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    Civic Master Plan - March 18, 2013 DRAFT Civic Master Plan - March 18, 2013 DRAFT Document Transcript

    • C ivic Master plan CITY of BEAUFORT, south carolina Draft 3/15/2013
    • ©2013 by Lawrence Group and the City of Beaufort. All Photos and Images by Lawrence Group and their sub consultants unless otherwise noted. Reproduction Permitted with Credit in Print. DRAFT - 03.15.2013ii City Of Beaufor t, SC | Civic Master Plan
    • This Civic Master Plan was prepared forTHE CITY OF BEAUFORT, SOUTH CAROLINABEAUFORT REDEVELOPMENT COMMISSIONJon Verity, ChairMichael McNally, Vice-ChairPat CaseAlan DechovitzHenrietta GoodeMartin GoodmanMichael McFeeKeith WaldropWendy ZaraBEAUFORT CITY COUNCILBilly Keyserling, MayorDonnie BeerMichael McFeeGeorge O’KelleyMichael SuttonCITY STAFFScott Dadson, City ManagerKathy Todd, Chief Financial OfficerLibby Anderson, Planning DirectorLauren Kelly, PlannerLiza Hill, PlannerCraig Lewis, Office of Civic Investment Program ManagerJulie Franklin, Office of Civic InvestmentDemetri Baches, Office of Civic InvestmentJosh Martin, Office of Civic InvestmentPROJECT TEAMLawrence Group | Craig Lewis, Project Manager; Aleksandra Borisenko, Scott Curry, Julie Franklin, Monica Carney Holmes,Amanda Huggins, David Malushizky, Josh Martin, Jeff Ream, Carolyn Reid, David WaltersMetrocology | Demetri Baches, Mallory BachesSeth Harry & Associates | Seth Harry, Patrick ZimmermanThe Purple Shamrock | Lauren KellyThe Leeman Group | Naomi LeemanFuss and O’Neill | Wade Walker, Jennifer NelsonRock Maple Studio | James WassellAllison 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, Keihley Moore, Matt Morris, Adam Pinter, Carol Santana, LindsayShelton, Will Sendor, Rachel Wheeler, Nick Wilder City Of Beaufor t, SC | Civic Master Plan i
    • 1 A CIVIC VISION ENABLED 1.1 The Planning Context: Past, Present 1 4 PROTECTING & EXPANDING NATURAL INFRASTRUCTURE 67 and Future. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 4.1 Parks & Squares. . . . . . . . . . . . . . . . . . . . . . . . . 70 1.2 Plan Origins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 4.2 Washington Street Park. . . . . . . . . . . . . . . . . . 73 1.3 The Sector Plans, Process and Content. . . . . . 12 4.3 Boundary Street Tennis Center . . . . . . . . . . . . 73 1.4 Transect-Based Planning. . . . . . . . . . . . . . . . . 16 4.4 Basil Green Park . . . . . . . . . . . . . . . . . . . . . . . . 74 2 4.5 Pigeon Point Park. . . . . . . . . . . . . . . . . . . . . . . 74 THE PUBLIC WATERFRONT 25 4.6 Horse Trough Park. . . . . . . . . . . . . . . . . . . . . . . 75 2.1 Regional Waterfront Connectivity Plan. . . . . 29 4.7 Bay Street/Ribaut Road Intersection Park. . . 76 2.3 Marina Improvements. . . . . . . . . . . . . . . . . . . 33 4.8 Burroughs Avenue Park /School. . . . . . . . . . . 76 2.4 Waterfront Park Gateway Improvements . . . 34 4.9 Depot Plaza. . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 2.5 Bay Street Boardwalk. . . . . . . . . . . . . . . . . . . . 36 4.10 Southside Park . . . . . . . . . . . . . . . . . . . . . . . . . 79 2.6 Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 38 4.11 Arthur Horne Nature Park . . . . . . . . . . . . . . . . 80 2.7 Lady’s Island Waterfront Access . . . . . . . . . . . 39 4.12 Waddell Gardens Nature Preserve . . . . . . . . . 80 2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . 40 4.13 Burton Wells Park. . . . . . . . . . . . . . . . . . . . . . . 81 2.9 Boundary Street Waterfront Access . . . . . . . . 41 4.14 Beaufort Plaza Parks. . . . . . . . . . . . . . . . . . . . . 82 2.10 TCL/BMH Waterfront Access. . . . . . . . . . . . . . .42 4.15 Sam’s Point Road Park . . . . . . . . . . . . . . . . . . . 83 2.11 Battery Creek Marshfront Park . . . . . . . . . . . . 43 4.16 Urban Agriculture/Community Gardens . . . . 84 3 CELEBRATING & EXPANDING THE DOWNTOWN 47 4.17 Natural Stormwater Infrastructure System. . 87 3.1 Historic Context and Preservation. . . . . . . . . . 52 5 COMMUNITY MOBILITY AT OUR SPEED 91 3.2 Redefining & Expanding Downtown. . . . . . . 52 5.1 Streets & Public Spaces . . . . . . . . . . . . . . . . . . 94 3.3 Port Republic Street. . . . . . . . . . . . . . . . . . . . . 54 5.2 Spanish Moss Trail. . . . . . . . . . . . . . . . . . . . . . . 96 3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . 55 5.3 Pedestrian & Bicycle Infrastructure . . . . . . . . 98 3.5 Carteret Street. . . . . . . . . . . . . . . . . . . . . . . . . . 56 5.4 Boat Access/Water Taxi. . . . . . . . . . . . . . . . . . 101 3.6 Charles Street . . . . . . . . . . . . . . . . . . . . . . . . . . 59 5.5 Connectivity. . . . . . . . . . . . . . . . . . . . . . . . . . . 102 3.7 Bladen Street. . . . . . . . . . . . . . . . . . . . . . . . . . . 60 5.6 Streetscape Improvements. . . . . . . . . . . . . . 102 3.8 Boundary Street (east of Ribaut Road) & Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 62 5.7 Boundary Street (west of Ribaut Road) Streetscape Improvements. . . . . . . . . . . . . . 106 3.9 Retail Signage & Streetscaping. . . . . . . . . . . . 65 5.8 Ribaut Road Streetscape Improvements. . . 109ii City Of Beaufor t, SC | Civic Master Plan
    • 6 A CITY OF WALKABLE NEIGHBORHOODS 113 10 REGULATING PLAN 10.1 Form-Based Code in Beaufort . . . . . . . . . . . 208 205 6.1 Building Typologies . . . . . . . . . . . . . . . . . . . . 116 10.2 Regulating Plan & the Transect . . . . . . . . . . . 210 6.2 Sector 1 Neighborhood Strategies. . . . . . . . 120 10.3 Street Regulating Plan . . . . . . . . . . . . . . . . . . 217 6.3 Sector 2 Neighborhood Strategies. . . . . . . . 131 6.4 Sector 3 Neighborhood Strategies. . . . . . . . 134 6.5 Sector 4 Neighborhood Strategies. . . . . . . . 140 11 PROJECT IMPLEMENTATION 251 11.1 Civic Infrastructure . . . . . . . . . . . . . . . . . . . . . 254 6.6 Sector 5 Neighborhood Strategies. . . . . . . . 144 11.2 Development/ Redevelopment Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . 2647 A CITY OF GRAND CIVIC INSTITUTIONS 149 APPENDIX 277 Map: Building Footprints. . . . . . . . . . . . . . . . . . . . . 280 7.1 University of South Carolina - Beaufort. . . . 153 Map: 4% and 6% Tax Rates. . . . . . . . . . . . . . . . . . . 282 7.2 Technical College of the Lowcountry . . . . . . 156 Map: Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . 284 7.3 Beaufort Memorial Hospital. . . . . . . . . . . . . 158 Map: Floodplains. . . . . . . . . . . . . . . . . . . . . . . . . . . . 286 7.4 Fire & Public Safety. . . . . . . . . . . . . . . . . . . . . 160 Map: Soil Conditions. . . . . . . . . . . . . . . . . . . . . . . . . 288 7.5 Elementary/Secondary Schools . . . . . . . . . . 162 Map: Existing Walk Score. . . . . . . . . . . . . . . . . . . . . 290 7.6 Churches & Other Religious Buildings . . . . . 164 Map: Building Uses. . . . . . . . . . . . . . . . . . . . . . . . . . 2928 MIXED-USE CORRIDORS OF VIBRANT ACTIVITY 167 Map: Vacant and Abandoned Buildings. . . . . . . . . 293 Map: Building Height. . . . . . . . . . . . . . . . . . . . . . . . 294 8.1 Ribaut Road North . . . . . . . . . . . . . . . . . . . . . 172 8.2 Ribaut Road South. . . . . . . . . . . . . . . . . . . . . 175 8.3 Boundary Street (west of Ribaut Road). . . . 176 8.4 Boundary Street (east of Ribaut Road) . . . . 180 8.5 Robert Smalls Parkway . . . . . . . . . . . . . . . . . 181 8.6 Sea Island Parkway and Lady’s Island Village Center . . . . . . . . . . . . . . . . . . . . . . . . . 1869 DISTRICTS FOR ECONOMIC DEVELOPMENT ACTIVITY 191 9.1 Depot Road Area . . . . . . . . . . . . . . . . . . . . . . 195 9.2 Commerce Park . . . . . . . . . . . . . . . . . . . . . . . 197 9.3 Burton Industrial Area. . . . . . . . . . . . . . . . . . 198 9.4 Strategic Opportunity Sites. . . . . . . . . . . . . . 200 City Of Beaufor t, SC | Civic Master Plan iii
    • 1A Civic Vision Enabled
    • KEY STRATEGIES A tangible sense of history is central to Beaufort’s identity. The way the city is laid out, the manner in which it has been built, rebuilt and extended over three hundred years, and its fundamental relationship to its natural environment, of sea, marsh and farmland, underpins its citizens’ sense of identity and place in a fast-changing, globalizing world. 1.1 The Planning Context: Past, Present and Future. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 1.2 Plan Origins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6IN THIS CHAPTER 1.3 The Sector Plans, Process and Content. . . . . . 12 1.4 Transect-Based Planning. . . . . . . . . . . . . . . . . 16
    • 1: A Civic Vision Enabled 1.1 The Planning Context: Past, Present and Future A tangible sense of history is central to Beaufort’s identity. The way the town is laid out, the manner in which it has been built, rebuilt and extended over three hundred years, and its fundamental relationship to its natural environment of sea, marsh and farmland underpins its citizens’ sense of identity and place in a fast-changing, globalizing world. This sense of history and place is critical to Beaufort’s role as a distinct and significant player in the economy and identity of the Lowcountry. With well-established institutions and businesses, the City serves as an important secondary urban center and tourist destination to the larger markets in Charleston, South Carolina and Savannah, Georgia. Yet, as in many American cities, a progressive detachment from history and sense of place can be seen in the changing townscape of Beaufort. The developments of the last fifty years are scaled to the automobile, not the person, and too often designed with generic buildings and landscapes that create a built environment virtually indistinguishable from hundreds of other places across the country. Within this new complex urban form, of both the very best of walkable urbanism and some of the most auto-oriented suburban sprawl, Beaufort struggles to define itself economically in today’s challenging and dynamic marketplace, and is threatened to become no more than a stopover for the region. While a modern Beaufort must be more than simply an extension of its historic framework, there exists an opportunity to reintegrate lessons from its historical patterns of growth into new developments, and into the redevelopment of areas submerged in the placeless patterns of the late 20th century. A living sense of history does not try to turn back the clock, to reenact the past; instead it seeks out principles and precedents which are as relevant today as they were one hundred, or three hundred, years ago. These principles may involve the siting and orientation of buildings to minimize the use of expensive energy, or the design of public space that is scaled for people and where cars can4 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabledgain convenient access without dominating. This historic precedent. It also sets the foundationapproach looks to create new developments that for increased future prosperity, with growthcarefully honor and respect history while allowing encouraged first in areas already developed withfor legitimate expressions of modern culture. existing infrastructure, and development in new areas managed in ways that protect the City’sWhile very specific to Beaufort, its past, present precious historic and natural landscapes.and future, the recommendations of this CivicMaster Plan are based on a series of planningand design principles most easily identifiedas “Traditional” urbanism, that is, basingcontemporary urban design on public space andbuilding types that have been validated by thetest of time. These different types of public space,be they residential streets or boulevards, squaresor plazas, or parks, playgrounds or other naturallandscape areas, all demonstrate a common respectfor human scale. While accommodating thecar, and incorporating today’s large commercialstructures in locations where appropriate, thismethod of urban design always returns to a focuson the pedestrian-friendly environment.This human scaled development is essential inreconnecting Beaufort and its citizens to theirLowcountry prominence and the community’s Image Source: Historic Beaufort Foundation City Of Beaufor t, SC | Civic Master Plan 5
    • 1: A Civic Vision Enabled Image Source:: www.polawanaisland.com 1.2 Plan Origins The 2009 “Vision Beaufort” Comprehensive Plan included a wealth of information about targeting public investment, establishing community design objectives, pursuing potential catalyst projects, and most, importantly, implementing the vision that will guide Beaufort into its next decade of growth and development. Additonally, the Comprehensive Plan accomplished two important shifts in policy: • First, it eliminated annexing low-density and land-consuming development as the primary means for city growth, and replaced these outdated ideas with a vision of growth and Image Source:: www.polawanaisland.com resiliency through infill and redevelopment. • Second, it prioritized, edited and consolidated several years’ worth of unfulfilled planning efforts with contradictory and outdated concepts, and created a single, coherent set of policy guidelines. Upon completion of the Comprehensive Plan, Beaufort’s City Council tasked the city’s Redevelopment Commission with conducting an audit of existing policies and conditions, as well as translating this shared vision into specific parcel- level plans for public and private investment and the implementation of a new form-based regulatory framework. City Council also created the Office of Civic Investment to provide professional support for the Redevelopment Commission. The Office of Civic Investment was established to be seamlessly integrated with all of city’s other major departments as both a staff support to the various initiatives of the City Council and the Redevelopment Commission as well as a project manager of various cross department and cross agency projects. Under the direction of the Redevelopment Commission, the Office of Civic Investment coordinated a unified effort to produce “place- based community design,” that is, the planning and design of future (re)development that is closely tied to the specifics of its location. The intention was to avoid generic “place-less” development, and, instead, create long-term sustainable development unique to Beaufort. This recognized that each of the City’s neighborhood contains its own unique6 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabledhistory, character, and physical attributes uponwhich needed to be respected and built upon.This Civic Master Plan is the result of extensiveefforts, including an intensive public input process.It establishes principles and standards for all publicand private development and provides a guide foridentifying and promoting investment within theCity.The plan presents proposals graphically toprovide residents and businesses a clear pictureof development options, and to serve as a toolto stimulate a range of development and/orredevelopment opportunities throughout Beaufort.Additionally, the plan illustrates proposals thatseek good financial returns for property ownersin contemporary market conditions, whileestablishing design standards and qualities that arecompatible with those found in the older, historicparts of the community. In this way, a distinctregional image and character is (re)established overtime, in a way that sets Beaufort apart from othercommunities, and attracts residents and companiesseeking a more distinctive place to live and work.The plan is a compilation of grand visions, down-to-earth practical steps, and enabling tools, allcoherently presented within one document. Likemany community plans, this plan is expectedto generate discussion points, establish budgetpriorities, and create implementation objectivesfor the city over the next generation. In fact, thecomprehensive nature of this effort, along withthe timing of its occurrence at Beaufort’s 300-year anniversary, marks a milestone for the city.The Civic Master Plan lays the groundwork for aprosperous and resilient city for another 300 yearsto come. City Of Beaufor t, SC | Civic Master Plan 7
    • 1: A Civic Vision Enabled VISION BEAUFORT: 2009 COMPREHENSIVE PLAN In 2009, the City of Beaufort adopted “Vision Beaufort,” a comprehensive plan that articulated a vision for the growth and development of the City. In completing the plan, a broadly inclusive public participation process was used to ensure that the vision established in the plan was shared by a wide variety of Beaufort citizens, and truly reflective of the aspirations of the general public, elected officials, city staff, the development and business community. In the Comprehensive Plan, the City of Beaufort and its citizens envisioned a City with: ■■ Beautiful, stable neighborhoods; ■■ A common community vision; ■■ A sustainable economic base; V ISION ■■ Transportation options and convenient access to services and BEAUF ORT destinations; 2009 Comprehensive Plan ■■ Attractive and vital community gateways and corridors; Adopted by City Council 12.08.2009 ■■ Natural resources that balance protection with public access and enjoyment; ■■ A balance between preservation and sensitive infill and redevelopment of our historic core; five: a framework for growth ■■ A predictable development process for citizens and developers alike; and ■■ A welcoming atmosphere to all people. To help achieve this vision, the plan committed to building upon and protecting Beaufort’s assets and strengths of: ■■ 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 feel. ComPlete framework iNCorPoratiNg tHe eNtire urBaN growtH BouNdary vision Beaufort | 2020 Comprehensive plan 56SS2009 COMPREHENSIVE PLAN8 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabled1 Sustainability The activities of the City of Beaufort will consider the balance of social, 5 Economic Development A strong, vibrant, and healthy economy will be achieved through a successful environmental, and economic economic development program in sustainability principles for both the order to ensure the long term success and community and the private property viability of the City of Beaufort. We must owner with all of our decisions. support the continuation and expansion of our primary economic engines - tourism, the military, healthcare,and education - while also seeking to expand opportunities2 Regionalism We are committed to the implementation of the Northern Beaufort County for the arts and the recruitment of creative/knowledge-based industries. Regional Plan as a guideline for our regional decisions and future urban form and we will continue to engage and coordinate in regional planning 6 Access and Mobility Our citizens and visitors need a activities. Our planning will extend to the transportation system that integrates established urban growth boundary and regional solutions with a fine-grained local will tie together all areas of the community network of choices that accommodate the in a cohesive manner. automobile, pedestrians, bicyclists, and water-based travel.3 Natural Infrastructure We must protect our environmental resources as fundamental to the natural 7 Urban Form The City will maintain its distinct ecosystem and our quality of life. We will urban form by encouraging growth utilize innovative and context-sensitive and development using the model of solutions to conserve and protect our walkable, urban, mixed-use neighborhoods natural resources including our salt established by the historic core of the City. marshes, marsh islands, coastal waters, and marine resources; trees, forests, and wildlife habitats; beaches and dunes; and open space preservation. 8 Neighborhoods We believe that all our neighborhoods, including the downtown, must be vibrant and diverse and thus require consistent4 Growth We must encourage growth within our urban service area by primarily focusing and continual public and private attention, maintenance and re-investment. Our neighborhoods should be reinforced in all on the regeneration of our current planning and infrastructure projects. assets through infill and redevelopment. Development in our urban growth boundary shall be sensitively focused on a conservation ethic with a compact and efficient built form that could be serviced with municipal services in the future. City Of Beaufor t, SC | Civic Master Plan 9
