabledthe creation o this Civic Master Plan. Te most substantialpart o the plan, in chapters 2-9, catalogs and illustrateseach major redevelopment project opportunity by type andlocation. Chapter 10 lays out the regulatory rameworkthat will guide development to ulll the Civic MasterPlan vision. Finally, Chapter 11 summarizes the projectrecommendations in Chapters 2-9 with guidance or costand prioritization.

Te Civic Master Plan is intended to:

Anticipate uture development and establish anappropriate regulatory ramework to ensure the long-term vision;

Plan sustainably or necessary inrastructureimprovements, and prioritize such improvements toleverage private development where possible; and

Identiy key redevelopment areas that require specialattention by the city.

City actions that would use this Plan:

Development Code Amendments

Comprehensive Plan updates

Rezoning Applications Annual Budgeting Process/Capital Improvements Plan

Grant Applications

Direction to related organizations in implementingpriorities (e.g., Beauort County Open Land rust,Beauort County, SC DO)

A Note About the Conceptual Plans/Illustrations: Whileplans and renderings depicting specifc development andredevelopment scenarios are included throughout this plan

document, they are intended to unction as conceptualnot regulatoryguides or uture development. Generallyspeaking, these illustrations depict appropriate scale, massing,and orientation o buildings as one possibility or how utureredevelopment may occur.

While many o the conceptual projects depicted are alreadypermitted under the current zoning standards (e.g., height,use, setbacks, density), others will require changes in theregulatory structure and may require review by an appointedBoard to permit their construction. Additionally, it should beso noted that all projects are dependent on willing builders/

developers, willing land owners, and a viable market.


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5C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n

1.1 The Planning Context: Past, Present and Future

1.1 ThePlanningContext:Past,PresentandFuture

A tangible sense o history is central to Beauorts

identity. he street grid established in the 18thcentury and extended over three hundred years,and its undamental relationship to its naturalenvironment o sea, marsh and armland underpinsits citizens sense o identity and place in a ast-changing, globalizing world.

his sense o history and place is critical toBeauorts role as a distinct and signiicant playerin the economy and identity o the Lowcountry.With well-established institutions and businesses,the city serves as an important secondary urban

center and tourist destination to the larger marketsin Charleston, South Carolina and Savannah,Georgia.

As in many American cities, a progressivedetachment rom history and sense o place canbe seen in the changing townscape o Beauort.he developments built in the last ity years arescaled to the automobile, not the person, andwere oten designed with generic buildings andlandscapes that create a built environment virtuallyindistinguishable rom hundreds o other places

across the country. Within this new complexurban orm, o both the very best o walkableurbanism and some o the most auto-orientedsuburban sprawl, Beauort struggles to deine itseleconomically in todays challenging and dynamicmarketplace, and could without a cohesive planor the uture become no more than a stopoveror the region in the uture.

While a modern Beauort must be more thansimply an extension o its historic ramework,there is an opportunity to reintegrate lessons

rom historical patterns o growth into newdevelopments, and into the redevelopment o areassubmerged in the placeless patterns o the late 20thcentury. A living sense o history does not try toturn back the clock and reenact the past; insteadit seeks out principles and precedents which areas relevant today as they were one hundred, oreven three hundred, years ago. hese principlesmay involve the siting and orientation o buildingsto minimize the use o expensive energy, or the


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design o public space that is scaled or people andwhere cars can gain convenient access withoutdominating. his approach looks to create newdevelopments that careully honor and respecthistory while allowing or legitimate expressions omodern culture.

While very speciic to Beauorts past, present

and uture, the recommendations o this CivicMaster Plan are based on a series o planningand design principles most easily identiied astraditional urbanism: a time-tested arrangemento public spaces, buildings, and corridors thatallows residents to walk to meet their daily needs.hese dierent types o public space, includingresidential streets, boulevards, squares, plazas,parks, playgrounds and other natural landscapeareas, all demonstrate a common respect orhuman scale. While accommodating the car, and

incorporating todays large commercial structuresin locations where appropriate, this method ourban design always emphasizes the pedestrian-riendly environment.

his human-scale development is essential inreconnecting Beauort and its citizens to theirLowcountry prominence and the communityshistoric precedent. It also sets the oundationor increased uture prosperity, with growthencouraged irst in areas already developed withexisting inrastructure, and development in new

areas managed in ways that protect the citysprecious historic and natural landscapes.

ImageSource:HistoricBeaufortFoundation


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1.2 Plan Origins

1.2 PlanOrigins

he 2009 Vision Beauort Comprehensive Planincluded a wealth o inormation about targetingpublic investment, establishing community design

objectives, pursuing potential catalyst projects, andmost importantly, implementing the vision that willguide Beauort into the next decade o growth anddevelopment. Additionally, the ComprehensivePlan accomplished two important shis in policy:

First, it eliminated the annexation o low-density and land-consuming developmentas the primary means or city growth, andreplaced these outdated ideas with a visiono growth and resiliency through inill andredevelopment.

Second, it prioritized, edited and consolidatedseveral years worth o unulilled planningeorts with contradictory and outdatedconcepts, and created a single, coherent set opolicy guidelines.

Upon adoption o the ComprehensivePlan, Beauorts City Council gave the citysRedevelopment Commission the ollowingtasks: 1) conduct an audit o existing policies andconditions; 2) translate the Comprehensive Plan

vision into speciic parcel-level plans or publicand private investment; and 3) implement a neworm-based regulatory ramework or development.he City Council also created the Oice o CivicInvestment to provide proessional support to theRedevelopment Commission in completing thesetasks, and to manage cross-department and cross-agency redevelopment projects.

Under the direction o the RedevelopmentCommission, the Ofce o Civic Investmentcoordinated the Civic Master Plan process to

develop a detailed plan or public investment basedon the ramework adopted in the ComprehensivePlan. Te intention was to avoid generic place-lessdevelopment in avor o sustainable developmentthat is unique to Beauort. Tis initiativerecognized that each o the citys neighborhoodscontains its own unique history, character, andphysical attributes which should be respected andemphasized in uture development

ImageSource:www.polawanaisland.com

ImageSource:www.p

olawanaisland.com


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his Civic Master Plan is the result o extensivecollaborative eorts, including an intensive publicinput process. It establishes general principles andstandards or all public and private development,and provides a guide or identiying and promotinginvestment within the city.

he plan presents proposals graphically to provide

residents and businesses with a conceptual visiono development options, and to serve as a toolto stimulate a range o development and/orredevelopment opportunities throughout Beauort.Additionally, the plan illustrates proposals thatseek good inancial returns or property ownersin contemporary market conditions, whileestablishing design standards and qualities that arecompatible with those ound in the older, historicparts o the community. In this way, a distinctregional image and character can be (re)established

over time, in a way that sets Beauort apart romother communities, and attracts residents andbusinesses seeking a distinctive place to live andwork.

he plan is a compilation o long-term visionsand short- to medium-term tools and strategies,all coherently presented within one document.Like many community plans, this plan is expectedto generate discussion points, establish budgetpriorities, and create implementation objectivesor the city over the next generation. In act, the

comprehensive nature o this eort, along withthe timing o its occurrence at Beauorts 300-year anniversary, marks a milestone or the city.he Civic Master Plan lays the groundwork or aprosperous and resilient Beauort or another 300years to come.