    • 1: A Civic Vision Enabled 9 Parks & Public Open Spaces The City will permanently preserve 14 Resource Efficiency We will manage our consumption of and expand a community-wide parks, renewable and non-renewable resources recreation and open space network including energy and water and will that serves the entire city from the continue to reduce our total waste neighborhood playground to the regional stream. In addition we will be supportive reserve. of community activities that promote resource efficiency and the production of alternative energy and innovative water use 10 Historic and Cultural Resources and protection practices. Beaufort is a living, dynamic community and must balance the protection of its 15 abundant natural, cultural, institutional Fiscal Sustainability and historic resources with managed The city, as a provider of urban services, growth that adds to the community’s must focus on long-term solvency with character for future generations without each incremental decision. Capital degrading those resources which we value. investments should leverage future benefits and must consider the impact on long term operational costs prior to 11 Social Diversity their implementation. Perhaps most importantly, we will constantly seek We will maintain and celebrate the efficient and innovative ways in which to integrated ethnic and socioeconomic deliver services and maintain our assets. diversity of the community. To this end, we are committed to the provision of affordable and workforce housing throughout the city. 16 Adequacy of Infrastructure and Facilities The contiguous extension of our corporate 12 Hazard Mitigation boundaries will be considered to the extent that the provision of city services can be As a coastal community, we will feel the economically and efficiently provided and direct impacts of tropical storm activity will be subject to the adequate availability and flooding. We must be prudent in our and timely construction of community preparation for these expected hazards and infrastructure and public facilities. mitigate against the loss of property to the greatest extent practical. 17 Planning & Implementation 13 Climate Change We will continue our history of thoughtful, detailed planning and will We must participate in solutions that include practical implementing elements reduce or avoid potential impacts to our to leverage our ideas with actions. Success regional and global climate and in turn we is bred not from what we say but what we must adapt to those conditions which are accomplish. likely to be inevitable, most specifically sea level rise.10 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision EnabledCity Of Beaufor t, SC | Civic Master Plan 11
    • 1: A Civic Vision Enabled 1.3 public could participate in conversations with the The Sector Plans, designers, planners and traffic specialists, monitor Process and and check on progress, and comment on the proposals as they evolved. Content Each Sector Plan comprised the following The first steps of the Civic Master Plan process elements: involved collecting information through meetings • A synoptic survey of each lot in Sector 1-3 with individuals, groups, and organizations, gaining documenting lot size, lot coverage, building data through on-the-ground, parcel-level surveys, conditions, setbacks, building height, public and reviewing previously completed plans, reports, frontage/streetscape, and private frontage. and studies. • Physical development/redevelopment plans Then, for planning purposes, the City was divided to the parcel level illustrating the preferred into five manageable sectors. lot arrangements, building typologies and Sector 1 The Historic District and Environs: frontages; The Point, Downtown, Whitehall, The • Physical infrastructure plans illustrating Bluff, The Northwest Quadrant, Pigeon preferred street sections for all streets and Point, Higgonsonville required improvements; Sector 2 The Northern Portion of the Lower • Natural systems plans illustrating preferred Peninsula: North End, Depot, Hundred stormwater management techniques, open Pines, the Technical College of the space protection/preservation, water access, Lowcountry (TCL) campus and the watercourse buffers, and other natural areas; Hospital district • Civic infrastructure plans that identifying Sector 3 The Southern Portion of the Lower opportunities to improve, expand, and/or Peninsula: Cottage Farms, Jericho inject new community facilities/amenities; Woods, Spanish Point, Royal Oaks and Mossy Oaks Sector 4 Areas within the City limits west of Ribaut Road and Battery Creek Road: western portions of Boundary Street, the Burton area, the Robert Smalls Parkway, Parris Island Gateway corridors and the Salem Farms area Sector 5 Lady’s Island The Sector Plans were developed through extensive public participation from key stakeholders, elected officials and the general public. The five geographic areas were grouped together into a sequence of three major public processes: Sector 1; Sectors 2 and 3 combined; and Sectors 4 and 5 combined. Each public process utilized a series of public preparatory meetings to discuss issues and establish key facts and information, followed by a week-long charrette, or detailed public design workshop. Each of the three charrettes were held in public venues within the community, whereby members of the SSEXAMPLE OF SYNOPTIC SURVEY12 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabled Sector 1 Sector 2 Sector 3 Sector 4 Sector 5THE BEAUFORT SECTOR MAP A Sector is a planning area of the City ofBeaufort. Sector boundaries were determined based on neighborhood locations,types of development, and natural features. The Office of Civic Investment devisedthe sector boundaries for the purpose of study over two years. Sector 1 encompassedthe Downtown Beaufort Peninsula. Sector 2 and 3 included the Beaufort neck andSouthern Peninsula. The final sectors, Sector 4 and 5, include the future growthperiphery area for the City of Beaufort. City Of Beaufor t, SC | Civic Master Plan 13
    • 1: A Civic Vision Enabled • Civic investment strategies identifying borders of downtown as Ribaut Road to the west capital and operating needs for the sector and and the Beaufort River to the east, north and prioritizing improvements and investments; south. By expanding the idea of “downtown,” the pressures for all of the wants and needs of the City • Calibration of a form-based code to the block- to be forced into a few blocks were eliminated. level; and Additionally, due to its visual relationship to • Extensive illustrations providing a visual palette downtown, the Whitehall site, located on the tip from which to market various development/ of Lady’s Island Gateway, at the opposite end of the redevelopment opportunities at a parcel level. Hwy 21 Business bridge, was also included in the Sector 1 planning area. The planning of Sector 1 prompted a redefining of downtown Beaufort. Prior to this planning process, Sectors 2 and 3 were combined into one study area. the concept of “downtown” encompassed only a Sector 2 was defined as all the neighborhoods east few blocks along Bay and Port Republic Streets, of Battery Creek, up to and including the campuses a very narrow and constrained area that limited of The Technical College of the Lowcountry and the district’s ability to grow. The civic master Beaufort Memorial Hospital. Sector 3 incorporated planning process introduced a new expanded the neighborhoods south of the two campuses as view of downtown, composed of a collection far as the municipal boundary with the Town of of neighborhoods that constitute the core of Port Royal. Sectors 2 and 3 combined represent a the City of Beaufort and its environs. This area peninsula with the main corridor of Ribaut Road included the neighborhoods of The Point, Pigeon and an existing, unused rail corridor (a future “rails Point, Higginsonville, The Bluff, the Northwest to trails” project). These two campuses, centrally Quadrant, and their connectors of Boundary located between the two residential sectors, Street, Bladen Street, Carteret, and Charles Streets represented the highest employment concentration and Pigeon Point Road, defining the geographic in the City of Beaufort. Just as the Civic Master14 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision EnabledPlan “reconsidered” what constituted downtown,so too did it “reconsider” what it means to live andwork on a peninsula. The Plan’s focus aimed atproviding amenity and connection to the greatercommunity and natural environment by creatingstronger access to the waterfront through parks andretained views.Sector 4 extended along Boundary Street from CityHall past Highway 170 to Burton, and southwestalong Highway 170. It included all municipalland on the west side of Battery Creek, mostlysuburban and servicing the largest portion of thecommunity’s general shopping needs.Sector 5 covered the area of the City that extendsonto Lady’s Island to its east, with Sea IslandParkway and Highway 802 serving a series ofbusiness and planned developments on marshislands and providing access to Sectors 1 and 3via major bridges. Sector 5 was largely a suburbanenvironment and the location of a significantportion of the community’s higher-end shopping.These Sector Plans form the core of the City-wideCivic Master Plan. City Of Beaufor t, SC | Civic Master Plan 15
    • 1: A Civic Vision Enabled 1.4 Transect-Based Planning This Civic Master Plan honors Beaufort’s history by reconnecting with its historic development patterns, updated to meet contemporary needs and to meet future challenges. Community design returns to its American roots, where different uses and building types were mixed together in place- specific ways for convenience and mutual support. To achieve this transformation in settlement patterns means breaking with the conventional assumptions and development formulas of recent decades whereby each segment of peoples’ lives -- living, working, shopping, recreating, learning and worshipping – was separated out into different and discrete “pods” of uses; that is, housing was built in one location; offices in a second, separate location; shopping in a third, while civic buildings such as schools were often built miles from the communities they serve. Codified and enforced by zoning ordinances, the nation’s traditional urban patterns of mixing compatible uses together are no longer allowed in many communities, including in many areas of Beaufort. The end result of this practice is that communities use up much more land at lower efficiencies, higher infrastructure and maintenance costs, and, of course, much more driving is required for even the most commonplace activity. This Civic Master Plan returns Beaufort to the traditional forms of urban design. In the plan’s illustrations of development opportunities, for both private and public investment, streets are laid out in a connected pattern. Blocks are typically short. Parks are interspersed within new developments and are easily accessible. Civic sites with important community buildings are placed in prominent locations. Uses are once again mixed and integrated wherever compatible and the housing stock is varied to include different types of homes, from detached single-family homes, to attached houses, and apartments. This enables new developments to meet the range of needs, expectations and incomes of Beaufort’s citizens. These changes in approach to town planning and urban design promote and support walkability, by the proximity of buildings to one another and by their engagement with a proper civic realm – the16 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabledpublic space of the streets, a neighborhood park,or a waterfront trail. In the past, all these elements THE PLANS AND RECOMMENDATIONS DESCRIBE Awere routinely assembled to form neighborhoods, FUTURE FOR BEAUFORT THAT:and reutilizing this approach once again enablesthe community to grow and redevelop as a series Celebrates the waterfront and the natural context which the cityof true neighborhoods, not merely subdivisions of occupiesdifferent housing products. Is mixed use and walkable in characterThis method of working gives rise to a differenttype of planning, known as “Transect-based Enables people to live locally and accomplish their daily needsplanning.” A Transect can be thought of as a within walking or biking distanceslice through the townscape and landscape of a Positions the community for an era beyond our current pattern ofcommunity from edge to center, whereby different dependence on the personal automobileparts of the community are classified not by theiruses, but by their urban, suburban or rural character Provides attractive parks and greenways on a local and regional– that is, parts of the community are planned or scaledesignated according to what kind of places theyare, not simply by what uses are allowed there. Envisions regional connections that will strengthen and invigorate Beaufort’s economy and cultural institutionsThinking of Beaufort in this new way (which isclose to the old, historic American way of thinking Engages a wide variety of people and lifestyles across a broadabout communities) provides the City, its leaders socio-economic spectrumand its citizens with better and more sensitiveplanning tools to manage their future growth, Preserves Beaufort’s historical legacy without compromisingredevelopment and investment. opportunities for new development City Of Beaufor t, SC | Civic Master Plan 17
    • 1: A Civic Vision EnabledSSDEVELOPMENT OPPORTUNITIES SECTORS 1-318 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision EnabledSSDEVELOPMENT OPPORTUNITIES SECTOR 4SSDEVELOPMENT OPPORTUNITIES SECTOR 5 City Of Beaufor t, SC | Civic Master Plan 19
    • 1: A Civic Vision Enabled Existing Green Infrastructure Proposed Green Infrastructure Civic BuildingsSSGREEN INFRASTRUCTURE SECTORS 1-320 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabled Existing Green Infrastructure Proposed Green Infrastructure Civic BuildingsSSGREEN INFRASTRUCTURE SECTOR 4 Existing Green Infrastructure Proposed Green Infrastructure Civic BuildingsSSGREEN INFRASTRUCTURE SECTOR 5 City Of Beaufor t, SC | Civic Master Plan 21
    • 1: A Civic Vision Enabled Spanish Moss Rail-Trail On-Street Ped/Bike Route (bike lanes/sharrows) Off-Street Ped/Bike Route (multi-use path) Canoe/Kayak Route Major Trailhead Potential Future Trailead Trail Access Canoe/Kayak LaunchSSMOBILITY INFRASTRUCTURE PLAN SECTORS 1, 2, 3, & 522 City Of Beaufor t, SC | Civic Master Plan
    • 1: A Civic Vision Enabled Spanish Moss Rail-Trail On-Street Ped/Bike Route (bike lanes/sharrows) Off-Street Ped/Bike Route (multi-use path) Canoe/Kayak Route Major Trailhead Potential Future Trailead Trail Access Canoe/Kayak LaunchSSMOBILITY INFRASTRUCTURE PLAN SECTOR 4 City Of Beaufor t, SC | Civic Master Plan 23
    • 2The Public Waterfront
    • Expand public access to the waterfront and waterways on public and private property for residents and visitors alike PRINCIPLES KEY STRATEGIES 1: CONTINUOUSLY SEEK OUT OPPORTUNITIES TO IMPROVE/ENHANCE ACCESS AND VIEWS OF THE WATER 2: EXTEND THE 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 SYSTEM ALONG THE WATER’S EDGE ON LADY’S ISLAND 8: CONTINUE TO OPEN UP VIEWS FROM BOUNDARY STREET TO THE MARSHES OF BATTERY CREEK TO THE SOUTH AND THE ALBERGOTTIE CREEK TO THE NORTH 2.1 Regional Waterfront Connectivity Plan. . . . . 29 2.9 Boundary Street Waterfront Access . . . . . . . . 41 2.3 Marina Improvements. . . . . . . . . . . . . . . . . . . 33 2.10 TCL/BMH Waterfront Access. . . . . . . . . . . . . . .42IN THIS CHAPTER 2.4 Waterfront Park Gateway Improvements . . . 34 2.11 Battery Creek Marshfront Park . . . . . . . . . . . . 43KEY INITIATIVES 2.5 Bay Street Boardwalk. . . . . . . . . . . . . . . . . . . . 36 2.6 Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 38 2.7 Lady’s Island Waterfront Access . . . . . . . . . . . 39 2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . 40
    • 2: The Public Waterfront Beaufort’s enduring legacy lies primarily with its waterfront. It is this waterfront that forms the essential backdrop of the community’s identity. Image Source:: www.polawanaisland.com In its early history, the water served as the main livelihood of the city and as the city’s only connection to the world beyond. While industry is no longer prominent along the water’s edge, the water is still a critical component of the daily lives of its residents and visitors and is a central recreational resource. Today, some of the city’s most distinguishing features are its highly-used Waterfront Park and its preserved vistas across marshes and waterways. As a way to further differentiate Beaufort, the strategies in this chapter articulate a vision for a publicly accessible, world-class waterfront environment. Through resourceful planning and implementation, the city will build upon its heritage and identity along the water to fully utilize the tremendous natural asset that its Lowcountry geography provides and become a truly great waterfront city. From a geographical standpoint, current public access to the water is fairly limited, particularly once you leave the historic core. At present, approximately 55% of the 2.3 miles of waterfront in the historic downtown core is publicly accessible. By contrast, only 1.5 miles of the 20 miles (~10%) of shoreline outside of the historic core is open to the public. To improve waterfront accessibility, the city and its partners will use a wide variety of tools to implement this strategy including, but not limited to the following: • purchase of private land for public use; and • conservation and viewshed easements; and • public access easements; and • subdivision regulations; and • private negotiation of public access and connectivity.28 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public Waterfront 2.1 Regional Waterfront Connectivity Plan Sector: AllOn a typical day at the Beaufort Waterfront themost common activities one observes includefriends strolling at the river’s edge, people eating onrestaurant patios, families enjoying the park, andcouples sitting on bench swings. Although these“waterfront” activities are treasured pastimes, theyhave very little to do with the water itself, exceptthat the Beaufort River is there as a scenic reminderof the city’s unique heritage and geography.Moreover, these activities all take place within the1/3 mile of shoreline at Waterfront Park in spiteof the other 20 miles of shoreline within the city.Even during festivals and special events, much morefocus is placed on what happens near the water, asopposed to what happens on the water. Historically,Beaufort’s identity was characterized by a much - HISTORIC DOWNTOWN SHORELINEmore active engagement with the water. Only in the - CITY OF BEAUFORT SHORELINEpast 60 to 75 years has the role of the waterfrontshifted from an active port and thoroughfare tosimply a pleasant natural amenity.While passive recreational use will continue to bea significant asset, the Beaufort waterfront of thefuture will be rediscovered as a crucial active linkto the rest of the world. Over the next half-century,what happens on the water will play an increasinglyimportant role as water transport becomes apractical alternative to automobile travel for peopleas well as goods and commodities.The Regional Framework Diagram illustratesa proposed system of local water taxi portsconnecting through the Beaufort River to theregional centers of Hilton Head, Charleston, andSavannah. Further, the diagram illustrates thecreation of the Beaufort River Regional Greenwayand Parks System. Stretching from Waterfront Parkin Beaufort to The Sands Beach area in Port Royal,this expansive parks system provides frequentopportunities to interact with the Beaufort Riverand its adjacent tidal marshes. Canoe/kayaklaunches, boardwalks, fishing piers, bird watchingplatforms, and swimming areas provide a variety ofways to enjoy life on the water. The Spanish MossTrail and a regional bus system provide convenient SSREGIONAL FRAMEWORK DIAGRAM City Of Beaufor t, SC | Civic Master Plan 29
    • 2: The Public Waterfront multi-modal connections from inland locations to this one-of-a-kind parks system. BA Y ST Farmer’s 2.2 Marina Redevelopment Market Sector: 1 Project Type: Public | Private Formal Civic Investment Required: Waterfront Park Green Expansion and Parking Structure The marina area provides the greatest opportunity for transformative development along Beaufort’s historic waterfront. The most underutilized space in downtown, the marina area occupies the crucial New flex-point between the regional amenities of Housing Waterfront Park, the Bay Street shopping district, and the new Bay Street Boardwalk. In its existing condition as a three-acre asphalt lot, the marina is an underutilized prime land in the middle of downtown and an inappropriate complement to both the built environment of downtown and the natural environment of the river. CRAVEN ST CHARLES ST WEST ST SCOTT ST PARKING GARAGE PORT REPUBLIC ST CARTERET ST B AY S T Marina Redevelopment *Shown in detail aboveSSPROPOSED DEVELOPMENT FOR DOWNTOWN30 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public WaterfrontThe proposed marina redevelopment scheme use to a much more intimate and active marketcreates a more active and valuable space and environment beneath a new 3-story wharf building.provides an exciting addition to Beaufort’s This portion of the marina redevelopment issignature waterfront experience. Market-style reminiscent of the old Charles Street Wharf, inbuildings, derived from the traditional vernacular both form and location. The reintroduction ofof the Lowcountry, define new public spaces that the wharf building creates a commercial anchor,extend the pedestrian environment of Waterfront servicing tourists, locals, and working fishermen.Park. The development is organized around a It also serves as a landmark, providing a dynamicfocal open space, creating an outdoor room that connection between building and water that is bothprovides additional space for Beaufort’s frequent unique, exciting and historically appropriate.festivals and cultural celebrations. Three to fourstory buildings accommodate a mix of usesincluding retail, restaurants, boat service, marketspace, apartments and condos, in addition to a newmarina and sailing club. This variety enlivens theBeaufort Marina experience for visitors arriving byland or by water.Guests arriving from Bay Street might be greetedby a new Historical Museum and public plaza thatterminate the western vista along the retail districtand provide an attractive expression of civic pride.Approaching the marina district from WaterfrontPark, visitors are presented with a strikingtransition from a broad, passive, recreational BA YS TSSEXISTING MARINA City Of Beaufor t, SC | Civic Master Plan 31
    • 2: The Public WaterfrontSSCONCEPTUAL ILLUSTRATION OF MARINA REDEVELOPMENT EXISTINGSSPROPOSED VIEW OF BAY STREET LOOKING WEST TOWARDS CHARLES STREET32 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public Waterfront 2.3 Sector: 1 Marina Improvements Project Type: Public | Private Civic Investment Required: Day DockBeaufort’s vibrant and active urban waterfront areawill continue to engage a myriad of water-relatedactivities with a proposed marina, additional boatslips, expanded mooring area, and lengthened day Day Dockdocks. In addition to serving the local community,this area will also be a point of origin/destination SSDAY DOCK PLAN - OPTION Ato Charleston, Savannah, Hilton Head Island andbeyond.Recommendations for improvements include a newhigh-quality recreational, low maintenance day BA Y STdock of approximately 250 feet and a new watersports center that consolidates existing functionsassociated with the marina. It also accommodatesdry/racked storage for kayaks and boats, public Boatrestrooms, office and retail areas, laundry and Club Houseshower areas, outdoor observation and gatheringspaces, and indoor multi-function function space.Based on these recommendations and theWaterway Commission Report of October 2003,the Redevelopment Commission needs to developa comprehensive waterfront management plan Day Dockusing the urban design and use criteria set forth inboth reports. SSDAY DOCK AND BOAT HOUSE LOCATION- OPTION A Boat Club House Day Dock SSDAY DOCK AND BOAT HOUSE LOCATION- OPTION B City Of Beaufor t, SC | Civic Master Plan 33
    • 2: The Public Waterfront 2.4 Waterfront Park Gateway Improvements Sector: 1 Project Type: Public Civic Investment Required: Gateway Features Waterfront Park is a spectacular public amenity that draws locals and tourists alike to downtown Beaufort. However, there remains a strong disconnect between the building frontages along Bay Street and the park itself. The current park gateways, with the exception of a formal entry from the marina parking lot and West Street, are not well demarcated. Pedestrian treatments in the form of brick walkways are provided at Scott Street, to the west of the Beaufort Bank building as well as the entrance at Charles Street. However, these entrances are not well demarcated or well lit in the evening. In order to better connect the urban shopping environment of Bay Street to the waterfront, gateway signage and visual elements such as archways and special lighting will be installed. Additionally, the West Street entrance will provide space programmed for smaller events, evening music, and street vendors to increase activity in the park. These improvements will make the Waterfront Park more permeable to the rest of the downtown area.34 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public Waterfront B AY S T Waterfront ParkSSKEY GATEWAYS TO WATERFRONT PARK Image Source: Scott SonocSSPROPOSED GATEWAY FROM BAY STREET TO THE WATERFRONT PARK City Of Beaufor t, SC | Civic Master Plan 35
    • 2: The Public Waterfront 2.5 Sector: 1 Bay Street Boardwalk BL AD EN ST Project Type: Public Civic Investment Required: Bay Street BAY ST Boardwalk The bluff to the west of Waterfront Park is an underutilized asset. Yet, it has the potential to be a SSBOARDWALK ACCESS ON BAY STREET truly great public space, extending the pedestrian environment of downtown. A Waterfront Park extension to the west creates a logical connection from the existing Waterfront Park and marina redevelopment to The Bluff neighborhood. A simple boardwalk weaving through the salt marshes at the river’s edge provides a pedestrian amenity that recognizes and celebrates the significance of the Beaufort River to the city, in an appropriately low-impact fashion. This boardwalk preserves the natural setting of the Bluff and is a key component in the development of a regional parks and greenway system. SSEXISTING CONDITIONSSSCONCEPTUAL ILLUSTRATION OF BOARDWALK ALONG THE MARSH (looking east toward downtown)36 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public Waterfront BLADEN ST CHARLES ST B AY STSSEXTENSION OF WATERFRONT PARK CONCEPTUAL PLAN Sidewalk Travel Travel Parallel Lane Lane Parking Naturalized Bluff Low Impact Gravel Trail with Retaining Wall WetlandSSBOARDWALK ALONG THE MARSH City Of Beaufor t, SC | Civic Master Plan 37
    • 2: The Public Waterfront 2.6 Bellamy Curve Sector: 1 Project Type: Public Civic Investment Required: Bellamy Curve Park Improvements Bellamy BOUNDARY ST Curve The present overlook known as Bellamy Curve at the transition from Boundary Street to Carteret Street is one of the most prominent and beloved vistas in the city. Yet, though there is a sidewalk along the street edge there are no other amenities, such as seating for residents and visitors, to relax CARTERET ST and enjoy the changing of the tides. The proposed improvements draw inspiration from the formal civic art inherent in Waterfront Park and suggest an increased formality to the area’s design and access to encourage greater use and enjoyment.SSCONCEPTUAL PLAN FOR BELLAMY CURVESSVIEW OF BELLAMY CURVE FROM MARSH (looking west down Boundary Street)38 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public Waterfront2.7Sector: 5 Lady’s Island Waterfront AccessProject Type: Public | PrivateCivic Investment Required: Factory Creek/VistaWaterfront Access Expansion and WhitehallWaterfront Park Vista Area SEThe proposed development of the Whitehall tract A ISL ANon Sea Island Parkway, across from the historic D PA Rdowntown area, presents an opportunity to provide KW AYa publicly accessible area along the water’s edge. WhitehallThe redevelopment scheme proposes a substantialpublic park along the perimeter. To help contrastthis park from the more urban Waterfront Park MER IDIA N RDacross the river, this parkland should be designedin a more naturalistic manner with an emphasison the preservation of existing trees and a moregradual connection to the waterfront, rather thanas a bulkhead. SSCONCEPTUAL PLAN FOR WHITEHALL AND THE VISTA AREASSCONCEPTUAL ILLUSTRATION OF THE WHITEHALL AREA WATERFRONT PARK City Of Beaufor t, SC | Civic Master Plan 39
    • 2: The Public Waterfront 2.8 Across Sea Island Parkway from Whitehall, adjacent to the existing Vista public waterfront access and Mossy Oaks boat launch, the goal is to further open up views to the Factory Creek area. Waterfront Access This plan illustrates the open space impact of the Sector: 3 acquisition of three developed properties along Project Type: Public Sea Island Parkway. The existing buildings at the approach to Wood’s Bridge are removed to re-open Civic Investment Required: Mossy Oaks the view onto Factory Creek, the Old Point, and Waterfront Park and Garden downtown Beaufort. The combined properties become a passive public park, with a boardwalk Public access to Battery Creek along the western along the water’s edge accessing two existing docks. portion of the Beaufort/Port Royal peninsula is A widened sidewalk along Sea Island Parkway, particularly limited, at only 1% of the shoreline. on-street parking, and pedestrian crosswalks at A large, mostly undeveloped, parcel of land along key intersections, offer connections to the future Battery Creek, between Brotherhood Road and Whitehall Main Street and Town Center, across the Mossy Oaks Road, provides a key location for a new street at the redeveloped intersection of Meridian public waterfront park, and adds 500 feet of public Road, Sea Island Parkway and the existing public shoreline. The depth of water at this location, boat ramp. The boat ramp is be expanded by 50 during both high and low tide, makes it an ideal feet on either side, doubling the number of trailer spot to provide a public canoe/kayak launch, and parking spots to 36. The Vista property acquisitions its location adjacent to the Beaufort Spanish Moss serve as the Lady’s Island anchor for a system Trail provides multi-modal accessibility. In addition of continuous waterfront parks and walkways to the water access, ample bike parking, public proposed for Beaufort and Port Royal. The showers and restrooms, and a 2-acre community reclaimed open space along Sea Island Parkway ties garden provide a variety of activities for park-goers. into the larger proposed system through its direct connection via Wood’s Bridge, to the west, and its connection to Whitehall’s proposed waterfront park, to the south. Waterfront Access SPANISH MOSS TRAIL BROTHERHOOD RD SSWATERFRONT ACCESS FROM MOSSY OAKS ROAD40 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public Waterfront 2.9 Sector: 4 Boundary Street Waterfront Access Project Type: Public | Private Civic Investment Required: Battery Creek Marsh Trail/Boardwalk, Battery Creek Marshfront Parks, Belt Buckle Park, 1st Street Curve, Beaufort River Viewshed and Public AccessFor decades, the Boundary Street area disregardedits proximity to the water’s edge. The low density,suburban development pattern largely pavedand piped the exiting natural environment; theresultant buildings walled off access to the marshesin favor of loading docks and dumpster storage. The Image Source: Dover, Kohl and Partnerscity, through the Boundary Street Plan, adopted in2006, declared the restoration of public access andviewsheds, to both the marsh and river areas, anessential priority to spur the redevelopment of thiscorridor and to ensure a high quality of life for theentire community.The Boundary Street Plan identifies a number ofkey civic improvements to facilitate an improvedwaterfront, ranging from small access points at the SSILLUSTRATION OF BELT BUCKLE PARK - public waterfront access Belt Buckle Park ST BO UN DA RY County Complex Harvey Y S PA NIS Property W HM OSS PK RIB AU T RD TRA LS IL AL SM RT BE ROSSBOUNDARY STREET WATERFRONT ACCESS City Of Beaufor t, SC | Civic Master Plan 41
    • 2: The Public Waterfront 2.10 ends of streets to larger park spaces. Most of the identified park spaces are informal in nature, largely TCL/BMH reverting the present development pattern to a naturalist form. Some provide direct public access Waterfront Access while others are designed as viewsheds that may be Sector: 2/3 enjoyed while passing by on the street. In addition, where it is practical, these restored area may be Project Type: Public | Private designed to improve the quality and reduce the Civic Investment Required: TCL Waterfront volume of the stormwater flowing into the marshes. Park and Trail System and BMH Waterfront Park and Trail System TCL An integrated network of waterfront amenities is provided at the narrow isthmus of land occupied SPANISH MOSS TRAIL by the campuses of Beaufort Memorial Hospital (BMH) and the Technical College of the Lowcountry (TCL). Kate Gleason Park on the BMH campus is adjacent to a deep water access point along the Beaufort River. This provides an RIBAUT RD ideal point for active engagement with the water, including a canoe/kayak launch. On the other side, BMH the TCL campus is punctuated by a boardwalk connection across Battery Creek to Polk Island and Kate Gleason a direct connection to the Spanish Moss Trail. ParkSSCONCEPTUAL PLAN FOR TCL/BMH WATERFRONTACCESSSSWATERFRONT ACCESS FROM TCL AND BEAUFORT MEMORIAL HOSPITAL (looking west)42 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public WaterfrontThe combination of the two networks of trailson both sides of Ribaut Road in combinationwith the spine of the Spanish Moss Trail create a BOUN DA RYwellness trail that is tightly integrated with wellness STand physical therapy programs provided by theHospital and TCL. This unique public waterfrontnetwork, like virtually no other in the country,brings prominence to each institution for engaging D SH Rtheir respective waterfronts in a very public manner MARavailable to the entire community rather thanrelegating these views to the service alleys. 2.11 County Battery Creek Government Complex Marshfront Park Sector: 2 Project Type: Public | Private RIB AU T RD Civic Investment Required: Marsh Road Waterfront Park, Harvey Property Waterfront Park/Trail and Spanish Moss Trail - Phase 2 Harvey Property - public waterfront accessWhat punctuates the views across the marshfrom Boundary Street are the natural edges to the SSWATERFRONT ACCESS FROM MARSH ROADeast and south. The preservation of these areas WATERFRONT PARK AND HARVEY PROPERTYand the creation of a continuous trail networkensures public access for generations to come. Theproposed network begins with the land to the westof Marsh Road, forming the western perimeter ofthe Beaufort County Government campus, and N O RT H STextends across a new residential neighborhood onthe Harvey property. The trail system continues tothe west along North Street where it reconnectswith the Spanish Moss Trail in the North End North End SPneighborhood. AN Neighborhood ISHIn these instances, small boardwalks extend along MO SSthe tidal marshes of Battery Creek providing TRopportunities for bird watching, fishing, AI Lpicnicking, and a place to tie up a canoe or kayakduring high tide. Although these connections tothe aquatic environment are costly, the educationaland recreational value of Beaufort’s changing tidallandscapes remains a unique and significant publicamenity. HAY ST - public waterfront access SSWATERFRONT ACCESS FROM SPANISH MOSS TRAIL City Of Beaufor t, SC | Civic Master Plan 43
    • 2: The Public WaterfrontSSPROPOSED WATERFRONT ACCESS FROM HARVEY PROPERTYSSCONCEPTUAL ILLUSTRATION OF COUNTY GOVERNMENT CAMPUS REDEVELOPMENT PLAN44 City Of Beaufor t, SC | Civic Master Plan
    • 2: The Public WaterfrontSSCONCEPTUAL ILLUSTRATION OF PROPOSED NORTH END WATERFRONT ACCESS (looking east) City Of Beaufor t, SC | Civic Master Plan 45
    • 3Celebrating & Expanding The Downtown
    • The historic, mixed-use downtown of the Bay Street area, Carteret Street, Bladen Street and Boundary Street (east of Ribaut Road) must all be vibrant and diverse in their own unique manner, and require consistent and continual public and private attention, maintenance, infill and reinvestment. KEY STRATEGIES PRINCIPLES 1: PRESERVE AND PROTECT THE HISTORIC FABRIC OF THE COMMUNITY 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: PROGRAM ACTIVITIES SUCH AS THE FARMER’S MARKET TO INCREASE VISIBILITY OF PORT REPUBLIC STREET MERCHANTS 6: COORDINATE SIGNAGE AND WAYFINDING THROUGHOUT THE ENTIRE DOWNTOWN AREA 3.1 Historic Context and Preservation. . . . . . . . . . 52 3.8 Boundary Street (east of Ribaut Road) & Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 62 3.2 Redefining & Expanding Downtown. . . . . . . 52 3.9 Retail Signage & Streetscaping. . . . . . . . . . . . 65IN THIS CHAPTER 3.3 Port Republic Street. . . . . . . . . . . . . . . . . . . . . 54KEY INITIATIVES 3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . 55 3.5 Carteret Street. . . . . . . . . . . . . . . . . . . . . . . . . . 56 3.6 Charles Street . . . . . . . . . . . . . . . . . . . . . . . . . . 59 3.7 Bladen Street. . . . . . . . . . . . . . . . . . . . . . . . . . . 60