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1.2 Plan Origins

VisionBeaufort:2009ComprehensiVeplan

In 2009, the City o Beauort adopted Vision Beauort, acomprehensive plan that articulated a vision or the growth anddevelopment o the city. In completing the plan, a broadly inclusivepublic participation process was used to ensure that the visionestablished in the plan was shared by a wide variety o Beauortcitizens, and truly relective o the aspirations o the general public,

elected oicials, city sta, the development and business community.

IntheComprehensivePlan,theCityofBeaufortanditscitizens

envisionedacitywith:

Beautiul, stable ghrh;

A common mmuty ;

A sustainable m base;

Trprttoptions and convenient access to services anddestinations;

Attrtandt community gateways and corridors;

Natural resources that balanceprtt withpu andjymt;

A balance betweenprrt and t fandredevelopment o our historic core;

Aprt pmt pror citizens and developersalike; and

Awmgatmosphere to all people.

Tohelpachievethisvision,theplancommittedtobuildinguponandprotectingBeaufortsassetsandstrengthsof:

Natural beauty and open spaces;

Unique community design and historic atmosphere;

Access to local goods, services, and cultural amenities;

Military presence, hospital, and higher education institutions; and

Community interaction and small community eel.

VISIONBEAUFORT2009 Comprehensive Plan

A d o p t e d b y C i t y C o u n c i l1 2 . 0 8 . 2 0 0 9

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ComPlete framework iNCorPoratiNg tHe

eNtire urBaN growtH BouNdary

S 2009ComprehensiVeplan


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1 Sustainability

he activities o the City o Beauortwill consider the balance o social,environmental, and economicsustainability principles or both thecommunity and the private propertyowner with all o our decisions.

2 RegionalismWe are committed to the implementationo theNorthern Beaufort County Regional

Plan as a guideline or our regionaldecisions and uture urban orm and wewill continue to engage and coordinate inregional planning activities. Our planningwill extend to the established urbangrowth boundary and will tie togetherall areas o the community in a cohesivemanner.

3 NaturalInfrastructureWe must protect our environmentalresources as undamental to the naturalecosystem and our quality o lie. We willutilize innovative and context-sensitivesolutions to conserve and protect ournatural resources including our saltmarshes, marsh islands, coastal waters,and marine resources; trees, orests,and wildlie habitats; and open space

preservation.

4 GrowthWe must encourage growth within oururban service area by primarily focusingon the regeneration of our currentassets through infill and redevelopment.Development in our urban growthboundary shall be sensitively focused on

a conservation ethic with a compact andefficient built form that could be servicedwith municipal services in the future.

5 Economic DevelopmentA strong, vibrant, and healthy economywill be achieved through a successfuleconomic development program inorder to ensure the long term success andviability of the City of Beaufort. We mustsupport the continuation and expansion of

our primary economic engines - tourism,the military, healthcare,and education -while also seeking to expand opportunitiesfor the arts and the recruitment ofcreative/knowledge-based industries.

6 Access and MobilityOur citizens and visitors need atransportation system that integratesregional solutions with a fine-grained localnetwork of choices that accommodate theautomobile, pedestrians, bicyclists, and

water-based travel.


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1.2 Plan Origins

7 UrbanFormhe city will maintain its distincturban orm by encouraging growth anddevelopment using the model o walkable,urban, mixed-use neighborhoodsestablished by the historic core o the city.

8 Neighborhoods

We believe that all our neighborhoods,including the downtown, must be vibrantand diverse and thus require consistentand continual public and private attention,maintenance and re-investment. Ourneighborhoods should be reinorced in allplanning and inrastructure projects.

9 Parks&PublicOpenSpaceshe city will permanently preserveand expand a community-wide parks,recreation and open space networkthat serves the entire city rom theneighborhood playground to the regionalreserve.

10 HistoricandCulturalResourcesBeauort is a living, dynamic communityand must balance the protection o itsabundant natural, cultural, institutionaland historic resources with managed

growth that adds to the communityscharacter or uture generations withoutdegrading those resources which we value.

11SocialDiversityWe will maintain and celebrate theintegrated ethnic and socioeconomicdiversity o the community. o thisend, we are committed to the provisiono aordable and workorce housingthroughout the city.

12HazardMitigationAs a coastal community, we will eel thedirect impacts o tropical storm activityand looding. We must be prudent in ourpreparation or these expected hazards andmitigate against the loss o property to thegreatest extent practical.

13ClimateChangeWe must participate in solutions thatreduce or avoid potential impacts to ourregional and global climate and in turn wemust adapt to those conditions which arelikely to be inevitable, most speciically sealevel rise.

14 ResourceEfficiencyWe will manage our consumption orenewable and non-renewable resourcesincluding energy and water and willcontinue to reduce our total wastestream. In addition we will be supportiveo community activities that promoteresource eiciency and the production oalternative energy and innovative water useand protection practices.

15 FiscalSustainabilityhe city, as a provider o urban services,must ocus on long-term solvency witheach incremental decision. Capitalinvestments should leverage uturebeneits and must consider the impacton long term operational costs prior totheir implementation. Perhaps mostimportantly, we will constantly seekeicient and innovative ways in which todeliver services and maintain our assets.

16 AdequacyofInfrastructureandFacilitieshe contiguous extension o our corporateboundaries will be considered to the extentthat the provision o city services can beeconomically and eiciently provided andwill be subject to the adequate availabilityand timely construction o communityinrastructure and public acilities.

17 Planning&ImplementationWe will continue our history othoughtul, detailed planning and willinclude practical implementing elementsto leverage our ideas with actions. Successis bred not rom what we say but what weaccomplish.


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1.3 TheSectorPlans,ProcessandContent

Te rst steps o the Civic Master Plan processinvolved collecting inormation through meetingswith individuals, groups, and organizations, gainingdata through on-the-ground, parcel-level surveys,and reviewing previously completed plans, reports,and studies.

Ten, or planning purposes, the city was dividedinto ve manageable sectors:

Sector 1 he Historic District and Environs:he Point, Downtown, he Blu, heNorthwest Quadrant, Pigeon Point,Higginsonville

Sector 2 he Northern Portion o the LowerPeninsula: Salzer/Marsher Farm, Depot,Hundred Pines, the echnical College othe Lowcountry (CL) campus and theHospital district

Sector 3 he Southern Portion o the LowerPeninsula: Cottage Farm, JerichoWoods, Spanish Point, Royal Oaks andMossy Oaks

Sector 4 Areas within the city limits west oRibaut Road and Battery Creek Road:western portions o Boundary Street, theBurton area, the Robert Smalls Parkway,Parris Island Gateway corridors, theSalem Farms area, and the Marine CorpsAir Station

Sector 5 Ladys Island and Whitehall.

he Sector Plans were developed through extensivepublic participation rom key stakeholders, electedoicials and the general public. he ive geographicareas were grouped together into a sequence othree major public processes: Sector 1; Sectors 2and 3 combined; and Sectors 4 and 5 combined.Each public process utilized a series o publicpreparatory meetings to discuss issues and establishkey acts and inormation, ollowed by a week-longcharrette, or detailed public design workshop. Eacho the three charrettes were held in public venues

within the community, so that citizens couldparticipate in conversations with the designers,planners and traic specialists, monitor and checkon progress, and comment on the proposals as theyevolved.

Each Sector Plan includes the ollowing elements:

A synoptic survey o each lot in Sector 1-3documenting lot size, lot coverage, buildingconditions, setbacks, building height, publicrontage/streetscape, and private rontage.