    • 3: Celebrating & Expanding The Downtown The emotional core of Beaufort has long been the three blocks of Bay Street between Charles and Carteret Streets. And yet, with all its amenities, this small area cannot serve the greater community with the range of goods and services normally expected in a vibrant and robust downtown. This area has emerged in the last few decades as primarily an entertainment and tourist-oriented destination. In truth, the central core of the city has long extended beyond Bay Street, businesses located along Boundary (east of Ribaut Road), Carteret, Charles and Bladen Streets because of the proximity to neighborhoods and convenient access along less constrained corridors. This Civic Master Plan recognizes the critical contribution of both of these areas and envisions a future downtown that embraces two personalities. The first personality is that of the Bay Street/ Carteret Street/Charles Street corridors, which continues to mature as a tourist-oriented shopping and entertainment district, with a diverse array of restaurants, galleries, and specialty shops with a regional appeal. The historic fabric is to be preserved and restored. Sensitive infill and redevelopment is to replace outmoded, non- contributing structures with buildings that are modern in their programming, yet, within the visual context of the historic area. The second personality is that of the Bladen Street/ Boundary Street (east of Ribaut Road) corridors, which will provide more local-serving shops and businesses for city residents to satisfy daily needs. With less historic fabric to serve as a precedent, these corridors are freer to establish new patterns more reflective of contemporary building practices. On the surface, this expansion of downtown is in terms of the perceived boundaries and the number of people and businesses that call downtown Beaufort home. More profoundly, this expansion is in terms of the variety of uses and activities, the support of anchoring civic buildings and institutions, the diversity of users (from young children to university students to the elderly) that downtown caters to and the modes of travel available to them, the length of time each day that the streets remain active and populated, and the breadth of basic needs and services that can be accomplished by residents within walking distance to their homes.50 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The DowntownSSBEAUFORT HISTORIC PRESERVATION PLAN UPDATE - CONTRIBUTING BUILDINGSSSBEAUFORT HISTORIC PRESERVATION PLAN UPDATE - CONTRIBUTING BUILDING CLUSTERS City Of Beaufor t, SC | Civic Master Plan 51
    • 3: Celebrating & Expanding The Downtown 3.1 To this end, this Civic Master Plan reiterates the Historic Context recommendations of the Preservation Plan for and Preservation Beaufort, updated in 2008, as a means to ensure the long-term preservation of contributing structures in the downtown area while also actively As a living and working city, both today and for encouraging infill development of vacant sites and future generations, it is necessary to constantly redevelopment of non-contributing properties. regenerate the city’s neighborhood streets and commercial corridors with new and preserved 3.2 structures. As a 300 year old city, Beaufort has a long and recognized success with historic Redefining preservation within its National Landmark District & Expanding and its conservation district, as well as in restoring historic structures as viable buildings for occupancy Downtown by residents and businesses. Sector: 1 The challenge for the community is how best to manage the spaces in between the historic context. Project Type: Public | Private Many historically contributing building clusters Civic Investment Required: Streetscaping throughout the downtown area will continue to need the full resources of the community to Bay Street and Waterfront Park are the city’s most guard against their loss and to protect the City’s recognizable assets. The unique identity and public National Landmark District status. In addition, as amenities in this area create a special sense of place a constantly evolving place with a number of largely that permeates the entire city. Yet, the activity in the abandoned or decayed neighborhoods finding new Bay Street Commercial District is limited, in terms life with both restoration and infill, the tools of of both geography and diversity of activity. preservation and redevelopment are equally critical. EXISTING SSFACADE IMPROVEMENTS - BAY STREET52 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The DowntownIn terms of geography, what most people considerto be downtown Beaufort is limited to the threeblocks of Bay Street from Charles to CarteretStreets. To become a unified district, the perceptionof downtown Beaufort needs to expand beyond itsBay Street core and develop a vibrancy of activitythat connects to other parts of the city. In termsof diversity, downtown has an almost exclusivelytourist-driven market, with little commercialprovision for the everyday needs of residents. Toremain an authentic place, downtown needs tofoster and develop a diversity of functions. BOUNDARY STThere are five corridors in the Sector 1 study areaidentified as key commercial corridors important CARTERET ST CHARLES ST RIBAUT RD BLADEN STto Beaufort’s downtown growth and development.They promote efficient vehicular circulation, whilealso supporting pedestrian-friendly mixed-usecenters.This Civic Master Plan proposes the developmentof mixed-use centers along Carteret Street andBoundary Street (east of Ribaut Road) to transform B AY S Tdowntown Beaufort into an even more memorableand appealing district that allows residents toaccomplish their daily needs while providingexciting diversions for tourists. SSEXPANDING DOWNTOWN CORRIDORS EXISTINGSSFACADE IMPROVEMENTS - BAY STREET City Of Beaufor t, SC | Civic Master Plan 53
    • 3: Celebrating & Expanding The Downtown 3.3 Port Republic CRAVEN ST Street CHARLES ST Sector: 1 PORT REPUBLIC ST Project Type: Public | Private Civic Investment Required: Port Republic WEST ST Festival Street B AY S T In conjunction with a proposed new parkingSSPROPOSED INFILL DEVELOPMENT garage, commercial infill development is envisioned along Port Republic Street to extend the commercial environment of Bay Street throughout downtown. This type of development embraces traditional Lowcountry vernacular in its architectural style. In addition, Port Republic Street is reoriented as a plaza street terminating to the west at a prominent infill commercial building along Charles Street. The new Port Republic Street does not have a raised curb treatment, but instead utilizes a consistent decorative paving treatment from building face to building face, and separates pedestrians from vehicular circulationSSEXISTING CONDITIONSSSCONCEPTUAL ILLUSTRATION OF INFILL DEVELOPMENT ALONG PORT REPUBLIC STREET (looking west)54 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The Downtownwith intermittent bollards. This mix of pedestrianand vehicular environments at an intimate scaleencourages slow traffic speeds and better serves the CRAVEN STretail character of the area. It also allows the streetto be easily closed off to vehicular traffic and serveas a new festival space for downtown. CHARLES ST Parking WEST ST Structure 3.4 Parking Structure PORT REPUBLIC ST Sector: 1 Project Type: Public | Private BA Civic Investment Required: Parking Structure Y STA parking structure is proposed in the middle of SSPROPOSED PARKING STRUCTUREthe block bound by Port Republic Street, CravenStreet, Charles Street, and West Street, replacingthe parking spaces displaced by a new developmenton the Marina site and to provide easier access todowntown. The parking structure accommodatesroughly 280 vehicles and is wrapped with mixed-use liner buildings to contribute to the urban fabricof the street. SSEXISTING CONDITIONS (view from Craven Street Looking East)SSPARKING STRUCTURE FACADE (view from Craven Street looking east) City Of Beaufor t, SC | Civic Master Plan 55
    • 3: Celebrating & Expanding The Downtown 3.5 On Port Republic Street and West Street, a new Visitors Welcome Center and commercial space Carteret Street activate the street for pedestrians. On Craven Street, apartment units line the parking structure and create an appropriate transition to the residential neighborhoods north of the downtown Sector: 1 area. This development provides parking without Project Type: Public | Private the typical negative visual impact of a parking structure, accommodates businesses, residents and Civic Investment Required: Minor Streetscape visitors, and extends the Bay Street commercial core Improvements to the north. Carteret Street Corridor Why Is a Parking Structure Needed in The Carteret Street corridor begins where Downtown Beaufort? Boundary Street (east of Ribaut Road) meets Bellamy Curve, and connects to Lady’s Island via According to a recent parking study, the City the US 21 (Business)/Sea Island Parkway Bridge. of Beaufort’s parking demand will increase by It is the most significant north-south corridor in approximately 100 spaces (less than 10% of downtown Beaufort, and connects key project sites, the current demand) in the next 5-10 years. like Old City Hall, and institutions, like USCB and However, the anticipated redevelopment of the Beaufort County Library. The corridor contains existing surface lots will create a much greater two travel lanes for a majority of its length, with need for new parking spaces in the future and on-street parking on either side. Carteret Street drive demand for a new parking structure. supports a fairly wide variety of service businesses, including real estate offices, insurance and financial A parking structure will support the planning firms, and attorney’s offices. It also downtown infill development described in supports several restaurants, a hotel, and religious the Civic Master Plan in a central, walkable facilities such as Carteret Street United Methodist location. and Beth Israel Synagogue.SSPROPOSED LINER BUILDINGS IN FRONT OF PARKING STRUCTURE (Craven Street elevation)SSPROPOSED LINER BUILDINGS IN FRONT OF PARKING STRUCTURE (Port Republic Street elevation)56 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The DowntownTo support a continued growth, an increasedvariety of commercial uses, a greater densityof residential development, and an expandedinstitutional presence, the plan recommends minorstreetscape improvements. These include wider BOUNDARY STsidewalks, more plentiful plantings, and generouscrosswalks that are clearly marked with alternativepaving treatments.Courtyard Commercial InfillPart of the envisioned commercial growth alongthe Carteret Street corridor is a neighborhood-scaled, commercial infill project organized arounda courtyard. Located on the two blocks bounded WEST STby Carteret Street, New Street, Prince Street, andNorth Street, this compound is comprised ofseveral independent, residentially-scaled buildingsthat house business and neighborhood services.A series of interior courts and inviting midblockspaces are created through the thoughtful infillof the block perimeters. A variety of businesssupport functions are envisioned to occupy the Courtyard Commercial Infillcompound, from graphic design and production, PRICE STto research and development entities associatedwith the primary business (and possibly USCB),to administrative functions. The compound alsoincludes a limited amount of residential uses CARTERET ST KING ST NEW STassociated with visiting clients and consultants,interns, etc. NORTH ST PRICE ST CRAVEN ST PORT REPUBLIC ST KING ST CARTERET ST NEW ST B AY S TSSCOURTYARD INFILL SSCONCEPTUAL REDEVELOPMENT ALONG CARTERET City Of Beaufor t, SC | Civic Master Plan 57
    • 3: Celebrating & Expanding The Downtown EXISTINGSSVON HARTEN BUILDING FACADE IMPROVEMENTS - CARTERET STREET P R IC E ST ST ET ER RT K IN G ST CA N EW STSSCOURTYARD INFILL (view looking north)58 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The Downtown 3.6 Charles Street Sector: 1 Project Type: Public | Private Civic Investment Required: Minor Streetscape ImprovementsThe Charles Street corridor is a key north-southconnection through the historic downtown KI N G STBeaufort peninsula, and unlike Carteret Street, ismore of a low-intensity street. It supports limitedcommercial and mixed-use development within a WESTprimarily residential urban fabric. The northern Post Office CHARLE STterminus of Charles Street occurs at Pigeon PointPark, just past the Boundary Street (east of Ribaut S STRoad) Redevelopment District. At its southernterminus, Charles Street meets Bay Street at one of N O RT H STthe most critical intersections in all of Beaufort.The Charles and Bay intersection representsthe crucial flex-point of the Bay Street shoppingdistrict, Waterfront Park, the proposed BayStreet Boardwalk and the proposed Marinaredevelopment. It is a transition point between SSEXISTING POST OFFICE SITE ALONG CHARLES STregional commercial and neighborhood residentialuses; between land and water transportation;between active and passive pedestrian amenities;between vibrant private enterprise and the city’ssignature public space; and between the built andnatural environment.Between the two crucial anchors at the northand south ends of Charles Street, the corridoris punctuated by several significant civic uses, KING STincluding (from north to south) Faith EvangelicalLutheran Church, Washington Street Park, theBaptist Church of Beaufort, the Parish Church ofSt. Helena, the Post Office block redevelopment,the proposed downtown parking deck, and the NORTH STproposed Port Republic festival street.The proposed development of a civic node at the CHARLES ST WEST STintersection of Charles Street and King Streetis anchored by a redeveloped Post Office site.The current design of the Post Office, with alow, angular, awkward building set back fromthe street and surrounded by a moat of parking,is emblematic of urban dysfunction and poor SSCONCEPTUAL REDEVELOPMENT - CHARLES STREET City Of Beaufor t, SC | Civic Master Plan 59
    • 3: Celebrating & Expanding The Downtown civic design in cities and towns all over the only one travel lane in each direction. Where the country. Instead, the redeveloped Post Office right-of-way is sufficient, on-street parking, wider block is designed to reinforce the streetscape sidewalks and formal planting strips should be with a perimeter of buildings while parking and provided. a stormwater bioswale (runoff drainage course) are provided on the interior of the block. The retail functions of the Post Office, including the front-of-house services such as parcel shipping, postal purchases, and post office boxes, should be maintained on the site as a key anchor for the 3.7 Bladen Street site. Across from the Post Office, extensions of the Sector: 1 Parish Church of St. Helena Education Center Project Type: Public | Private and the Baptist Church of Beaufort reinforce the intersection as a civic and religious node. Civic Investment Required: North Street Realignment and Plaza, Boardwalk Gateway In between new civic anchors and proposed project sites like the Post Office, a general strategy of The Bladen Street corridor runs north-south low-intensity, mixed-use infill activates the Charles between Boundary Street and Bay Street. It is a Street corridor with small-scale commercial uses connecting corridor within downtown. The city that respect the primarily residential context of the recently completed streetscape redevelopment neighborhoods in the blocks behind. Larger, mixed- work along Bladen Street, adding sidewalk bulb- use anchor buildings are intended along Charles outs at intersections, planting street trees, and Street south of Craven as a transition to the higher defining a street section with two travel lanes and density of development on Bay Street. Charles two lanes of on-street parking. It is expected that Street maintains its neighborhood character with these infrastructure improvements will stimulate ST TH NOR CH AR LE SS TSSCONCEPTUAL ILLUSTRATION OF POST OFFICE SITE REDEVELOPMENT (view looking northeast)60 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The Downtownstrategic infill development along the corridorwith building types that are representative of theneighborhood. The proposed infill contains a mixof neighborhood commercial uses, senior housing, DUKE STand residential units, comprised of a gradient ofintensity and a mix of uses that are the greatestalong Bladen Street, and more residential incharacter on adjacent blocks.The current southern terminus of Bladen Street PRICE SToccurs at an awkward three-way intersection BLADEN STwith North Street and Bay Street. The proposedreorientation of North Street at this intersectioncreates a new public plaza on the north side ofBay Street, bringing new focus to the old Federal KING STCourthouse building, while a gateway feature tothe proposed Bay Street Boardwalk punctuates thesouth side of the street. NORTH ST B AY ST SSPROPOSED REDEVELOPMENT - BLADEN STREET BL AD EN H ST ST NORT B AY STSSCONCEPTUAL INFILL DEVELOPMENT OPPORTUNITIES ALONG BLADEN STREET (view looking northeast) City Of Beaufor t, SC | Civic Master Plan 61
    • 3: Celebrating & Expanding The Downtown 3.8 The strategy for redeveloping the Boundary Boundary Street Street corridor (east of Ribaut Road) includes (east of Ribaut reducing the number of travel lanes to two, one in each direction, and a lane of on-street parking on Road) & Bellamy each side. The intention is to encourage a more pedestrian-friendly atmosphere with convenient Curve parking to serve new buildings that are built to the sidewalk. The city and SCDOT work in Sector: 1 conjunction to implement this technique called a Project Type: Public | Private “road diet.” The road diet converts the primarily vehicular function of Boundary Street into a Civic Investment Required: Streetscape complete street that promotes pedestrian activity Improvements & Road Diet, Bellamy and bicycling. Curve Park Improvements, USCB Housing Expansion Proposed Student Housing USCB student housing is proposed as a mix of The Boundary Street corridor (east of Ribaut traditional dorm-style units and urban mansion- Road) is the most significant east-west corridor in style units that emulate a traditional Lowcountry the downtown Beaufort peninsula, connecting sites architectural vernacular. The plan calls for most like City Hall, the Boys & Girls Club of Beaufort, on-campus housing to be located along Boundary and USCB. Boundary Street currently is a vehicular Street (east of Ribaut Road), with additional thoroughfare, with most of its length consisting housing provided by a selective conversion of of four travel lanes, two in each direction, and historic mansion-style residences located in an overall lack of adequate accommodation for the nearby neighborhoods. To manage these pedestrians. residents, USCB or a designated third party will EXISTINGSSBOUNDARY STREET ROAD DIET62 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The Downtownneed to carefully maintain and monitor these imperative in terms of providing essential servicesproperties to mitigate their impacts on surrounding and everyday needs for residents of the Pigeonneighborhoods. The student population helps to Point and Higginsonville neighborhoods to thespur further commercial investment and residential north of Boundary Street. These neighborhoods arereinvestment in the area. The student housing currently not within walking distance of essentialalong Boundary Street in particular helps to spur commercial uses.commercial growth and redevelopment in thatcorridor. Bellamy Curve Bellamy Curve is a unique gateway into downtownNeighborhood Commercial Beaufort, and can be an inspiring public space onThe Boundary Street corridor (east of Ribaut the banks of the Beaufort River. The plan proposedRoad) is an essential center for neighborhood transforming the curve into a pie-shaped publiccommercial activity in the northern portion of plaza that transitions from a hardscape treatment tothe downtown Beaufort peninsula. Currently, a natural environment as it fans out to the river. Thethe corridor is marked by scattered gaps, surface inside of the curve is a hardscape plaza with publicparking lots, and vacant buildings. As Beaufort art, seating, and planters. In the roadway, the visualgrows, more neighborhood serving commercial cue and textural change of the paving treatmentuses are necessary. These proposed uses are directed slows drivers down and creates a broad crosswalkto strategically fill the gaps along Boundary for pedestrians. A terraced lawn on the outside ofStreet with quality buildings that are close to the curve creates a connection to the river and tothe street. This creates a consistency within the USCB campus. The new plaza and terracedthe streetscape environment, produces a higher lawn are heavily used by USCB students as Bellamyquality public realm, and activates the space by Curve marks the transition from the studentencouraging pedestrian traffic along the corridor. housing on Boundary Street to the academic quadsThe neighborhood commercial infill strategy is on Carteret Street. Bellamy’s Curve BOUNDARY ST CARTERE T ST USCBSSCONCEPTUAL PLAN OF BOUNDARY STREET REDEVELOPMENT City Of Beaufor t, SC | Civic Master Plan 63
    • 3: Celebrating & Expanding The DowntownSSUSCB - CONCEPTUAL ILLUSTRATION OF ADDITIONAL ACADEMIC BUILDINGS AND HOUSINGSSVIEW LOOKING EAST TOWARDS BELLAMY CURVE AT CHARLES STREETSSCONCEPTUAL ILLUSTRATION OF BELLAMY CURVE IMPROVEMENTS64 City Of Beaufor t, SC | Civic Master Plan
    • 3: Celebrating & Expanding The Downtown 3.9 driven, niche market. As more people move into Retail Signage & infill housing closer to downtown, the retail environment should naturally move to serve these Streetscaping markets within a walkable distance. Increasing Sector: 1 oil demand and gas prices make this kind of neighborhood-serving retail even more viable. The Project Type: Public | Private ultimate goal is a diversity of retail, professional Civic Investment Required: Streetscaping and offices, restaurants, and neighborhood services that attract regional tourism but also serve the local Wayfinding Signage population in Beaufort effectively.Retail & Merchandising Plan WayfindingThe retail and merchandising strategy for Among the pedestrian amenities that can be offereddowntown Beaufort is twofold: First, use simple in downtown Beaufort is a more effective system ofpedestrian amenities to improve the character wayfinding. Beaufort has a wealth of parks, retailof the streetscape; Second, expand the mix of areas, and other attractions beyond Bay Street andcommercial uses in downtown to serve local Waterfront Park that many casual visitors do notresidents more effectively. realize. An effective system of signage, one thatRegarding streetscape character, there are several reflects the local vernacular and is appropriatelysimple and inexpensive improvements that can be scaled to serve pedestrians, unifies the differentmade to improve the public realm of the downtown areas of downtown and encourages visitors toretail area. Replanting street trees, adding light wander beyond the three blocks of Bay Street.fixtures with banners and flowering baskets,marking building entryways with benches andother amenities, and adding awnings over blankwindows help to invigorate the public spaces ofdowntown.Over the long term, Beaufort needs to broadenthe mix of commercial uses in downtown to betterserve local residents. At one time, downtownincluded neighborhood-serving retail, likehardware stores, pharmacies, grocers, and producemarkets. Today, it is an almost exclusively tourist- DOWNTOWN VISITOR’S CENTER DOWNTOWN CITY HALL VISITOR’S CENTER CITY HALL WATERFRONT POPULATION 12,361 FARMER’S MARKET The images presented are all conceptual only and are intended to illustrate the types and range of signage, not the final design. Project: Stewart Park Project No. 09136.GP6 Sketch/Page No. G1 Title: Signage Design By ADSSWAYFINDING TYPOLOGIES FOR DOWNTOWN BEAUFORT (illustrative only) Phase Programming Schematic Design Design Development Final Art Date 12.08.10 Issue Scale Quarter Scale City Of Beaufor t, SC | Civic Master Plan 65
    • 4Protecting & ExpandingNatural Infrastructure
    • Our natural resources - our salt marshes, marsh islands, coastal waters, marine resources, and trees - and our public spaces - our parks, viewsheds, and gardens - are necessary ingredients for the community’s quality of life and will be preserved, protected, and expanded. KEY STRATEGIES PRINCIPLES 1: EVERY HOME SHOULD BE WITHIN WALKING DISTANCE OF A PARK OR SQUARE 2: LEVERAGE THE INVESTMENT INTO PARKS AND SQUARES WITH SURROUNDING/ADJACENT PRIVATE DEVELOPMENT 3: DESIGN NEW PARKS AND EXPAND EXISTING PARKS WITH LONG TERM MAINTENANCE COSTS IN MIND 4: THE PRODUCTION OF FOOD AND OTHER AGRICULTURAL ACTIVITIES AT ALL SCALES SHALL BE ENCOURAGED IN THE COMMUNITY 5: THE MANAGEMENT OF STORMWATER SHALL BE CONTEXT SENSITIVE AND CAREFULLY INTEGRATED INTO THE DESIGN OF EACH SITE 6: PROTECT AND EXPAND THE URBAN TREE CANOPY 4.1 Parks & Squares. . . . . . . . . . . . . . . . . . . . . . . . . 70 4.10 Southside Park . . . . . . . . . . . . . . . . . . . . . . . . . 79 4.2 Washington Street Park. . . . . . . . . . . . . . . . . . 73 4.11 Arthur Horne Nature Park . . . . . . . . . . . . . . . . 80 4.3 Boundary Street Tennis Center . . . . . . . . . . . . 73 4.12 Waddell Gardens Nature Preserve . . . . . . . . . 80 4.4 Basil Green Park . . . . . . . . . . . . . . . . . . . . . . . . 74 4.13 Burton Wells Park. . . . . . . . . . . . . . . . . . . . . . . 81 4.5 Pigeon Point Park. . . . . . . . . . . . . . . . . . . . . . . 74 4.14 Beaufort Plaza Parks. . . . . . . . . . . . . . . . . . . . . 82IN THIS CHAPTERKEY INITIATIVES 4.6 Horse Trough Park. . . . . . . . . . . . . . . . . . . . . . . 75 4.15 Sams Point Road Park. . . . . . . . . . . . . . . . . . . . 83 4.7 Bay Street/Ribaut Road Intersection Park. . . 76 4.16 Urban Agriculture/Community . . . . . . . . . . . . . Gardens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 4.8 Burroughs Avenue Park /School. . . . . . . . . . . 76 4.17 Natural Stormwater Infrastructure 4.9 Depot Plaza. . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 System. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
    • 4: Protecting & Expanding Natural Infrastructure It is impossible to separate the history and identity of Beaufort from its rich natural setting. The tidal marshes and live oaks that punctuate the landscape are as much a part of the character and emotion of Beaufort as any feature of the city’s built environment. Places like Waterfront Park, the Arthur Horne Nature Preserve, and various pocket parks connect residents and visitors to nature as they experience downtown and the city’s many neighborhoods. It is common to see visitors strolling along Bay Street, enjoying the view of the marsh and the enormous live oak trees. These natural features are just one component of a critical linked network of open space and natural infrastructure in the City of Beaufort. Through the Civic Master Plan, Beaufort will build on its existing natural infrastructure by enhancing and connecting open space to aesthetically improve the city, provide greater access and opportunity for recreation, encourage healthy lifestyles, and address drainage and stormwater management issues throughout the city. Protecting and expanding Beaufort’s natural infrastructure involves a variety of techniques including strategic improvements to the city’s existing parks, the development of new parks and preservation areas in key locations, the introduction of a community-wide urban agriculture system, and the provision of natural stormwater infrastructure. 4.1 Parks & Squares Sector: All Beaufort’s public parks and squares are a unique physical expression of its civic life. These spaces play host to a wide variety of valuable activities, from daily meetings over coffee, to annual festivals that enrich the Beaufort experience for residents and visitors alike. In addition to serving critical social and cultural functions, Beaufort’s parks and squares provide important natural functions such as stormwater management, habitat conservation and micro-climate regulation. Because the city’s parks and squares play such a valuable role within a wide variety of civic and natural functions, the Civic Master Plan seeks to establish and improve parks and squares70 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructure - Existing Green Infrastructure - Proposed Green Infrastructure - Civic BuildingsSSGREEN INFRASTRUCTURE OPPORTUNITIES SECTORS 1-3 City Of Beaufor t, SC | Civic Master Plan 71
    • 4: Protecting & Expanding Natural Infrastructure - Existing Green Infrastructure - Proposed Green Infrastructure - Civic BuildingsSSGREEN INFRASTRUCTURE OPPORTUNITIES SECTOR 4 - Existing Green Infrastructure - Proposed Green Infrastructure - Civic BuildingsSSGREEN INFRASTRUCTURE OPPORTUNITIES SECTOR 572 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructurethroughout the city so that all homes and businesses sited at the corners of the park, and play equipmentare within a 5-minute walk of these amenities. In strategically located for easy child supervision.order to facilitate this broad accessibility, the plan Some of the play equipment should be preserved,connects the natural infrastructure of Beaufort as it dates back to the original construction ofthrough streetscape improvements, stormwater the park and holds historical significance to localmanagement enhancements, the provision of new community members. Other improvements includeopen space in key locations, and new investment both active and passive recreational uses with ain existing open space. Each of these techniques basketball court, a tennis court, an amphitheater,represents an integral part of an overall natural and an open lawn for common activities. Newinfrastructure strategy that will provide meaningful basketball and tennis courts are located so as not toaccess to parks and squares for all Beaufort disrupt adjacent homes.residents.Parks and squares that continue to embody the civicspirit of Beaufort, while providing a meaningfulconnection to the city’s rich natural setting,will improve the quality of the city’s built and 4.3 Sector: 1 Boundary Street Tennis Centernatural environments and the quality of life for itsresidents. Project Type: Public Civic Investment Required: Boundary Street 4.2 Sector: 1 Washington Street Park Tennis Center Improvements The Boundary Street Tennis Center occupies the block bounded by Boundary, Bladen, Congress and Monson Streets. It includes seven tennis courts Project Type: Public with limited seating and a small parking area along Monson Street. Small improvements to this facility Civic Investment Required: Washington Street include more formalized parking areas along Park Improvements Congress and Monson Streets and the construction of two small buildings to provide restrooms, lockersWashington Square Park is an important and concessions. These additions will encourageneighborhood gathering place for local residents in greater use of the Tennis Center and ensure thatthe Northwest Quadrant. Yet, the park’s facilities it continues to be an effective facility for activeare dated and in need of improvement. Proposed recreation.upgrades include new picnic shelters, restrooms CONGRESS ST BOUNDARY ST NEWCASTLE ST CHARLES ST MONSON ST BLADEN ST WASHINGTON ST CONGRESS STSSWASHINGTON STREET PARK SSBOUNDARY STREET TENNIS CENTER City Of Beaufor t, SC | Civic Master Plan 73
    • 4: Protecting & Expanding Natural Infrastructure LAFAYETTE ST 4.4 Basil Green Park Sector: 1 Project Type: Public Civic Investment Required: Basil Green Park Improvements NAIRNE ST RODGERS ST Basil Green Park, located in the Pigeon Point neighborhood, is one of the most popular and frequently used parks in Beaufort. At roughly 10 acres, the park includes 3 baseball/softball fields and a multi-use field typically used for soccer. Many sports teams play in the park on the weekends and several nights a week during spring, summer, and fall. In recent years, parking has become a problem. The proposed plan shows how the parking can be reorganized to handle large crowds. An extension of Godfrey Street provides a connection to the Pigeon Point neighborhood to the east and more opportunity for on-street parking. The plan also SSBASIL GREEN PARK IMPROVEMENTS recommends the fields be reoriented to create new pavilions, a new soccer field and an entry drop-off point. EMMONS ST 4.5 Pigeon Point Park Pigeon Sector: 1 Point Project Type: Public Park Civic Investment Required: Pigeon Point Park Improvements PIGEON POINT RD NEWCASTLE ST With its ample playground equipment and a wide lawn for field sports, Pigeon Point Park is especially valuable for children and young families. At approximately 7 acres, the majority of the park is covered by an impressive live oak tree canopy. Recent improvements to the park include a circle drive with formal pervious parking areas and access to Pigeon Point Road, new restroom facilities, brick paver paths throughout the park, and new playground equipment. SSPLAN OF PIGEON POINT PARK74 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural InfrastructureOngoing improvements to the park are focusedon improving access and connectivity to the B LA D ENsurrounding neighborhood. An alley betweenPigeon Point Road and Newcastle Street creates adirect connection to Basil Green Park and provides STan opportunity to create alley-serviced accessorydwelling units on the lots fronting Emmons Streetto the north. A trail extension to the south meetsCharles Street and provides a direct pedestrian/ B AY STbicycle connection to the Bay Street areadowntown through the streetscape improvementsproposed along that corridor. 4.6 Horse Trough Park SSEXISTING CONDITIONS Sector: 1 Project Type: Public KING ST Civic Investment Required: Horse Through BLADEN ST Park Improvements, North Street/Bladen Street ImprovementsHorse Trough Park is the small triangularparcel of land in front of the historic BeaufortCounty Courthouse building. It is located in The B AY STBluff neighborhood at the awkward three-wayintersection of Bay Street, Bladen Street and North Horse TroughStreet. A proposed reorientation of North Street Parkat this intersection creates a new public plaza onthe north side of Bay Street, extending HorseTrough Park while bringing new focus to the old SSPLAN OF HORSE TROUGH PARKcourthouse building. This park, along with therecent streetscape improvements along BladenStreet, helps to spur the mixed-use redevelopmentplanned at the southern end of Bladen Street.A gateway feature to the proposed Bay StreetBoardwalk punctuates the south side of Bay Street BL AD ENacross from Horse Trough Park and provides a STconnection to Waterfront Park and the regionaltrails system. BAY ST SSTROUGH PARK City Of Beaufor t, SC | Civic Master Plan 75
    • 4: Protecting & Expanding Natural Infrastructure 4.7 Bay Street/Ribaut Road Intersection Park Sector: 1 & 2 Project Type: Public | Private RIBAUT RD Civic Investment Required: Bay/Ribaut Park Improvements T YS The intersection of Ribaut Road and Bay Street BA is a primary gateway to downtown Beaufort for residents and tourists yet it’s current design is haphazard and informal. The northeast corner of the intersection, owned by the Beaufort Open Land Trust, is currently the location used to informallySSBAY STREET / RIBAUT ROAD INTERSECTION PARK hang banners announcing upcoming festivals and events in the town. The plan formalizes this prominent intersection with permanent mountings JON ES AVE for event banners, the creation of a landscape park area, the preservation of key mature trees and a small walking path. In addition, this area should BURROUGHS AVE FR highlight key stormwater techniques employing AS ER highly visible management tools such as bio-swales DR and rain gardens to treat and filter the runoff from Ribaut Road and the areas north of Bay Street and BULL ST serve as a community education showpieceSSEXISTING CONDITIONS JON ES AVE 4.8 Sector: 2 Burroughs Avenue Park /School Project Type: Public Civic Investment Required: Burroughs Avenue BURROUGHS AVE Park Improvements Burroughs Avenue Park is a 4.5 acre park associated with the Holy Trinity Classical Christian School FR near the Depot Area. The park includes three little AS ER league baseball fields, a basketball court and a DR small playground. A reconfiguration of the school building on the site draws it closer to the street, emphasizing the streetscape and opening up area behind the building for a small parking lot. The ball fields and basketball court are maintained BULL ST as they currently exist within the park, while the small playground in the southwest portion of theSSPLAN OF BURROUGHS AVE SCHOOL AND PARK76 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructureblock is improved with upgraded play surfacesand playground equipment. An extension of BullStreet to the west provides a critical connectionto the Spanish Moss Trail allowing children tosafely and easily get to the school and park fromneighborhoods along the trail. 4.9 Depot Plaza Sector: 2 Project Type: Public Civic Investment Required: Depot Plaza - Phase 2Since 2006, when the Port Royal Railroad wasdeactivated, the historic Beaufort Depot Areahas become a neglected, “back-of-house” district,squeezed between residential neighborhoods. Theconstruction of the Spanish Moss Trail offers an SSRENOVATED DEPOT BUILDING Depot Building MID DLE TO N ST DE PO T RD L AI TR SS O M S H A NI SPSSCONCEPTUAL ILLUSTRATION OF DEPOT REDEVELOPMENT WITH CIVIC SPACE City Of Beaufor t, SC | Civic Master Plan 77
    • 4: Protecting & Expanding Natural Infrastructure opportunity to create a signature public square within the Depot Area and bring a renewed sense of civic life and significance to this part of Beaufort. The Spanish Moss Trail spurs the redevelopment in the area by connecting the Depot Area to the rest of Beaufort, Port Royal and other regional destinations. The Civic Master Plan proposes new mixed-use and light industrial buildings to define an intimate linear square, centered on the trail, running from Hay Street to the old Depot Building. These buildings and uses are of a similar scale and character to the existing industrial buildings and warehouses, and are careful not to overwhelm the single family residential atmosphere of the surrounding area. A new pavilion is proposed at the end of Depot Road, mirroring the character of the old Depot Building at the south end of the square. These two structures punctuate Depot Plaza and provide seating areas, small performance and retail space, bicycle lockers and other amenities for local residents and trail users. All of these features help to define a reinvigorated Depot Area and create a regional destination with neighborhood character. S PA NISH MOS S TR AIL HAY ST RD P OT DE HERM ITAGE RDSSPROPOSED INTERIM SSCONCEPTUAL BUILD- SSCONCEPTUAL ILLUSTRATION OF PLAN OUT CIRCULATION DEPOT REDEVELOPMENT78 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructure 4.10 to accommodate a wide variety of activities and Southside Park programs to cater to different user groups. The proposed redeveloped park contains 1.5 miles of trails, a multi-use green may be divided into multiple playing fields, tennis courts, basketball Sector: 3 courts, playgrounds, and an open air pavilion. Project Type: Public The massive area of the park also provides an Civic Investment Required: Southside Park opportunity for Southside Park to serve as a key Improvements stormwater management and water quality asset. The plan shows large reconstructed wetlands thatAt nearly 50 acres, the proposed Southside Park punctuate the park and retain stormwater beforeis the largest recreational space in the City of slowly releasing it to Battery Creek. PerviousBeaufort. The park’s substantial area allows it parking areas and a large tall-grass meadow provide Shaded Play Area SOUTHSIDE BLVD 1.5 Miles of Trail Multi-Use Green Southside Butterfly Meadow Park Community Garden Single Family Infill Open Air Pavilion & Pervious Parking Reconstructed Wetlands WADDELL RD Additional Tennis Courts Existing Tree Canopy BATT ERY CREE K RD SPANISH MOSS TRAIL Arthur Horne Nature PreserveSSSOUTHSIDE PARK & ARTHUR HORNE NATURE PRESERVE City Of Beaufor t, SC | Civic Master Plan 79