Physical development/redevelopment plans tothe parcel level with conceptual developmentalternatives that demonstrate the preerredlot arrangements, building typologies androntages;

Physical inrastructure plans illustrating

preerred street sections or all streets andrequired improvements;

Natural systems plans illustrating preerredstormwater management techniques, openspace protection/preservation, water access,watercourse buers, and other natural areas;

Civic inrastructure plans identiyingopportunities to improve, expand, and/orinject new community acilities/amenities;

S exampleofsynoptiCsurVey


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1.3 The Sector Plans, Process and Conten

Sector1

Sector2

Sector3

Sector4

Sector5

theBeaufortseCtormapA Sector is a planning area o the City o Beauort. Sector boundaries weredetermined based on neighborhood locations, types o development, and natural eatures. Te Ofce o Civic Investment

devised the sector boundaries or the purpose o study over two years. Sector 1 encompassed the Downtown BeauortPeninsula. Sector 2 and 3 included the Beauort neck and Southern Peninsula. Te nal sectors, Sector 4 and 5, includethe uture growth periphery area or the City o Beauort.


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destinations or residents to enjoy and be served bybeyond the two blocks o Bay Street.

Sectors 2 and 3 were combined into one study areaor the purpose o analysis. Sector 2 was deinedas all the neighborhoods east o Battery Creek, upto and including the campuses o the echnicalCollege o the Lowcountry and Beauort Memorial

Hospital. Sector 3 incorporated the neighborhoodssouth o the two campuses as ar as the municipalboundary with the own o Port Royal. Sectors2 and 3 combined represent a peninsula with themain corridors o Ribaut Road and the SpanishMoss rail. hese two campuses, centrally locatedbetween the two residential sectors, representedthe highest employment concentration in theCity o Beauort. Just as the Civic Master Planreconsidered what constituted downtown, so toodid it reconsider what it means to live and work

on a peninsula. he Plans ocus aimed at providingamenity and connection to the greater communityand natural environment by creating stronger accessto the waterront through parks and retained views.

Sector 4 extended along Boundary Street rom CityHall past Highway 170 to Burton, and southwest

Civic investment strategies identiyingcapital and operating needs or the sector andprioritizing improvements and investments;

Calibration o transect-based districts to theparcel-level; and

Extensive illustrations providing a visual palette

rom which to market various development/redevelopment opportunities at the parcellevel.

he planning o Sector 1 was predicated by theneed to redeine the perception o the commercialarea o downtown Beauort beyond the ew blocksalong Bay and Port Republic Streets, a very narrowand constrained area that oers ew opportunitiesor phyiscal expansion. he Civic Master Planprocess thereore introduced an expanded view othe downtown commercial area extending along

Boundary Street, Bladen Street, Carteret, andCharles Streets. Expanding the idea o downtown,eliminated previous pressures to orce everyBeauort destination into a ew blocks. hese useo these corridors are organizing elements gives riseto greater organization amongst the surroundingneighborhood blocks and provides pathways and


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1.3 The Sector Plans, Process and Conten

along Highway 170. It included all municipalland on the west side o Battery Creek, mostlysuburban and servicing the largest portion o thecommunitys general shopping needs.

Sector 5 covered the area o the city that extendsonto Ladys Island to its east, with Sea IslandParkway and Highway 802 serving a series o

business and planned developments on marshislands and providing access to Sectors 1 and 3via major bridges. Sector 5 is largely a suburbanenvironment and the location o a signiicantportion o the communitys higher-end shopping.

And inally, once a ull drat o the Plan wasprepared, the Redevelopment Commission heldan additional series o public workshops both orpublic sectors and the overall community to gatherurther public input. In total, the city conductedmore than a hundred public evaluation orumsover the past 2 years in the orm o week-longcharrettes (3), open public workshops (17),neighborhood walking tours, numerous smallgroup and individual discussions.


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1.4 Transect-BasedPlanningIn order to ulill the goals o place-basedcommunity design adopted in the 2009Comprehensive Plan, the Civic Master Plan uses a

methodology known as transect-based planning.he rural-to-urban transect is a conceptualdevelopment continuum that places the highest-density downtown core at one end and the pristinenatural environment at the other. his organizationallows a grouping o place types along the transect,including variations that are urban, sub-urban, andrural in character. From a regulatory standpoint,transect-based planning means designatinguture development according to an areas currentcontext and characteristics, not simply by whatuses are allowed there (see Section 10.1 or more

inormation about regulatory implementation.)

he maps at the end o this chapter show theramework o development opportunities identiiedthrough the Civic Master Plan process, as well as thecorresponding green and mobility inrastructuresthat underpin those opportunities. he elementso these maps combine to orm a cohesive,citywide plan or Beauorts uture that identiiesuture centers and corridors o higher-intensitydevelopment, as well as spaces or preservation andrestoration o the natural landscape. In terms o the

rural-to-urban transect, these place types make upthe two extreme ends o the development spectrum.Within this range, this plan also maps existing anduture neighborhoods and suggests inill projectsthat will preserve the existing character while alsoproviding opportunities or new residents andbusinesses.

hinking o Beauort in terms o the rural-to-urban transect provides the city, its leaders, and itscitizens with improved, context-sensitive planningtools to manage uture growth, redevelopment andinvestment.


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1.4 Transect-Based Planning

theCiViCmasterplanVision:

Celebrates the waterront and the citys natural environment

Imagines mixed-use and walkable neighborhoods connected by greenways and urban corridors

Enables residents to live locally with the option o walking or biking to meet their daily needs

Positions the community or an era beyond our current pattern o dependence on cars

Establishes a green inrastructure o parks and greenways on a local and regional scale

Envisions regional connections to strengthen Beauorts economy and cultural institutions

Engages a wide variety o people and liestyles across a broad socio-economic spectrum

Preserves Beauorts historical and architectural legacy without compromising opportunities or new development


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S ConCeptualdeVelopmentopportunitiesseCtors1-3


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S ConCeptualdeVelopmentopportunitiesseCtor4

S ConCeptualdeVelopmentopportunitiesseCtor5


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S identifiedgreeninfrastruCtureopportunitiesinseCtors1-3

Existing Green InrastructureProposed Green Inrastructure

Civic Buildings


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S identifiedgreeninfrastruCtureopportunitiesinseCtor4

S identifiedgreeninfrastruCtureopportunitiesinseCtor5

Existing Green InrastructureProposed Green Inrastructure

Civic Buildings

Existing Green Inrastructure

Proposed Green InrastructureCivic Buildings


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S ConCeptualmoBilityinfrastruCtureplanseCtors1,2,3,&5

Spanish Moss Rail-rail

On-Street Ped/Bike Route(bike lanes/sharrows)

O-Street Ped/Bike Route(multi-use path)

Canoe/Kayak Route

Major railhead

Potential Future railead

rail Access

Canoe/Kayak Launch


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S ConCeptualmoBilityinfrastruCtureplanseCtor4

Spanish Moss Rail-rail

On-Street Ped/Bike Route(bike lanes/sharrows)

O-Street Ped/Bike Route(multi-use path)

Canoe/Kayak Route

Major railhead

Potential Future railead

rail Access

Canoe/Kayak Launch


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2The Public Water front


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Key StrategieS

int

hiSchapter

2.1 Rgioal Watrrot Coctivit Pla . . . . . .29

2.2 Maria Parig Lot Rvlopmt . . . . . . . . .30

2.3 Maria Improvmts . . . . . . . . . . . . . . . . . . . .32

2.4 Hr C. Chambrs Watrrot Par Gatwa

Improvmts . . . . . . . . . . . . . . . . . . . . . . . . . . 33

2.5 Ba Strt Boarwal . . . . . . . . . . . . . . . . . . . . .34

2.6 Bllam Cr v . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

2.7 Las Isla Watrrot Accss. . . . . . . . . . . . .37

2.8 Moss Oas Watrrot Accss . . . . . . . . . . . . .38

2.9 Boar Strt Watrrot Accss .. . . . . . . .38

2.10 TCL/BMH Watrrot Accss . . . . . . . . . . . . . . .40

2.11 Battr Cr Marshrot Par . . . . . . . . . . . . .41

2.12 Prsrv Watrrot Viws . . . . . . . . . . . . . . .43

principles

Expand public access to the waterront and waterways

or residents and visitors.

1: COnTInuOuSLy Seek OuT OPPORTunITIeS TO IMPROVe/enHAnCe ACCeSS And VIeWS Of THeWATeR

2: exTend THe HenRy C. CHAMBeRS WATeRfROnT PARk WeSTWARd ALOnG THe MARSH WITH

A BOARdWALk And neW ACCeSS POInTS fROM BAy STReeT

3: IMPROVe THe exISTInG MARInA And exPAnd THe dAy dOCk fACILITIeS

4: InTeGRATe WATeRfROnT ACCeSS WITH THe ReGIOnAL TRAIL SySTeM

5: RedeVeLOP THe MARInA PARkInG TO exTend THe WATeRfROnT PARk And CReATe LASTInG

eCOnOMIC VALue fOR THe CITy

6: IMPROVe LInkAGeS TO WATeRfROnT PARk fROM BAy STReeT

7: CReATe A WATeRfROnT PARk And BOARdWALk/TRAIL S ySTeM ALOnG THe WATeRS edGe On

LAdyS ISLAnd

8: COnTInue TO OPen uP VIeWS fROM BOundARy STReeT TO THe MARSHeS Of BATTeRy CReek

TO THe SOuTH And THe ALBeRGOTTI CReek TO THe nORTH

keyinitiatives


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2:The Public Waterfront


Beauorts waterront orms the essential backdropo the communitys identity, and it is here whereits legacy began and will endure in the uture. Inthe citys early history, the water was the mainlivelihood o the city and its only connection tothe world beyond. While industry is no longerprominent along the waters edge, the water is still

a critical component o the daily lives o Beauortsresidents and visitors as both the surroundinghorizon and an escape rom dry land. oday,some o the citys most distinguishing eatures areits highly-used Henry C. Chambers WaterrontPark and the preserved vistas across marshes andwaterways.

Te strategies in this chapter articulate a visionor a publicly accessible, world-class waterrontenvironment that will urther enhance Beauortsidentity as a historic, riverside community. Trough

resourceul planning and implementation, the citywill build upon its heritage along the water to ullyenjoy its Lowcountry geography and become aremarkable waterront city.

From a geographical standpoint, current publicaccess to the water is airly limited, particularlyoutside o the historic core. At present,approximately 55% o the 2.3 miles o waterrontin the historic downtown core is publicly accessible.By contrast, only 1.5 miles o the 20 miles(approximately 10%) o shoreline outside o the

historic core is open to the public.o improve waterront accessibility, the city and itspartners will use a wide variety o tools including,but not limited to the ollowing:

purchase o private land or public use;

conservation and viewshed easements;

public access easements;

subdivision regulations; and

private negotiation o public access andconnectivity.

Te Redevelopment Commission should developa comprehensive waterront management planthat integrates the urban design and use criteriarecommendations in this plan and the WaterwayCommission Report o October 2003.

ImageSource::www.polawanaisland.com


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2.1 Regional Waterfront Connectivity Plan

S REGIONAL FRAMEWORK DIAGRAM

2.1 RegionalWaterfrontConnectivityPlan

Sctor: All

S Also: 5.4

On a typical day at the Beauort Waterront, oneobserves riends strolling at the rivers edge, peopleeating on restaurant patios, amilies enjoyingthe park, and couples sitting on bench swings.Although these waterront activities are treasuredpastimes, they do not provide interaction withthe water itsel. Moreover, these activities are allclustered within the 1/3 mile o shoreline at theHenry C. Chambers Waterront Park withouttouching the other 20 miles o shoreline within thecity.

Historically, Beauorts identity was characterizedby much more active engagement with the water.Only in the past 60 to 75 years has the role othe waterront shied rom an active port andthoroughare to simply a pleasant natural amenity.

While passive recreational use will continue tobe a signicant asset, the Beauort waterront othe uture will be rediscovered as a crucial activelink to the rest o the world. Over the next hal-

century, what happens on the water will play anincreasingly important role in the lie o the city aswater transport becomes a practical alternative toautomobile travel or people as well as goods andcommodities.

Te Regional Framework Diagram illustratesa proposed system o local water taxi portsconnecting sites along the Beauort River to theregional centers o Hilton Head, Charleston, andSavannah. Tis diagram also proposes the creationo the Beauort River Regional Greenway and ParksSystem. Stretching rom the Henry C. ChambersWaterront Park in Beauort to Te Sands Beacharea in Port Royal, this expansive parks systemprovides requent opportunities to interact withthe Beauort River and its adjacent tidal marshes.Canoe and kayak launches, boardwalks, shingpiers, bird watching platorms, and swimming areaswould provide a variety o ways to enjoy lie on the

hIstORIc DOWNtOWN shORELINE (55% pubLIcLy AccEssIbLE)

cIty OF bEAuFORt shORELINE (~10% pubLIcLy AccEssIbLE)


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S cONcEptuAL DEvELOpMENt FOR DOWNtOWN

water. Additionally, the Spanish Moss rail anda regional bus system would provide convenientmulti-modal connections rom inland locations tothis one-o-a-kind parks system.

2.2 MarinaParkingLotRedevelopment

Sctor: 1

Projct Tp: Public | Private

Civic Ivstmt Rqir: Waterfront ParkExpansion and Parking Structure

Te marina area parking lot provides the greatestopportunity or transormative developmentalong Beauorts historic waterront. Te mostunderutilized space in downtown, the marina area

occupies the crucial point between the regionalamenities o the Henry C. Chambers WaterrontPark, the Bay Street shopping district, and theproposed Bay Street Boardwalk (see Section 2.5).In its existing condition as a three-acre asphaltlot, the marina is prime land in the middle odowntown or redevelopment that would extendthe popularity o the Henry C. ChambersWaterront Park.

bAyst

pARKING

GARAGE

pORt REpubLIc stc h

ARL

Es s

t

WEstst

sc O

tt

st

bAyst

preservation o Freedom Park

smaller building ootprints

large public space

continuous public boardwalk

*Shown in detail above


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2.2 Marina Parking Lot Redevelopmen

S ExIstING MARINA

Te conceptual marina redevelopment schemeshown on the opposite page creates a newdestination that complements the Henry C.Chambers Waterront Park. Market-style buildings,derived rom the traditional vernacular o theLowcountry, dene new public spaces that extendthe pedestrian environment along the waterront.

Te development is comprised o new mixed-usebuildings accommodating a variety o shopping,dining, housing, lodging, and boat service uses ina manner that is compatible in mass and scale tothe surround area. Tis variety would enliven theBeauort marina experience or visitors arriving byland or by water.

Additionally, this plan proposes a new prominentbuilding and public plaza that would terminate thewestern vista along the retail district and providean attractive expression o civic pride. Approaching

the marina district rom the Henry C. ChambersWaterront Park, visitors would be presentedwith a striking transition rom a broad, passive,recreational use to a much more intimate and activemarket environment.