    • 4: Protecting & Expanding Natural Infrastructure further opportunity for stormwater infiltration. Together with Arthur Horne Nature Park and the Ivy Lane bioswales, this integrated water management strategy slowly helps to clean the Battery Creek waterway. 4.11 Arthur Horne Nature Park Sector: 3 Project Type: PublicSSEXISTING SOUTHSIDE PARK Civic Investment Required: Arthur Horne SOUTHSIDE BLVD Nature Park Improvements In conjunction with Beaufort County, public Southside amenities are proposed to the Arthur Horne Nature D Park KR Park so that the park may more effectively serve its REE purpose as a passive recreation area and stormwater YC management asset. An elevated boardwalk weaves TER B AT throughout the canopy trees in the old-growth WADDELL RD swamp and species identification markers offer an enriched experience of interaction with plants and wildlife. Strategically positioned bioswales along Ivy Lane detain water from the swamp and drain Arthur Horne into newly reconstructed wetlands in Southside Nature Preserve Park, and eventually, to Battery Creek.SSEXISTING 4.12 Waddell Gardens Nature Preserve Sector: 3 Project Type: Public Civic Investment Required: Waddell Gardens Nature Preserve Improvements While low-lying parcels along Waddell Road, west of Ribaut Road, are unsuitable for development, they provide an ideal location for a combined passive recreation area and stormwater retention tool for the greater stormwater management system of southern Beaufort. The dedication of this area as a nature preserve and stormwater system allows the surrounding area to accommodate redevelopment with a greater degree of flexibility than would otherwise be possible. Trails surrounding theSSCONCEPTUAL ILLUSTRATION OF SOUTHSIDE PARK80 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructurestormwater retention feature connect to adjacentdevelopment and provide an opportunity toobserve native plant species and wildlife within thisdedicated habitat area. 4.13 Burton Wells Park Sector: 4 Project Type: Public TW IN LAN ES RD Civic Investment Required: NoneBurton Wells Park is a large park west of theBeaufort city limits operated by Beaufort County Waddell WRENHAVEN LNParks and Leisure Services. It offers the best Gardensselection of active recreation facilities in thearea, including five baseball/softball fields, threesoccer fields, a football field, racquetball courts,a basketball gymnasium and a fitness center. Nospecific improvements are recommended at this ELL RDtime, although future development on the western WA D Dedge of Beaufort should be careful to provideadequate connections to this regional resource. SSWADDELL GARDENS RD L S EL W T ON B UR MIDD LETO N RECR EATI ON DRSSEXISTING BURTON WELLS PARK City Of Beaufor t, SC | Civic Master Plan 81
    • 4: Protecting & Expanding Natural Infrastructure 4.14 Beaufort Plaza Parks Sector: 4 Project Type: Public | Private Civic Investment Required: Beaufort Plaza Parks, Spanish Moss Trail - Trailhead Park The planned redevelopment of the Beaufort Plaza area, near the intersection of Boundary Street and Robert Smalls Parkway, offers the opportunity for the inclusion of small park spaces integrated at focal points throughout the development. A particular focus is given to the intersection of the Spanish Moss Trail and Robert Smalls Parkway. Because of the speed and volume of traffic at this point, Robert Smalls Parkway represents the most significant obstacle for users of Spanish Moss Trail to cross. As such, a pedestrian bridge is envisioned, providing a gateway feature to the Beaufort Plaza area and allowing trail users to easily navigate an otherwise dangerous intersection. An alternative paving treatment beneath the bridge defines a longSSCONCEPTUAL ILLUSTRATION OF ROBERT SMALLS plaza at this gateway, with mixed-use buildings PARKWAY REDEVELOPMENT activating the space and serving trail users. The combination of the bridge and plaza transform Robert Smalls Parkway from a potential obstacle into a major trailhead for the Spanish Moss Trail. A RY S T BOUND Y W PK LS S PA NIS AL HM SM OSS TRA RT IL BE ROSSILLUSTRATIVE PLAN OF BEAUFORT PLAZA AND SPANISH MOSS TRAIL82 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructure 4.15 Sams Point Road Park Sector: 5 Project Type: Public | Private Civic Investment Required: Sam’s Point Road Park Improvements RD DThe proposed redevelopment of the Lady’s Island L AN IS ’ SVillage Center area, at the intersection of Sea Island DY LAParkway and Lady’s Island Drive, includes the Samsconstruction of a park along Sam’s Point Road. The Point Rdsmall park includes a public pavilion and a roughly Park1-acre lawn that may host small performances andtemporary markets. New adjacent commercialand multi-family development helps to define andactivate the space throughout the day. SE AI SL AN DP KW Y SSSAMS POINT ROAD PARK AND PKWY S E A IS L LA DY Sams ’S IS Point Rd LA ND Park RDSSILLUSTRATION OF SAMS POINT ROAD PARK City Of Beaufor t, SC | Civic Master Plan 83
    • 4: Protecting & Expanding Natural Infrastructure 4.16 Urban Agriculture/ Community Gardens Sector: All Project Type: Public | Private Civic Investment Required: None Community gardens provide productive open space, allow residents to grow their own food, promote social interaction, and encourage healthy eating and active lifestyles. The Civic Master Plan envisions community gardens strategically positioned, in vacant or under-utilized areas throughout Beaufort’s neighborhoods, to provide access to garden plots within a 5-minute walk of every residence in the city. The plan also envisions the gardens as an integrated part of the City’s neighborhood stormwater management systems, providing stormwater infiltration areas and cisterns for rainwater irrigation.SSPOTENTIAL LOCATIONS FOR COMMUNITY GARDENS IN SECTOR 1SSEXAMPLE OF COMMUNITY GARDEN84 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructure RDEEK RY C R B AT T E SOUTHSIDE BLVD LOOP TRAILRA M SE Y RD GLAZE DR D LV E RB RIV D OA BRSSURBAN AGRICULTURE AS PART OF A SSURBAN AGRICULTURE AS A TEMPORARY USE IN CONCEPTUAL REDEVELOPMENT OF SOUTHSIDE PARK BURTON City Of Beaufor t, SC | Civic Master Plan 85
    • 4: Protecting & Expanding Natural InfrastructureSSCOMMUNITY GARDEN EXAMPLES86 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural Infrastructure 4.17 Natural Stormwater Infrastructure System Sector: All Project Type: Public Civic Investment Required: Site Specific Stormwater ImprovementsThe unique geography/hydrology of Beaufortdemands special attention be given to themanagement of stormwater runoff, with acommunity-wide strategy as well as a specificlocalized response.In addition to Beaufort’s parks, nature preservesand community gardens, the Civic Master Planrecommends passive stormwater managementtechniques be incorporated throughout the city.Streetscape improvement projects in strategiclocations should include bioswales within theplanting strip to receive runoff from streetsand adjacent development. Pervious pavementtreatments in parking areas, sidewalks and plazaaccommodate development while increasing theavailable area for stormwater infiltration. Largerdevelopment projects should include rain gardens,constructed wetlands and other stormwaterretention facilities as passive amenities.In addition to addressing water quantity issues, eachof these features helps to improve water quality byfiltering stormwater runoff before it is conveyed tostorm sewers and transported to the adjacent watersof Beaufort River, Battery Creek and AlbergottiCreek. Certain portions of these waters have beendesignated as impaired because of a lack of waterquality protections in the existing stormwatersystem. Over time, the use of natural stormwaterinfrastructure will help to clean impaired watersand strengthen Beaufort’s tidal ecosystems. SSON-SITE STORMWATER MANAGEMENT EXAMPLES City Of Beaufor t, SC | Civic Master Plan 87
    • 4: Protecting & Expanding Natural Infrastructure - Existing Stormwater Infrastructure & Waterways - Proposed Stormwater InfrastructureSSNATURAL STORMWATER INFRASTRUCTURE OPPORTUNITIES SECTORS 1-588 City Of Beaufor t, SC | Civic Master Plan
    • 4: Protecting & Expanding Natural InfrastructureThis Page Intentionally Left Blank City Of Beaufor t, SC | Civic Master Plan 89
    • 5Communit y Mobilit y at Our Speed
    • We will enhance our local and regional transportation system with fine-grained network of choices that accommodates pedestrians, bicyclists, boaters, and motor vehicles. PRINCIPLES KEY STRATEGIES 1: STREETS ARE THE MAIN CIVIC INFRASTRUCTURE OF THE CITY AND SHOULD BE DESIGNED ACCORDING TO THEIR CONTEXT 2: THE HISTORIC STREET NETWORK SHALL BE PRESERVED AND, WHERE APPROPRIATE, EXPANDED ACCORDING TO THIS MODEL 3: OUR QUALITY OF LIFE IS MEASURED BY HOW WE GET AROUND WITHOUT OUR CARS - THEREFORE FACILITIES FOR PEDESTRIANS, BICYCLISTS, AND BOATERS SHOULD BE GIVEN EQUAL OR BETTER PRIORITY AS WE REINVEST IN OUR TRANSPORTATION SYSTEM 4: EVERY STREET IMPROVEMENT PROJECT WILL CONSIDER THE NEEDS OF ALL USERS IN ITS DESIGN - TRANSIT, AUTOMOBILES, BICYCLISTS, AND PEDESTRIANS 5: STREETS WILL BE DESIGNED TO MOVE TRAFFIC EFFICIENTLY, SAFELY AND SLOWLY THROUGH OUR COMMUNITY 6: THE SPANISH MOSS TRAIL IS THE BACKBONE OF OUR MOBILITY INFRASTRUCTURE FOR NON- MOTORIZED TRAVEL 5.1 Streets & Public Spaces . . . . . . . . . . . . . . . . . . 94 5.7 Boundary Street (west of Ribaut Road) Streetscape Improvements. . . . . . . . . . . . . . 106 5.2 Spanish Moss Trail. . . . . . . . . . . . . . . . . . . . . . . 96 5.8 Ribaut Road Streetscape Improvements. . . 109IN THIS CHAPTER 5.3 Pedestrian & Bicycle Infrastructure . . . . . . . . 98KEY INITIATIVES 5.4 Boat Access/Water Taxi. . . . . . . . . . . . . . . . . . 101 5.5 Connectivity. . . . . . . . . . . . . . . . . . . . . . . . . . . 102 5.6 Streetscape Improvements. . . . . . . . . . . . . . 102
    • 5: Community Mobility at Our Speed Community mobility refers to the availability of transportation choices offered to residents, workers and visitors of a city. Historically, the Beaufort’s community mobility is one of pedestrian character, a quality of life measured by chance encounters of people on the street, walks along the riverfront, and trips on foot to accomplish daily tasks. Yet, the infrastructure of today’s Beaufort is mostly focused on the automobile; and continued use of thoroughfare standards that emphasize vehicular circulation, threaten the City’s community character, pedestrian safety, and overall quality of life. Good streets form the backbone of healthy neighborhoods. These streets are complete streets, that effectively serve multiple modes of transportation, as well as serve to enhance the public realm. Good streets are designed not only for the safe and efficient flow of traffic, but also for pedestrian comfort and safety, as well as accommodation of parking and utilities. The Civic Master Plan embraces the relaxed pace of the Lowcountry, and proposes a fine-grained network of convenient transportation options that accommodates the movement of people and goods at a pace appropriate to Beaufort. 5.1 Sector: All Streets & Public Spaces Project Type: Public Civic Investment Required: Various Beaufort’s streets comprise the great majority of publicly-owned land in the city. As such, Beaufort’s streets serve as much more than thoroughfares; they define the civic life of the city. While Waterfront Park and similar public spaces play host to major festivals and events at special times of the year, Beaufort’s streets are the public spaces where everyday encounters create a sense of community and define the Beaufort experience. Every street serves a unique purpose in response to its specific transportation demands and development expectations. With this in mind, the Civic Master Plan seeks to establish streets that are attractive public spaces, conveying traffic, as94 City Of Beaufor t, SC | Civic Master Plan
    • 5: Community Mobility at Our Speedwell as encouraging development in an appropriatemanner and specific in context. The StreetRegulating Plan detailed in Chapter 10 of the CivicMaster Plan accomplishes this by assigning a streetclassification to every street segment in Beaufort.Every street classification comes with a standardstreet section that illustrates all of the significantfeatures that contribute to the character and BOUNDARY ST (EAST)function of that street, including the width of travellanes, planting strips, sidewalks, landscaping, and RI BAUT RDgeneral expectations for fronting development.Collectively, these street classifications create acoherent hierarchy of roadways in Beaufort thatprotect the character of streets as public spaces andrespond to the surrounding neighborhood context,while ensuring an efficient movement of people,bicycles and cars throughout the city. SSSTREET REGULATING PLAN EXAMPLESSEXAMPLE OF PROPOSED STREET SECTIONS City Of Beaufor t, SC | Civic Master Plan 95
    • 5: Community Mobility at Our Speed 5.2 Spanish Moss Trail Sector: 2, 3 and 4 Project Type: Public | Private Civic Investment Required: Spanish Moss Trail The construction of the Spanish Moss Trail is a critical investment, creating a backbone for alternative transportation throughout the city. The Spanish Moss Trail is a transformative amenity, enabling walkable/bikeable lifestyles, improving public health and catalyzing redevelopment in neighborhoods adjacent to the trail. The trail connects homes, workplaces, parks, churches and other uses, providing extraordinary new opportunities for recreational users and daily commuters moving throughout Beaufort, Port Royal and Beaufort County. The Civic Master Plan proposes infrastructure improvements throughout the city, such as widened sidewalks, bike lanes, sharrows, and multi-use paths to improve access to the trail, to promote the trail’s use, and to create an extensive network of non-motorized transportation opportunities. Special places along the trail, such as the Depot Area and Beaufort Plaza, are designated as activity centers with potential opportunities for new retail, recreational, and programmed amenities. In several Spanish Moss Rail-Trail locations, such as where the trail crosses over Major Trailhead Battery Creek, new opportunities for interaction with the water are created. Where the trail runs Potential Future Trailead adjacent to private property, new housing and Trail Access mixed-use development fronts the trail catering to the increasing numbers of people who embrace a lifestyle based on non-motorized transportation.SSSPANISH MOSS TRAIL DIAGRAMSSRENOVATED DEPOT BUILDING SSPROPOSED REUSE OF DEPOT BUILDING96 City Of Beaufor t, SC | Civic Master Plan
    • 5: Community Mobility at Our SpeedSSILLUSTRATION OF SPANISH MOSS TRAIL Depot Building MID DLE TO N ST IL T RA O SS M I SH AN SP DEPO T RDSSSPANISH MOSS TRAIL - CENTRAL FEATURE OF CONCEPTUAL REDEVELOPMENT OF DEPOT AREA City Of Beaufor t, SC | Civic Master Plan 97
    • 5: Community Mobility at Our Speed 5.3 Pedestrian & Bicycle Infrastructure Sector: All Project Type: Public | Private Civic Investment Required: Various The average distance a typical pedestrian is willing to walk is between 1/4 and 1/2 mile, or about a five to ten minute walk. This distance is often referred to as the “pedestrian shed.” Housing, shopping, workplaces, and recreational amenities traditionally integrated within mixed-use neighborhoods at a pedestrian scale, are the building blocks of successful cities around the country. Creating neighborhoods that operate within the traditional idea of the pedestrian shed, that enable walkable lifestyles, decrease automobile dependency, improve public health, increase social interaction, and create more vibrant and sustainable cities. The use of “bike sheds” expands this idea to include urban design techniques that cater to bicycle users and extends the ability of communities to accommodate the growing number of people who prefer and/or depend upon alternative modes of transportation. Although 1/4 to 1/2 mile may be the average, the actual distance of each pedestrian shed, as well as each bike shed, varies widely based on the character of the infrastructure. The safer and more attractive the infrastructure is for pedestrians and/or cyclists, the larger the pedestrian and/or bike shed becomes. Effective infrastructure design includes two critical components. First, it dedicates space within the public right-of-way that makes pedestrians and cyclists feel safe and comfortable. Second, it helps to catalyze development fronting the corridors that contribute to a consistent and attractive streetscape environment. The Civic Master Plan proposes a variety of techniques for including pedestrian and bicycle infrastructure in a manner uniquely tailored to site-specific plans throughout Beaufort. Improvements range from “can-of-paint” solutions, that create shared bike travel lanes, to dedicated multi-use paths, like the Spanish Moss Trail, that98 City Of Beaufor t, SC | Civic Master Plan
    • 5: Community Mobility at Our Speed BOUNDARY ST (WEST) BOUNDARY ST (EAST) Y W PK LS AL SM RT BERO RIBAUT RD Spanish Moss Rail-Trail On-Street Ped/Bike Route (Bike lanes/sharrows) Off-Street Ped/Bike Route (multi-use path) Major Trailhead Potential Future Trailead Trail AccessSSPROPOSED PEDESTRIAN AND BICYCLE INFRASTRUCTURE SECTORS 1, 2, 3, 5 City Of Beaufor t, SC | Civic Master Plan 99
    • 5: Community Mobility at Our Speed BO UN DA RY ST (WE ST) Spanish Moss Rail-Trail On-Street Ped/Bike Route (bike lanes/sharrows) Off-Street Ped/Bike Route (multi-use path) Y KW L SP AL RIBAUT RD Major Trailhead M TS B ER Potential Future Trailead RO Trail AccessSSPROPOSED PEDESTRIAN AND BICYCLE INFRASTRUCTURE SECTOR 4 Midblock Crossings At certain locations it may be appropriate to install midblock crossings to support Beaufort’s growing pedestrian/bicycle network. Midblock crossings can compliment other pedestrian and bicycle infrastructure improvements and are most beneficial in areas with long block lengths and/or areas that have particularly high pedestrian/bicycle activity. Areas in Beaufort where midblock crossings might be appropriate include the TCL/ BMH campuses, the County Government Complex, the Belt Buckle Park/Battery Creek Marshfront area, and various mixed-use neighborhood centers throughout Beaufort. In order to be safe and effective, midblock crossings should be identified with bold marking features and/or raised on “street tables” from the adjacent pavement grade. In some situations, pedestrian-activated traffic signals, referred to as “HAWK Signals”, may be necessary to stop traffic and provide safe passage for pedestrians across fast-moving thoroughfares. (See illustration at right). SSPEDESTRIAN-ACTIVATED MIDBLOCK CROSSING100 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