SMARINA REDEvELOpMENt pROjEct sItE

Private property that may be redeveloped,subject to property owner participation


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2.3 MarinaImprovementsSctor: 1


Civic Ivstmt Rqir: Day Dock

In addition to the landward-side o the marina siteredevelopment proposed in the previous section,this plan also envisions improvements to themarina acilities on the water. Tis active urbanwaterront area would continue to engage a myriado water-related activities with additional boat slips,an expanded mooring area, and lengthened daydocks. In addition to serving the local community,this area would also allow Beauort to become adestination or boaters rom Charleston, Savannah,

Hilton Head Island, and beyond.

Recommendations or improvements include anew high-quality recreational, low-maintenanceday dock o approximately 250 eet and a newwater sports center that consolidates existingunctions associated with the marina. It wouldalso accommodate dry/racked storage or kayaksand boats, public restrooms, oce and retail areas,laundry and shower areas, outdoor observation andgathering spaces, and indoor multi-unction space.

S cONcEptuAL vIEW OF bAy stREEt LOOKING WEst tOWARDs chARLEs stREEt

S cONcEptuAL DAy DOcK pLAN LOcAtION

DayDock


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2.4 Henry C. Chambers Waterfront Park Gateway Improvements

2.4 HenryC.ChambersWaterfrontParkGatewayImprovements

Sctor: 1Projct Tp: Public

Civic Ivstmt Rqir: Gateway Features

Te Henry C. Chambers Waterront Park is aspectacular public amenity that draws locals andtourists alike to downtown Beauort. However,there is a disconnect between the buildingrontages along Bay Street and the park itsel.Te current park gateways, with the exception o

a ormal entry rom the marina parking lot andWest Street, are not well demarcated. While brickwalkways are provided at Scott Street (to the westo the Beauort Bank building) and the entrance atCharles Street, these entrances are not sucientlywelcoming or well-lit in the evening.

In order to better connect the urban shoppingenvironment o Bay Street to the waterront, thisplan suggests the installation o gateway signsand visual elements such as archways and speciallighting at strategic locations. Additionally, a new

green at the West Street entrance would providespace or smaller events, evening music, and streetvendors that would increase activity in the park.Tese improvements would make the Henry C.Chambers Waterront Park more accessible to therest o the downtown area.

S KEy GAtEWAys tO WAtERFRONt pARK

SWEst stREEt AccEss tO thE

WAtERFRONt pARK

S scOtt stREEt AccEss tO thE WAtERFRONt pARK

bAyst

WaterfrontPark

Conceptual gateway treatment optionsfrom Bay Street to the Waterfront Park

ranging from more sculptural elements toconventional trailblazing signage (right)


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2.5 BayStreetBoardwalkSctor: 1

Projct Tp:Public

Civic Ivstmt Rqir: Bay StreetBoardwalk

S Also: 3.7; 4.6

Te blu to the west o the Henry C. ChambersWaterront Park is an under-utilized asset that hasthe potential to be a truly great public space. Tisplan proposes a pathway extension to the west thatwould create a logical connection rom the existingpark and marina to Beauort Elementary. Tis

connection would be made with a boardwalk andgravel path in a ormer road bed using low-impactconstruction techniques to weave through the saltmarshes at the rivers edge. It would preserve thenatural setting o the blu with periodic accesspoints and unobstructed visual overlooks romBay Street and would be a key component in thedevelopment o a regional parks and greenwaysystem.

S cONcEptuAL ILLustRAtION OF bOARDWALK ALONG thE MARsh (looking east toward downtown)

S cONcEptuAL bOARDWALK AccEss

ON bAy stREEt

bAyst

bLADENst

S ExIstING cONDItIONs


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2.5 Bay Street Boardwalk

Sidewalk Travel

Lane

Travel

Lane

Parallel

Parking

Naturalized

Bluff

Boardwalk

Wetland

S cONcEptuAL sEctION OF thE bOARDWALK ALONG thE MARsh

S cONcEptuAL pLAN OF bAy stREEt bOARDWALK

bAyst

bLADENst

chARLEsst


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2.6 BellamyCurve

Sctor: 1

Projct Tp: Public

Civic Ivstmt Rqir: Bellamy CurveImprovements

S Also: 3.8

Te present overlook known as Bellamy Curve atthe transition rom Boundary Street to CarteretStreet is one o the most prominent and belovedvistas in the city. Tough there is a sidewalkalong the street edge, this site provides no otheramenities, such as seating or residents and visitors,to relax and enjoy the changing o the tides. Teproposed improvements include a change inpavement texture and/or color to help highlightthe importance o the turn as well as some limitedseating along the edge o the sidewalk within theright-o-way but away rom the edges o the viewcorridor.

bOuNDARy st

cARtEREt

st

BellamyCurve

S cONcEptuAL vIEW OF bELLAMy cuRvE FROM MARsh (looking west down Boundary Street)

S cONcEptuAL pLAN FOR bELLAMy cuRvE


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2.7 Ladys Island Waterfront Access

2.7 LadysIslandWaterfrontAccessSctor: 5


Civic Ivstmt Rqir: Factory Creek/VistaWaterfront Access Expansion and WhitehallWaterfront Park

S Also: 6.6

he conceptual plan or the Whitehall tract on SeaIsland Parkway, across rom the historic downtownarea, proposes a substantial public park along thewaters edge. o provide contrast between thispark and the more ormal Henry C. ChambersWaterront Park across the river, this parkland

would be designed in a more naturalistic manner,emphasizing the preservation o existing trees anda gradual connection to the waterront, rather thanas a bulkhead design.

S cONcEptuAL ILLustRAtION OF thE WhItEhALL AREA WAtERFRONt pARK

S cONcEptuAL pLAN FOR WhItEhALL AND thE

vIstA AREA

sEAIsLANDpARKWAy

Whitehall

VistaArea

MERI D

IAN

RD


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Across Sea Island Parkway rom Whitehall, adjacentto the existing Vista public waterront access andboat launch, the conceptual plan illustrates howthe Open Land rusts recent acquisition o threedeveloped properties along Sea Island Parkwaywill transorm this area. he existing buildings atthe approach to Woods Bridge have already been

removed to re-open the view onto Factory Creek.hese combined properties will become a passivepublic park, conserved in perpetuity by the OpenLand rust. Called Project Vista II, it will alsoeature a native plant demonstration plot installedby local garden clubs.

Additionally, a widened sidewalk along SeaIsland Parkway, on-street parking, and pedestriancrosswalks at key intersections would oerconnections to the uture Whitehall Main Streetand own Center, located across the street at the

redeveloped intersection o Meridian Road, SeaIsland Parkway, and the existing public boat ramp.he boat ramp would be expanded by 50 eet oneither side, doubling the number o trailer parkingspots to thirty-six.

he Vista property acquisitions serve as the LadysIsland anchor or a system o waterront parks andwalkways proposed or Beauort and Port Royal.he reclaimed open space along Sea Island Parkwayties into the larger proposed system through itsdirect connection via Woods Bridge, to the west,

and its connection to Whitehalls conceptualwaterront park, to the south.