    • 5: Community Mobility at Our Speedserve as a major spine for pedestrian and bicycletransportation. Each proposal responds not only tothe street section prescribed to a specific portion ofroadway, but also to the character of adjacent uses,as they exist now and as they are imagined in thefuture.Collectively, the pedestrian and bicycleinfrastructure improvements support a moresustainable built environment for Beaufortresidents. They also strengthen the tourism industryby allowing people to reach downtown in newways, to move around more easily once they arethere, and to explore parts of town that were notpreviously accessible within a reasonable walking/biking distance. 5.4 Sector: All Boat Access/Water Taxi Project Type: Public | Private Civic Investment Required: Day Dock ExpansionFor the first 150 years of Beaufort’s history, theBeaufort River was the city’s lifeblood, providingthe primary connection for transportation of goods L AIand people throughout the Atlantic Seaboard. TRThe opening of the “Magnolia Line” railroad in SS MO1871, followed by the construction of a reliable ISHroads system throughout the American Southeast, AN SPdiminished the importance of the Beaufort Riverfor commerce and personal transportation overtime.The Civic Master Plan proposes to reinvigorate theBeaufort waterfront and reemphasize Beaufort’slong-standing legacy of water travel, with anexpanded day dock and the introduction of aregional water taxi system. These improvements,envisioned located within the Beaufort Marina,provide tourists and commuters connections toregional destinations, such as Hilton Head Island,Charleston and Savannah, as well as reinvent thesignificance of the Beaufort River in an exciting,contemporary manner. Canoe/Kayak Launch SSWATER TAXI ROUTES DIAGRAM 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 101
    • 5: Community Mobility at Our Speed 5.5 uses. And while it is true that connecting cul-de- Connectivity sacs increases the traffic volume on the connected segments, these increases are usually so slight and localized that adjacent neighbors and property- owners seldom notice any appreciable difference. Sector: All The benefits of establishing greater connectivity Project Type: Public through strategic connections far outweigh any issues of increased traffic volumes. Civic Investment Required: Various Combined with a future development strategy In general, well-connected street networks, with that promotes a greater variety and mix of uses, small blocks and few cul-de-sacs, produce better the proposed improvements of the Civic Master communities than their disconnected, dead-end Plan create a coherent and connected street counterparts. Cities with strong connectivity hierarchy that will enable people to live locally and typically have greater efficiency and capacity to accomplish their daily needs in a short walking, convey traffic, enhanced safety for pedestrians, biking, or driving distance. bicycles and automobiles, greater ability to accommodate walkable/bikeable lifestyles and a more attractive, edifying public realm. With Beaufort’s inflexible geographic constraints, establishing a connected and coherent street 5.6 Sector: All Streetscape Improvements hierarchy is especially critical. The Beaufort River, Battery Creek and Albergotti Creek severely limit Project Type: Public the connections that can be made between different parts of the city. Neighborhoods with frequent Civic Investment Required: Various cul-de-sacs exacerbate this situation and force traffic onto a small number of high volume streets, Throughout Beaufort, streetscape improvements are decreasing overall system capacity and safety, proposed to support development objectives within increasing infrastructure maintenance cost and site-specific development plans. The streetscape traffic delays, and hampering the public realm. This improvements encompass a wide range of strategies is not to say that every cul-de-sac is inappropriate and design techniques, including road diets, and must be connected somehow to the grid, crosswalks, bike lanes, sharrows, on-street parking, but in certain situations strategic connections planted medians, street furniture and signage. should be made that will substantially improve Each of these streetscape features is tailored to the the connectivity of Beaufort as a whole without unique traffic needs and development expectations threatening the character of the adjacent uses. of the surrounding parcels. These streetscape improvements leverage development and serve as The Civic Master Plan identifies strategic an instructive example for future improvements connections necessary to improve greater local that are designed and maintained to promote safe mobility; this includes reconnecting dead-end and convenient access and travel for all users - streets. Eliminating cul-de-sacs is typically met pedestrians, bicyclists, transit riders, and people of with concerns on behalf of the adjacent neighbors all abilities. or property owners regarding dramatic increases in traffic volumes and a degradation off the public realm. This is of particular concern in primarily residential neighborhoods with low traffic volumes. In reality, establishing connections typically improves the character of the surrounding neighborhood by increasing accessibility to community amenities, shopping areas and civic102 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
    • 5: Community Mobility at Our SpeedSSILLUSTRATION OF PEDESTRIAN BRIDGE OVER ROBERT SMALLS PARKWAY - OPTION ASSILLUSTRATION OF PEDESTRIAN BRIDGE OVER ROBERT SMALLS PARKWAY - OPTION BSSILLUSTRATION OF PROPOSED MULTI-USE PATH ALONG ALLISON RD (Looking east toward Ribaut Road) 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 103
    • 5: Community Mobility at Our Speed BOUNDARY ST (WEST) BOUNDARY ST (EAST) WY RIBAUT RD S PK LL MA R TS BE RO Streetscape Project New Street ConnectionSSPROPOSED STREETSCAPE IMPROVEMENTS SECTORS 1, 2, 3, 5104 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
    • 5: Community Mobility at Our Speed Streetscape Projects • Port Republic • Allison Road • Duke Street • First Boulevard • Greene Street • Mossy Oaks Road • Boundary Street • Waddell Road (east of Ribaut Road) • Battery Creek Road • Boundary Street • Lady’s Island Drive (west of Ribaut Road) • Robert Smalls Parkway • Greenlawn Drive • Deanne Drive • Ribaut Road • Shanklin Road • North Street • Heyward Street • Depot Road • Hermitage Road RD L IN A NK SH Streetscape Project New Street ConnectionSSPROPOSED STREETSCAPE IMPROVEMENTS SECTOR 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 105
    • 5: Community Mobility at Our Speed 5.7 The adopted master plan also calls for the Boundary Street conversion of existing commercial parcel lot on the (west of Ribaut south side of the street along the marsh areas into permanently protected open space. In addition, Road) Streetscape mobility between parcels on the north side will be facilitated by an interconnected series of driveways Improvements and a shared access driveway across the frontage to improve on site circulation and minimize driveway Sector: 4 cuts over time. The Spanish Moss trail will intersect Project Type: Public | Private the corridor at Beaufort Plaza providing a manner in which this bicycle backbone can be extended Civic Investment Required: Boundary Street to serve the commercial areas along Boundary Streetscape Improvements Street and the neighborhoods to the north that are presently cut off from getting around except by In accordance with the Master Plan adopted in automobile. A roundabout in front of City Hall 2006, the City is seeks to transform Boundary will replace the current intersection of Ribaut Road Street (west of Ribaut Road) from a five-lane strip and Boundary Street to help improve overall traffic commercial corridor into a complete, compact, flow and reduce overall speeds through the area to and connected, mixed-use district that supports a improve pedestrian safety. more walkable, livable, and sustainable community with multimodal forms of transportation. The Over time, as this area between Neal Road and overall Boundary Street infrastructure project is Ribaut Road continues to redevelop, the plan will a combination of a number of integrated projects help to guide new street connections through the including a realigned intersection of Boundary area with a fine-grained network of streets that Street and SC 170, a landscaped median, wide accommodate new mixed-use development. This sidewalks, a multi-use path, a new Main Street street network will provide viable choices for those through Beaufort Plaza, and an extension and moving through this corridor in a car, on a bike, or improvement of the current Polk Street/1st Street walking. that parallels Boundary Street. BOU NDA RY ST (WES T) RI BAUT RDSSEXISTING CONDITIONS ALONG BOUNDARY STREET (WEST OF RIBAUT ROAD)106 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
    • 5: Community Mobility at Our SpeedSSPROMOTIONAL MATERIAL FOR THE BOUNDARY STREET (WEST OF RIBAUT ROAD) PROJECT 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 107
    • 5: Community Mobility at Our SpeedSSMATERIAL FOR THE BOUNDARY STREET (WEST OF RIBAUT ROAD) PROJECT108 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
    • 5: Community Mobility at Our Speed 5.8 Ribaut Road Streetscape Improvements BOUNDARY ST (WEST) Sector: 1, 2 and 3 BOUNDARY ST (EAST) Project Type: Public | Private Civic Investment Required: Ribaut Road Streetscape ImprovementsFollowing the same planning model as BoundaryStreet, this plan suggest a series of alternatives toimprove Ribaut Road from its intersection withBoundary Street to the city limits at Mossy OaksRoad to improve the conditions for pedestriansand cyclists. Previously, this corridor functionedas US 21 but has since been downgraded withthe re-designation of US 21 through Parris Island RIBAGateway. As a result, this is no longer a truck route UT Rand GPS devices will help to shift regional traffic to Dthe McTeer Bridge to the south.The current configuration of the corridor isheavily dominated by vehicular traffic eventhough it traverses a residential area withinfrequent sidewalks and no bicycle facilities in Streetscape Projectthe corridor. Additionally, the fact that both theBeaufort Memorial Hospital and the Technical New Street Connection SSPROPOSED RIBAUT RD IMPROVEMENTSSSCONCEPTUAL REDEVELOPMENT ALONG RIBAUT RD CORRIDOR (south of Allison Road) 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 109
    • 5: Community Mobility at Our Speed College of the Lowcountry have facilities on not having a dedicated center turn lane. In other both sides of Ribaut Road, it is very challenging situations, the existing lanes can be evaluated for as a pedestrian to cross the street. The city has lane width reduction (e.g., reducing from 13 foot long managed speeds in the corridor through to 11 foot) to reduce pedestrian crossing times and an artificial speed limit – one that is set well reduce overall traffic speeds (lane width reduction below its actual design speed. Over time this plan have been found to reduce overall speeds). advocates for appropriate land widths, bicycle and pedestrian facilities, landscaping and lighting Regardless, this plan affirms the city’s desire to that is appropriate to a mixed-use corridor with a improve the overall pedestrian and bicyclist moderate amount of traffic. mobility in this corridor, maintain adequate vehicular capacity for both normal operations and Hundreds of similar corridors around the country emergency access to the hospital facilities, and with similar traffic volumes are being evaluated for improve the overall aesthetics for this primary possible road diets to better allocated the existing city gateway. These goals will form the basis pavement and available right-of-way. In some cases, for a specific corridor plan in the future that four lane roads are being to converted to three lane will combine the technical capacity and access roads with bicycle lanes to maintain a similar level requirements of the roadway with the long term of mobility and reduce crashes that come from desires of the communitySSEXAMPLES OF CONCEPTUAL STREETSCAPE ALTERNATIVES FOR RIBAUT RD110 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
    • 5: Community Mobility at Our SpeedThis Page Intentionally Left Blank 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 111
    • 6A Cit y of Walkable Neighborhoods
    • The city will maintain its distinct urban form by encouraging growth and development using the resilient model of walkable, urban, mixed-use neighborhoods established by the historic core of the city. KEY STRATEGIES PRINCIPLES 1: OUR HISTORIC NEIGHBORHOODS WILL CONTINUE TO BE PROTECTED AND CONSERVED TO ENSURE THEIR VITALITY AND ENJOYMENT FOR FUTURE GENERATIONS 2: OUR NEIGHBORHOODS EVOLVE TO ACCOMMODATE INCREASING HOUSING DENSITIES AND NEW BUILDING TYPES 3: OUR NEIGHBORHOODS ARE BASED ON A NETWORK OF SMALL BLOCKS THAT SUPPORT A WIDE RANGE OF HOUSING TYPES AND SIZES 4: SENSITIVE NEIGHBORHOOD INFILL THAT INCLUDES NEW HOUSING TYPES WILL BE SUPPORTED AND ENCOURAGED AND IS NECESSARY TO SUPPORT A THRIVING ECONOMY 5: THE CITY WILL CONTINUE TO SUPPORT AND ADVOCATE FOR A WIDE RANGE OF HOUSING VALUES AS A MEANS TO SUPPORT OUR DISTINCT MIX OF HOUSEHOLDS AND INCOMES 6.1 Building Typologies . . . . . . . . . . . . . . . . . . . . 116 6.2 Sector 1 Neighborhood Strategies. . . . . . . . 120IN THIS CHAPTER 6.3 Sector 2 Neighborhood Strategies. . . . . . . . 131KEY INITIATIVES 6.4 Sector 3 Neighborhood Strategies. . . . . . . . 134 6.5 Sector 4 Neighborhood Strategies. . . . . . . . 140 6.6 Sector 5 Neighborhood Strategies. . . . . . . . 144
    • 6: A City of Walkable Neighborhoods The character and form of buildings along a street are important determinants in creating walkable environments. Successful pedestrian environments are created intentionally through the careful use of appropriate building types, frontages, setbacks, and materials. There are many streets throughout Beaufort’s historic core and older neighborhoods that embody the principles of walkable neighborhoods. Buildings are set up on the sidewalk, with primary entrances oriented toward the street. Storefront windows create visual interest for those walking by. Generous porches and patios allow interior activities to spill out of buildings and invigorate the streetscape. Traditional materials and architectural detailing enrich the streetscape environment and provide a consistency of form. All of these features contribute to pedestrian-friendly streets that continue to be its most resilient model of urban form. With this is in mind, neighborhood plans have been crafted for areas throughout all five sectors in the City of Beaufort. Each plan is uniquely tailored to the existing context of the neighborhood. In some cases, significant changes are envisioned, transforming the character of dilapidated areas and reinvigorating neglected neighborhoods. In other cases, only subtle, strategic changes are proposed, building on the existing strength of vibrant, healthy neighborhoods and enhancing their character. In all cases, the proposed strategies focus on establishing walkable neighborhoods, with a variety of building types reminiscent of the city’s historic downtown core. Among the most frequently expressed concerns at public involvement sessions during the preparation of the Civic Master Plan were the issues of scale and compatibility of development, as it relates to existing neighborhoods. Therefore, the plan responds to these concerns by prescribing building typologies that are derived from the existing Lowcountry vernacular and tailored to the unique context of individual neighborhoods. 6.1 Building Typologies Sector: All Project Type: Private Civic Investment Required: None The Civic Master Plan prescribes the use of building typologies derived from Beaufort’s existing architectural vernacular. In this way, new development and redevelopment are all focused on compatibility, accommodating a variety of different building types in a manner that compliments and enhances existing neighborhoods. Some common building typologies proposed in the various development schemes throughout the plan are described in more detail below.116 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
    • 6: A City of Walkable NeighborhoodsAccessory UnitHistorically referred to as carriage houses orservant’s quarters, accessory dwelling units havelong been a part of Beaufort’s built environment.As the name implies, this type of housingunit is located within an accessory building,typically located behind the primary residentialstructure on the property, and served by mid-block alleys. Accessory units are an ideal way toaccommodate development pressure throughincreased density without changing the characterof the neighborhood. They also are an effectiveway to accommodate affordable rental units ormulti-generational housing arrangements withinestablished neighborhoods.Cottage/House SSACCESSORY UNITSingle-family residential units in Beaufort varywidely in scale. Along this continuum of housingsize and scale, there are several consistent featuresthat help to define Beaufort’s traditional vernacular,including pitched roofs, raised porches and the useof wood, brick and stucco as primary materials. Thesmaller workingman’s cottages were historicallythe primary form of residential building inBeaufort. In many of the proposed developmentschemes this building type is prescribed as a way toaccommodate single-family homes on small lots.DuplexDuplexes are similar in nearly every way to single-family homes except that they are divided internallyto create two single-family dwellings under one SSCOTTAGE HOUSEroof. When used properly, this building typecan be seamlessly integrated within the fabric ofexisting single family residential neighborhoods.Similar to accessory units, duplexes accommodatemore density and affordability in establishedneighborhoods with no negative impact on theoverall character of the neighborhood.Mansion HouseSimilar in character and scale to the historicmansion houses throughout The Point andThe Bluff neighborhoods, this building type isextremely flexible in terms of use and appropriatelocation. Mansion houses may accommodate avariety of uses: single-family residential; apartments(typically 4 to 8 units depending on size); office; SSDUPLEX 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 117
    • 6: A City of Walkable Neighborhoods and mixed-use with retail on the ground floor and residential or office above. Regardless of the use(s) accommodated within the building, the outward appearance of this building type reflects the character of the large historic homes treasured by Beaufort residents. Mansion houses are appropriate in many locations, compatible in established single-family neighborhoods as well as in mixed-use neighborhood centers. Bungalow Court More of a development type than a building type, bungalow courts are a collection of modestly scaled single-family homes organized around a common open space. Homes are arranged to face shared public space and are usually served by a rear alley.SSMANSION HOUSE This arrangement of buildings, typically. has the effect of increased social interaction and civic engagement. Though they are not appropriate in every context, bungalow courts can be especially useful on very deep lots or awkwardly shaped blocks. Townhome Townhomes may be referred to as multi-family or as attached single-family residential. They typically are two to three stories in height, and may be built in rows or incorporated as double or triple height units on the ground floor of larger apartment buildings. The individual units may share walls, but are usually independently owned. The units in a row of townhomes front the same street or public space and are frequently served by a rearSSBUNGALOW COURT alley or parking area. Townhomes are well-suited for transition areas located between lower density, single-family residential neighborhoods and higher density mixed-use neighborhood centers. In certain instances, they also may be appropriate on corner lots or other limited locations within the context of established residential neighborhoods. Live-Work Unit Live-Work units are essentially townhomes with ground floor space specifically designed and used for commercial purposes. Owners of such units operate small businesses on the ground floor and live in the upper floor(s). Instead of porches or stoops at the building entry, the ground floor frontage, typically, is designed with storefront windows and/or awnings. Live-work units are twoSSTOWNHOME118 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