2.8 MossyOaksWaterfrontAccessSctor: 3

Projct Tp: Public

Civic Ivstmt Rqir: Mossy OaksWaterfront Park and Garden

S Also: Section 5.2

Currently, only 1% o the shoreline on BatteryCreek along the western portion o the Beauort/Port Royal peninsula permits public access. A large,mostly undeveloped parcel o land along BatteryCreek, between Brotherhood Road and MossyOaks Road, would be a key location or a newpublic waterront park, adding 500 eet o public

shoreline. Te depth o water at this location,during both high and low tide, makes it an idealspot to provide a public canoe and kayak launch,and its location adjacent to the Spanish Moss railprovides multi-modal accessibility. In additionto the water access, ample bike parking, publicshowers and restrooms, and a 2-acre communitygarden would provide a variety o activities orneighborhood residents and visitors.

2.9BoundaryStreetWaterfrontAccess

Sctor: 4


Civic Ivstmt Rqir: Battery CreekMarsh Trail/Boardwalk, Battery CreekMarshfront Parks, Belt Buckle Park, 1st StreetCurve, Beaufort River Viewshed and PublicAccess

S Also: 8.1

For decades, the Boundary Street area disregardedits proximity to the waters edge. Te low density,suburban development pattern largely pavedand piped the existing natural environment; theresultant buildings walled-o access to the marshesin avor o loading docks and dumpster storage. Te

S cONcEptuAL WAtERFRONt AccEss FROM MOssy

OAKs ROAD

spANIshMOsstR

AIL

WaterfrontAccess

MOssy O AKs RD

bROthERhO OD RD


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2.9 Boundary Street Waterfront Access

city, through the Boundary Street Plan adoptedin 2006, declared the restoration o public accessand viewsheds to both the marsh and river areas anessential priority to spur the redevelopment o thiscorridor and to ensure a high quality o lie or theentire community.

Te Boundary Street Plan identies a number o

key civic improvements to acilitate an improvedwaterront, ranging rom small access points atthe ends o streets to larger park spaces. Most othe identied park spaces are inormal in nature,largely reverting the present development patternto a naturalist orm. Some would provide directpublic access while others are designed as vistas thatmay be enjoyed while passing by on the street. Inaddition, where it is practical, these restored areasmay be designed to reduce the volume and improvethe quality o stormwater fowing into the marshes.

S cONcEptuAL bOuNDARy stREEt WAtERFRONt AccEss

S cONcEptuAL ILLustRAtION OF bELt bucKLE pARK

bOuNDARyst

RObE

RtsMALLs

pKW

y

R I b

A u t

R D

- public waterront access

BeltBucklePark

CountyComplex

HarveyPropertyspANIshMOsstRAIL


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2.10 TCL/BMHWaterfrontAccessSctor: 2/3


Civic Ivstmt Rqir: TCL WaterfrontPark and Trail System and BMH WaterfrontPark and Trail System

Te conceptual redevelopment scheme or thenarrow isthmus o land occupied by the campuseso Beauort Memorial Hospital (BMH) and theechnical College o the Lowcountry (CL) showsa new integrated network o waterront amenities.Kate Gleason Park on the BMH campus is adjacentto a deep water access point along the Beauort

River, which would provide an ideal point or activeengagement with the water, including a canoe andkayak launch. On the other side, the CL campuswould have a new boardwalk connection acrossBattery Creek to Polk Islandand a direct link tothe Spanish Moss rail.

S cONcEptuAL WAtERFRONt AccEss FROM tcL AND bEAuFORt MEMORIAL hOspItAL (looking west)

S cONcEptuAL pLAN FOR tcL/bMh WAtERFRONt

AccEss

RIb

Au

tRD

spA

NI s

h

MO

ss

tR

AI L

TCL

BMH

KateGleasonPark

ALLIsONRD


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2.11 Battery Creek Marshfront Park

Te trail networks on both sides o Ribaut Road,in combination with the spine o the Spanish Mossrail, would create a wellness walk that couldbe integrated with health and physical therapyprograms provided by BMH and CL. Tisunique public waterront network, like virtuallyno other in the country, would lend a grand visual

prominence to these institutions that would openthe waterront to the entire community, rather thanrelegating these views to the service alleys.

2.11 BatteryCreekMarshfrontParkSctor: 2


Civic Ivstmt Rqir:Marsh RoadWaterfront Park, Harvey Property Waterfront

Park/Trail and Spanish Moss Trail - Phase 2

S Also: Section 5.2

Te views across the marsh rom Boundary Streetare ramed by the natural edges o the waterrontto the east and south. Te preservation o theseenvironmentally-sensitive areas and the creationo a continuous, low-impact trail network wouldensure public access or generations to come. Te

proposed network would begin to the west oMarsh Road, ollow the western perimeter o theBeauort County Government campus, and extendacross a new residential neighborhood on theHarvey property. Te trail system would continueto the west along North Street where it wouldreconnect with the Spanish Moss rail by theSalzer/Marsher tracts.

Small boardwalks extending along the tidal marsheso Battery Creek would provide opportunities orbird watching, shing, picnicking, and a place to

tie up a canoe or kayak during high tide. Althoughthese connections to the aquatic environment arecostly, the educational and recreational value oBeauorts changing tidal landscapes would be aunique and signicant public amenity.

S cONcEptuAL WAtERFRONt AccEss FROM MARsh

ROAD AND WAtERFRONt pARK AND hARvEy pROpERt

S cONcEptuAL WAtERFRONt AccEss FROM spANIsh

MOss tRAIL

MARsh

RD

HarveyProperty

CountyGovernment

Complex

bOuNDARyst

R I b

A u t

R D


Salzer/MarsherTracts

NORthst

spA

NIsh

MOsst

RAIL

hAyst



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S cONcEptuAL ILLustRAtION OF cOuNty GOvERNMENt cAMpus REDEvELOpMENt pLAN

S cONcEptuAL WAtERFRONt AccEss FROM hARvEy pROpERty


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2.12 Preserved Waterfront Views

S cONcEptuAL ILLustRAtION OF WAtERFRONt AccEss IN A sINGLE FAMILy NEIGhbORhOOD

S pREsERvED WAtERFRONt vIEWs

2.12 PreservedWaterfrontViewsSctor: 1


Civic Ivstmt Rqir: Preservation ofWaterfront Views

For years, the city, in partnership with the BeauortCounty Open Land rust, has successullypreserved a number o key vistas on small remnantparcels as well as at the end o street rights-o-way, particularly in the historic district. Tis plancontinues this prioritized action by seeking outother opportunities where opportunities mightexist throughout all o areas o the city. Given the

lack o any available viewsheds in Sectors 2, 3, and4, these areas should be prioritized to the extent

that available property and resources permit. It isimportant to note that these areas are specicallyor viewshed protection or passive enjoyment bypedestrians and are not intended to provide anyboat access.


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3Celebrati ng & Expanding

The Downtown


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Key StrategieS

int

hiSchapter

3.1 Nnl Hsrc Lndr Dsrc . . . . . . . . .50

3.2 Redenn & Epndn Dnn . . . . . . .52

3.3 Pr Repblc Sree . . . . . . . . . . . . . . . . . . . . . .53

3.4 Prn Srcre . . . . . . . . . . . . . . . . . . . . . . . .54

3.5 Cr ere Sree . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

3.6 C hrles Sree . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

3.7 Blden Sree . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 8

3.8 Bndr Sree Es Rb Rd & Bell

Cre . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .60

3.9 Sreescpe & Rel Srees . . . . . . . . . . . . .63

PrinciPles

he historic, mixed-use downtown o the Bay Streetarea, Carteret Street, Bladen Street and BoundaryStreet (east o Ribaut Road) are unique and diverse,

and require consistent and continual public and privateattention, maintenance, inill and reinvestment toachieve their ull potential.

keyinitiatives

1: PRESERvE aND PRotECt tHE HiStoRiC faBRiC of tHE CommuNity aND tHE CHaRaCtER of

tHE NatioNaL HiStoRiC LaNDmaRk DiStRiCt

2: ENCouRagE SENSitivE iNfiLL aND REDEvELoPmENt to iNCREaSE ECoNomiC aCtivity aND

PoPuLatioN DENSity

3: ExPaND tHE PERCEPtioN of DowNtowN to iNCLuDE CaRtEREt StREEt, BouNDaRy StREEt

(EaSt of RiBaut RoaD), CHaRLES StREEt, aND BLaDEN StREEt aS mixED-uSE CoRRiDoRS

PRoviDiNg NEigHBoRHooD aND CommuNity gooDS aND SERviCES

4: maximizE PaRkiNg RESouRCES to foStER iNCREaSED CommERCE aND REaL EStatE vaLuE

5: iNCREaSE viSiBiLity of PoRt REPuBLiC StREEt mERCHaNtS

6: CooRDiNatE SigNS aND wayfiNDiNg tHRougHout tHE ENtiRE DowNtowN aREa


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3:Celebrating & Expanding The Downtown


3.1 NationalHistoricLandmarkDistrictSecr: 1

Prjec tpe: Public | Private

Cc inesen Reqred: VariousSee als: 6.2

Beauorts nationally recognized historic,architectural and cultural heritage provides thecity with unique character and a cherished qualityo lie. In 1974, the 304 acre National RegisterHistoric District was recognized with the specialdesignation as National Historic Landmark.Te successul legacy o historic preservationrequires constant attention to maintaining

existing contributing buildings and introducingappropriately scaled inll that ensures the evolutiono Beauort as a living and working city.

Te challenge or the community is how best tore-knit areas and neighborhoods that have sueredrom inappropriate development and neglect while

ensuring the architectural and historic integrity ismaintained. o this end, this plan anticipates andencourages sensitive renovation and restorationin a manner that is consistent with the BeauortPreservation Manual, the Historic PreservationPlan, the Northwest Quadrant Design Principlesand other relevant documents.

Tereore, this plan is intended to continuethe economically positive inuence o historicpreservation, conservation and revitalization o thecontributing structures o the National HistoricLandmark District. Within the National HistoricLandmark District, Beauort will continue its 300year evolution as a living and growing city throughthe careul encouragement o inll o vacantsites and the redevelopment o non-contributingproperties in a manner consistent with its scaleand character. In both revering the past and

accommodating the uture, the city will continueto serve as a model community worthy o itsnationally prominent status.contributing properties

S Completed RestoRation of faCade

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3.1 National Historic Landmark District

S ConCeptual faCade impRovements

existing

S ConCeptual von haRten Building faCade impRovements - CaRteRet stReet

existing


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generated approximately $16,710 per acre (net ooperating expenses), the other commercial corridors(Boundary, Carteret, Charles and Bladen) yieldedonly $2,888 per acre. hereore, there are twoappropriate ways to grow these areas - encouragemore development to expand the potential tax baseand/or better maximize the existing building stock

or better perorming economic activity.Clearly the greatest potential or real physicalgrowth is in the secondary corridors in thedowntown area - Carteret, Charles, Bladen, andBoundary Streets. hese areas also represent thegreatest opportunity or providing services or thesurrounding neighborhoods. With less historicabric to serve as a precedent, these corridors wouldinclude variations on traditional design that relectcontemporary building practices. Any historicabric can be preserved and restored alongside

sensitive inill and redevelopment to replaceoutmoded, non-contributing structures withbuildings that are modern in their programming,but that it the areas architectural context.

Te perception o downtown Beauort needsto expand beyond its Bay Street core and into acontinuous vibrancy that connects to other partso the city. Five streets in the Sector 1 study area(Boundary, Bladen, Charles, Carteret and Ribaut)are re-imagined in this plan as mixed-use corridorsthat orm the broad and extensive oundation

o a reinvigorated downtown district. As keystreetscape investments in these corridors create aseries o places and experiences that attract moreresidents and businesses, both historic and newneighborhoods within this corridor ramework willbegin to ll with new places to live, work, and shop.

On the surace, this expansion o downtownwould be only a change in perceived boundaries.More prooundly, this expansion would mean agreater variety o businesses and institutions, anda diversity o residents (rom young children to

university students to the elderly) that downtowncould serve. It would also mean a shit in the modeso travel available, streets that would remain activeand populated or a longer period each day, and anincreased breadth o basic needs and services thatcould be accomplished by residents within walkingdistance to their homes.

consistent with the scale and character o thehistoric resources.

3.2 Redefining&ExpandingDowntown

Secr: 1


Cc inesen Reqred: Streetscaping

See als: 5.6; 10.2

he emotional core o Beauort has long been thethree blocks o Bay Street between Charles andCarteret Streets. Even with all o its amenities,this area is too geographically constrained to ully

serve the greater community with the range ogoods and services normally expected in a vibrantand robust downtown. In the last ew decades, thisarea has emerged as a primarily entertainment- andtourist-oriented destination with small shops, artgalleries, and restaurants but has struggled withproviding more neighborhood-oriented services.Additionally, the commercially zoned corridors oBoundary (east o Ribaut Road), Carteret, Charlesand Bladen Streets have struggled to lourish in amanner that is complimentary to the Bay Streetcore.

An economic study by the citys inance oice in2012 demonstrated that while the historic core

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3.3 Port Republic Stree

3.3 PortRepublicStreetSecr: 1


Cc inesen Reqred: Port RepublicFestival Street

Tis plan proposes inll commercial developmentalong Port Republic Street to extend the shoprontenvironment o Bay Street through downtown.New retail opportunities would be acilitated bya civic investment that transorms Port RepublicStreet into a estival street that can be easily closedo to vehicular trafc and unction as an eventspace. Te new Port Republic Street design would

not have a raised curb, but would instead utilizeconsistent decorative paving rom building ace tobuilding ace with intermittent bollards to separatepedestrians rom vehicular circulation. Tis mixo pedestrian and vehicular environments at anintimate scale would slow trafc speeds and betterserves the retail character o the area.

S ConCeptual illustRation of infill development along poRt RepuBliC stReet (looking west

S existing Conditions

S ConCeptual alteRnative infill development

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Te conceptual inll scheme or this area alsoimagines a prominent new commercial buildingon a current parking lot at the west end o PortRepublic Street along Charles Street to provide avisual terminus o this pedestrian-oriented area.

3.4ParkingStructure

Secr: 1


Cc inesen Reqred: Parking Structure

See als: 2.2

Acknowledging the existing parking issues indowntown that will be exacerbated by additional

attractions, one conceptual location this planillustrates is a parking structure in the middle othe block bound by Port Republic Street, CravenStreet, Charles Street, and West Street. As shown inthe rendering below, the parking structure would beconcealed with ground oor uses or with mixed-usebuildings to shield the parking area rom view.

On Port Republic Street and West Street, a newcommercial space would activate the street orpedestrians. On Craven Street, apartment unitswould line the parking structure and create

an appropriate transition to the residential

S ConCeptual paRking stRuCtuRe lineR Buildings With side CouRtYaRds (option a)

S existing Conditions (view rom Craven Street Looking East)

S ConCeptual loCation of a paRking stRuCtuRe

ParkingStructure

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3.5 Carteret Stree

WhyIsaParkingStructureNeededin

DowntownBeauort?

According to a recent parking study, the Cityo Beauorts parking demand will increase byapproximately 100 spaces (less than 10% othe current demand) in the next 5-10 years.However, the anticipated redevelopment oexisting surace lots will create a much greaterneed or new parking spaces in the uture anddrive demand or a new parking structure.

A parking structure will support the downtowninll development described in the CivicMaster Plan in a central, walkable location.

neighborhoods north o the downtown area.

Te parking deck would replace the suraceparking spaces displaced by new developmenton the Marina site (see Section 2.2) and provideconvenient access to downtown. Te structurecould accommodate approximately 280 vehiclesand promote a vibrant retail environment wherevisitors park once and then walk between shops. Alltogether, the parking deck would alleviate a parkingproblem, support businesses, residents and visitors,and extend the Bay Street commercial core to thenorth without ruining the historic streetscape withconcrete walls.

3.5 CarteretStreet

Secr: 1


Cc inesen Reqred: Minor StreetscapeImprovements

See als: 2.6; 7.1; 10.2

CarteretStreetCorridor

Te Carteret Street corridor begins whereBoundary Street (east o Ribaut Road) meetsBellamy Curve, and connects to Ladys Islandvia the US 21 (Business)/Sea Island ParkwayBridge. It is the most signicant north-south

corridor in downtown Beauort, and connects keyproject sites, like Old City Hall, and institutions,like USCB and the Beauort County Library.Carteret Street has two vehicle travel lanes or themajority o its length, with on-street parking oneither side. Carteret Street supports a airly widevariety o service businesses, including real estateofces, insurance and nancial planning rms,and attorneys ofces. It also supports severalrestaurants, a hotel, and religious acilities such asCarteret Street United Methodist and St. PeterCatholic Church chapel.

S ConCeptual paRking stRuCtuRe lineR Buildings With side CouRtYaRds (option B)


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S ConCeptual Redevelopment along CaRteRet

Tis plan recommends minor streetscapeimprovements in order to support continuedgrowth, an increased variety o commercial uses,a greater density o residential development,and an expanded institutional presence. Teseimprovements include wider sidewalks, moreplentiul plantings, and generous crosswalks

that are clearly marked with alternative pavingtreatments (see 10.2 or details).

CourtyardInfll

Part o the envisioned commercial growth alongthe Carteret Street corridor is a neighborhood-scale, commercial inll project organized arounda courtyard. Located on the two blocks boundedby Carteret Street, New Street, Prince Street,and North Street, this compound is currentlycomprised o several independent buildings thathouse business and neighborhood services.

Te conceptual redevelopment plan shown atright proposes a series o interior courts andinviting mid-block spaces created through thethoughtul inll o the block perimeters. A varietyo business support unctions could occupy thecompound, rom graphic design and production,to research and development entities associatedwith the primary business (and possibly USCB),to administrative unctions. Te compound wouldalso include a limited amount o residential usesassociated with visiting clients and consultants,interns, etc.

S ConCeptual CouRtYaRd infill

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3.6 Charles Stree

S ConCeptual CouRtYaRd infill (view looking south)

neW st

noRthst

kingst

CaRteRetst

3.6 CharlesStreet

Secr: 1


Cc inesen Reqred: Minor StreetscapeImprovements

he Charles Street corridor is a primary north-south connection through the historic downtownBeauort peninsula that serves as more o a localneighborhood street than Carteret Street. Itsupports limited commercial and mixed-usedevelopment within a primarily residential urban

abric. he northern terminus o Charles Streetoccurs at Pigeon Point Park, just past the BoundaryStreet (east o Ribaut Road) RedevelopmentDistrict. At its southern terminus, Charles Streetmeets Bay Street at one o the most criticalintersections in all o Beauort.

he Charles and Bay intersection is thecrucial point where the Bay Street shoppingdistrict, Waterront Park, the conceptual BayStreet Boardwalk, and the conceptual Marina

redevelopment all meet. It is thereore an extremelyprominent intersection, and along with theintersection o Bay Street and Carteret Street servesas a primary anchor or the historic core area.

Between the two crucial anchors at the north

and south ends o Charles Street, the corridor ispunctuated by several signiicant civic uses andconceptual redevelopment opportunities, including(rom north to south) St. James Orthodox Church,Washington Street Park, the Baptist Church oBeauort, the Parish Church o St. Helena, thePost Oice block redevelopment, the downtownparking structure, and the Port Republic estivalstreet.

he conceptual development o a civic node atthe intersection o Charles Street and King Streetis anchored by a redeveloped Post Oice site.he current design o the Post Oice a low,angular, building set back rom the street andsurrounded by a moat o parking, is emblematico urban dysunction and poor civic design incities and towns all over the country. Instead, aconceptual redevelopment alternative o the PostOice block is designed to reinorce the streetscapewith a perimeter o buildings, while parking and astormwater bio-swale (runo drainage course) are


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S existing post offiCe site along ChaRles st

kingst

noRthst

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Westst

PostOice

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S ConCeptual Redevelopment of post offiCe

king st

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C haRles

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Westst

provided on the interior o the block. Across romthe Post Oice site, extensions o the Parish Churcho St. Helena Education Center and the BaptistChurch o Beauort reinorce the intersection as acivic and religious node.

Between new civic anchors and conceptual projectsites, a general strategy o low-intensity, mixed-use

inill would activate the Charles Street corridorwith commercial uses that respect the primarilyresidential neighborhoods in the adjacent blocks.Larger, mixed-use anchor buildings along CharlesStreet south o Craven would act as a transition tothe Bay Street shopping area. Charles Street wouldmaintain its neighborhood character with only onetravel lane in each direction. Where the right-o-way is suicient, on-street parking, wider sidewalksand ormal planting strips could be provided.

3.7 BladenStreetSecr: 1


Cc inesen Reqred: North StreetRealignment and Plaza, Boardwalk Gateway

See als: 2.5; 4.6

he Bladen Street corridor runs north-southbetween Boundary Street and Bay Street and acts asa neighborhood connection within downtown. hecity recently completed streetscape improvementsalong Bladen Street including sidewalk bulb-outsat intersections, new street trees, and lighting thatdeine two travel lanes and two lanes o on-streetparking.

hese inrastructure improvements are expected tostimulate strategic neighborhood inill buildings

along the corridor. he conceptual inill planor this corridor shows a mix o neighborhoodcommercial uses and housing, including optionsor seniors. he scale and density o the inilldevelopment would be the greatest along BladenStreet, and more residential in character on adjacentblocks.

Te current southern terminus o Bladen Streetoccurs at an awkward three-way intersection withNorth Street and Bay Street. Te reorientation


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3.7 Bladen Stree

o North Street at this intersection and creationo a new public plaza on the north side o BayStreet, would bring new ocus to the old FederalCourthouse building. Te scale and density othe inll development would be the greatestalong Bladen Street, and more residential incharacter on adjacent blocks. Bladen Street would

be characterized by small-increment buildings,similar to those seen along North Street, withappropriate street rontage o porches, galleries& stoops. Tey may be connected in the rear toachieve the necessary use and circulation pattern.Te remainder o the block, directly north o theCourthouse, continues to be used as parking, withtwo existing structures preserved on the south

S ConCeptual Redevelopment - Bladen stReet

BaYst

king st

noRth st

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Bladen Street Form-Based Code Boundary (2013)

S ConCeptual senioR housing infill development oppoRtunities along Bladen stRee

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S existing Conditions

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58 C i t y O f

Documents

Civic Master Plan Draft - Oct. 18, 2013