    • 6: A City of Walkable Neighborhoodsto three stories in height, and typically served bya rear alley or parking area. This versatile buildingtype can be used effectively in a wide variety ofcontexts, but is most frequently constructed alongcommercial/mixed-use corridors and in transitionareas located between single-family residential areasand neighborhood centers.Apartment BuildingApartment buildings are larger multi-familystructures, typically 2 to 4 stories in height, whichcontain units and associated amenities. Becauseof its size and scale, this building type is bestsuited for dense neighborhood centers and mixed-use corridors. Depending on the surroundingcontext, the careful use of porches, balconies, rooflines and materials allows apartment buildings SSLIVE-WORKto reflect the vernacular of typical Lowcountryneighborhoods, or the character of mixed-use mainstreet areas. Apartment buildings are most effectivein enhancing the public realm when they are builtup to the street and mixed with a variety of otherbuilding types, as opposed to being concentratedwithin large apartment building complexes.Mixed-Use/Main Street BuildingMixed-use/main street buildings are emblematicof the character that currently exists along BayStreet in downtown Beaufort. They are located inareas that are intended to have the highest intensityof development and the greatest concentrationof pedestrian activity. Although they can takeon a variety of sizes (2+ stories) and scales (fromnarrow lots to entire blocks), mixed-use/main SSAPARTMENT BUILDINGstreet buildings share several distinguishingcharacteristics: A zero setback alignment; astorefront and awning frontage; ground floor retailuse; upper floor residential or office use; and the use SSMIXED-USE / MAIN STREET BUILDING 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 119
    • 6: A City of Walkable Neighborhoods of brick, concrete, stucco and other heavy materials. recommendations for these neighborhoods are to preserve their historic character and to encourage 6.2 Sector 1 Neighborhood Strategies investment necessary to continue to maintain the many historic properties. The success of these areas continues to be tied to the success of Beaufort’s waterfront and downtown. Additionally, some limited (re)development Sector: 1 is proposed at the neighborhood edges along Project Type: Public | Private Carteret Street, Bay Street and Bladen Street, with commercial and mixed-use buildings, as well as Civic Investment Required: Various development associated with University of South Carolina - Beaufort, placed in strategic locations. The Point and The Bluff The plan also proposes uses that accommodate tourists, such as bed and breakfasts and historic The Point and The Bluff neighborhoods offer the inns, to be mixed in with higher density infill greatest collection of well-maintained historic development along Bay Street. In all cases, homes, antebellum architecture and private development is to be regulated so as to ensure gardens in Beaufort, with many properties contextually appropriate design that enhances the having been passed down through families for overall neighborhood character. multiple generations. The primary strategic PIGEON HIGGINSONVILLE POINT THE NORTHWEST OLD QUADRANT DIXON COMMONS VILLAGE THE POINT THE BLUFF DOWNTOWN SSNEIGHBORHOOD IN SECTOR 1120 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
    • 6: A City of Walkable NeighborhoodsOld CommonsThe Old Commons neighborhood is a relativelynarrow residential strip between Carteret Streetand Charles Street. As such, future improvements KING STof the Old Commons neighborhood is to beguided by the plans for the two corridors, as well CHARLES STas the plan for the Boundary Street corridor (east WEST STof Ribaut Road). The neighborhood is to growthrough steady and responsive infill, incorporatinglow impact development techniques to mitigate thestormwater problems on certain low-lying blocks. NORTH STThe Civic Master Plan proposes a redevelopmentof the current Beaufort Post Office to serve as ananchor for the neighborhood. The current PostOffice building, a low, angular, awkward design SSCONCEPTUAL PLAN FOR THE POST OFFICE BLOCKset back from the street and surrounded by a moatof parking, is emblematic of urban dysfunctionand poor civic design in cities and towns all over KI N G STthe country. The proposed redesign of the entireblock reinforces the streetscape with a perimeterof buildings. Parking and a stormwater bioswale WEST(runoff drainage course) are located to the interior Post Office CHARLEof the block. The retail functions of the Post STOffice, including the front-of-house services, parcel S STshipping, postal purchases, and post office boxes,can be moved to Boundary Street (east of RibautRoad) as a key retail anchor for this area. This civic N O RT H STnode is supported by proposed three-story mixed-use buildings along Charles Street and smallerresidential units along West Street. SSEXITING POST OFFICE SITE ALONG CHARLES ST T TH S NOR CH AR LE SS TSSCONCEPTUAL REDEVELOPMENT OF THE POST OFFICE BLOCK 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 121
    • 6: A City of Walkable Neighborhoods Northwest Quadrant The Northwest Quadrant is a historically African- GR EE NE ST American community, with rich history and architecturally unique housing stock. Scattered among the historic housing, are vacant and poorly- maintained properties that have become a blight TO N ST on the community. The Northwest Quadrant plan WI LM ING TO N ST calls for these properties to be redeveloped through H A RR IN G N ST WA SH IN G TO selective demolition, avoiding as many historically contributing structures as possible, and careful infill. The plan phases infill development, using building types that are representative of Beaufort, as well as incorporating some modern building types (townhomes, mansion homes) with appropriate architectural styling. D U KE ST The first phase includes new neighborhood commercial development on Charles and BladenSSEXITING NORTHWEST QUADRANT Existing (left). Vacant lots and dilapidated homes beyond repair represent an opportunity to GREENE ST accommodate a significant amount of growth through infill redevelopment within Beaufort’s existing urban fabric. WILMINGTON ST Phase 1 (next page) Historic homes are repaired and new homes are built in vacant lots to fill in neighborhood blocks. Lots are designed with homes close to the street to reinforce the streetscape WASHINGTON ST environment and new homes are built using traditional Lowcountry vernacular to complement the aesthetic of their historic counterparts. HARRINGTON ST Phase 2 (next page) The large interior block spaces of Beaufort’s deep blocks are utilized to accommodate DUKE ST public amenities and even more growth. Community gardens are cultivated by residents and accessory dwelling units, served by alleys provide additional housing for grandparents, kids returning from college, or young professionals who need a small space to rent.SSCONCEPTUAL INFILL OF NORTHWEST QUADRANT122 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
    • 6: A City of Walkable Neighborhoods DU KE N ST ST G TO RIN HAR ST ON GR T I NG EE LM WI NE STSSPHASE 1 DU ST KE N ST N G TO HA RRI ST T ON I NG LM WI GR EE NE STSSPHASE 2 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 123
    • 6: A City of Walkable NeighborhoodsSSMIDTOWN SQUARE DEVELOPMENT Image Source: Lowcountry Real EstateSSSITE PLAN FOR MIDTOWN SQUARE DEVELOPMENT ALONG BLADEN STREET124 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
    • 6: A City of Walkable NeighborhoodsStreets. The second phase includes infill residentialdevelopment on the perimeter of adjacent blocks,and then development of interior and mid-block PR IN CE STspaces throughout the neighborhood. The block TO N STstructure of the Northwest Quadrant creates ample STbackyard areas that are underutilized. In fact, many W IL M IN GT ON H A R R IN Gof the blocks were originally built with service MONSON ST KI NG STalleys, that have become overgrown and impassable.The neighborhood plan utilizes these mid-blockspaces for accessory dwelling units, communitygardens, and passive stormwater managementfacilities. Mid-block alleys also are reintroduced NO RT H STas a means of access to these uses. The Midtowndevelopment underway in the two blocks boundby Bladen Street, King Street, Adventure Street andDuke Street offers an instructive example of this SSEXISTING JAIL SITEphased infill development strategy.The proposed redevelopment plan for the formerBeaufort County Jail provides another example forneighborhood revitalization through phased infill.The former jail is a beautiful Art Deco buildingthat has been vacant and neglected for decades.It shares a block with the Department of Healthand Environmental Control (DHEC) offices. Theadjacent blocks, occupied by the old School Boardbuilding and the County Health Center, are alsounderused and are included as part of this localredevelopment area. The distinctiveness of the jailbuilding makes it an attractive candidate for reuseas a restaurant, a boutique hotel, or condo units.The plan envisions mixed-use buildings replacingthe DHEC offices. It also recommends the County SSEXISTING JAIL BUILDINGHealth Center and old school board buildingsites be redeveloped with townhomes and urbanmansion-style units, which may be used for senior PRINCE SThousing. The plan also recommends preserving theexisting mature trees and small park areas alongWilmington Street. KING ST HARRINGTON ST WILMINGTON ST MONSON ST NORTH ST SSCONCEPTUAL INFILL OF FORMER JAIL SITE 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 125
    • 6: A City of Walkable Neighborhoods Jail Reuse Possibility PR IN CE ST (Condos or Hotel & Restaurant) Department of Health and Environmental County N ST Control Health Center SO ON M K IN G S T ST ON GT IN LM WI NORTH STSSCONCEPTUAL REDEVELOPMENT OF FORMER JAIL SITE - PHASE 1 Jail Reuse Possibility P R IN C E ST (Condos or Hotel & Restaurant) Neighborhood Park ST N ST SO ON ON M GT IN LM K IN G S T WI NORTH STSSCONCEPTUAL REDEVELOPMENT OF FORMER JAIL SITE - PHASE 2126 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
    • 6: A City of Walkable NeighborhoodsPigeon Point/Basil Green development along the neighborhood’s southern boundary.The Pigeon Point neighborhood has some ofthe greatest variety of recreational opportunities Just to the northwest of Basil Green Park is a largewithin the downtown Beaufort area, including the vacant lot currently owned by the City. The PigeonBasil Green Complex, Pigeon Point Park, and the Point neighborhood plan illustrates how this lotPinckney Park/Boat Landing. Connecting these may be subdivided into multi-family residentialamenities to each other, and to the rest of Beaufort, units to capitalize on the excellent location forthrough greenways and bike lanes, more firmly young families near the park.establishes the Pigeon Point neighborhood as theCity’s recreational hub.The plan proposes the redevelopment of BasilGreen Park and nearby infill development alongWoodward Avenue, Lafayette Street and EmmonsStreet to anchor the western portion of thePigeon Point neighborhood. The Boundary Streetcorridor (east of Ribaut Road) plan serves to guide 1403 Lafayette St LAFAYETTE ST Basil Green Pigeon Point Park PIGEON POINT RD NEWCASTLE ST ROGERS ST BOUNDARY ST (EAST)SSCONCEPTUAL INFILL AND REDEVELOPMENT OF PIGEON POINT AND BASIL GREEN AREA 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 127
    • 6: A City of Walkable Neighborhoods Higginsonville engagement, and provides for a greater density and variety of housing within Beaufort. Much of the Higginsonville neighborhood is occupied by the expansive Beaufort National Given its affordable cost of housing and Cemetery. The rest of Higginsonville is comprised strong proximity to the river and downtown, of residential streets that wrap between the Higginsonville is an excellent location to encourage cemetery and Albegotti Creek. The neighborhood an arts community. A Community Artist Studio plan calls for Higginsonville’s relationship to and Meeting Hall is proposed on the north-south Albergotti Creek and the Beaufort River to Cuthbert Street axis that terminates at Horse Hole be strengthened through the completion of Park. The studio provides an open-air workspace improvements to two small waterfront parks, for artists, as well as public display and gathering Sycamore Park and Horse Hole Park. space in close proximity to neighboring residents. The plan also calls for incremental infill development within Higginsonville’s residential blocks. Proposed accessory dwelling units created at the rear of residential lots allow for a greater density without changing the character of the street or neighborhood. Several blocks include bungalow courts, in which small homes are arranged around interior public open spaces. This traditional arrangement allows for a more efficient use of Higginsonville’s block structure, creates more affordable housing units, promotes civic City-Owned Lots (12 units) Privately-Owned Lots (29 units) LAFAYETTE ST Privately-Owned Lots (12 units) PARK AVE LAFAYETTE ST PALMETTO ST Potential Privately-Owned Artist Lots (5 units) Colony Existing Affordable Housing Complex RODGERS ST to be phased out (40 units) NATIONAL STSSCONCEPTUAL INFILL AND REDEVELOPMENT OF HIGGINSONVILLE128 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
    • 6: A City of Walkable NeighborhoodsSSCIVIC SPACE AS PART OF ARTIST COMMUNITY IN HIGGINSONVILLESSEXAMPLE OF BUNGALOW COURT INFILL 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 129
    • 6: A City of Walkable Neighborhoods Dixon Village Piggly Dixon Village contains a mix of residential blocks, Wiggly BOUNDARY ST (EAST) commercial strip, and some remnant industrial parcels. It is anchored in the southeast corner by HAMAR ST Beaufort Elementary School and in the northwest corner by the Piggly Wiggle shopping complex. Future development along the perimeter of the UNION AVE neighborhood is to be guided by the corridor plans for Ribaut Road and Boundary Street (east of Ribaut Road), including a proposed redevelopment for the Piggly Wiggly shopping center. The plan RIBAUT RD is for the rest of the neighborhood to grow in the form of incremental infill development. The amenity of a nearby elementary school is attractive to young families. Thoughtful infill development should seek to allow young families to buy into the neighborhood at an affordable price point. Beaufort ElementarySSCONCEPTUAL REDEVELOPMENT OF DIXON VILLAGE Piggly Wiggly ) ST (EA ST RY DA UN BO RIBAUT RDSSILLUSTRATION OF PIGGLY WIGGLY SHOPPING CENTER REDEVELOPMENT CONCEPT (Looking east)130 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
    • 6: A City of Walkable Neighborhoods 6.3 waterfront access in the city. As such, preserving Sector 2 public access to the water is a primary consideration in the proposed development plan for this Neighborhood property. The plan envisions a public park and Strategies waterfront trail created along the northern edge of the property, linking with a trail system that creates Sector: 2 a 2.5 mile loop around the headwaters of Battery Creek and connects to the Spanish Moss Trail. The Project Type: Public | Private plan recommends a small portion of the property Civic Investment Required: Spanish Moss Trail, be included as part of a redevelopment of the Public Park Beaufort County complex to the northeast. Yet, the plan illustrates the majority of the Harvey PropertyHarvey Property developed with single-family homes. A community center with a pier extending into Battery Creek isThe Harvey Property is a forested parcel of land on the focal point of the development.Battery Creek, near the Beaufort County complex.It is one of the largest undeveloped properties with HARVEY PROPERTY NORTH END DEPOT AREASSNEIGHBORHOOD PLANS - SECTOR 2 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 131
    • 6: A City of Walkable Neighborhoods D SH R MAR HUGUENIN DR OAKLAWN AVESSILLUSTRATION OF HARVEY PROPERTY CONCEPTUAL DEVELOPMENT PLANSSILLUSTRATION OF HARVEY PROPERTY CONCEPTUAL DEVELOPMENT PLAN (Looking north)132 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
    • 6: A City of Walkable NeighborhoodsNorth End SPAN ISH M OSS T RAIL NORTH STTo the southwest of the Harvey Property,across the Spanish Moss Trail, is the North Endneighborhood. This area enjoys waterfront access RDon Battery Creek and beautiful views across the GEtidal marshes, but is relatively isolated from the rest ITA ERMof the City. As a result, only a few large residential NHlots occupy the area.The construction of the Spanish Moss Trail andthe introduction of new street connections opensthis area up for redevelopment. The plan calls forfootpaths to connect the Spanish Moss Trail to SSEXISTING NORTH END SITEwaterfront parks, with piers extending into Battery SPACreek. Approximately 70 units are envisioned, NIS HM OSS TR Ausing mostly small lots clustered around waterfront ILparks and internal open space. With access toboth Battery Creek and the Spanish Moss Trail, NORTH STthese highly desirable units are likely to generateconsiderable value within the Beaufort real estate RDmarket. GE ITA ERM NH SSPROPOSED PLAN FOR NORTH END INFILL SITE D AG E R RMIT N HE SP AN IS H MO SS TR AI LSSCONCEPTUAL ILLUSTRATION OF PROPOSED NORTH END INFILL NEIGHBORHOOD (Looking east) 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 133
    • 6: A City of Walkable Neighborhoods 6.4 The plan shows these parcels adjacent to the new Sector 3 Spanish Moss Trail, and redeveloped with a variety multi-family and single family housing types that Neighborhood embrace the trail and extend the surrounding Strategies street network. Townhomes and single family lots are served by rear alleys allowing streets to be Sector: 3 unimpeded by driveways and garages. Community gardens and a civic structure are integrated Project Type: Public | Private within the development at a location adjacent to Civic Investment Required: Various the Spanish Moss Trail, creating an amenity for residents as well as trail users. Stormwater bioswales are incorporated into the design of the trail and Brotherhood Road Redevelopment Plan elsewhere in the community to passively manage In the southeastern part of Beaufort, just north runoff from the development. of Southside Park, two dilapidated multi-family residential complexes front either side of a short street called Brotherhood Road. TCL BMH ROGERS DR MYSTIC DR REDEVELOPMENT INFILL BATTERY CREEK BROTHERHOOD RD NEIGHBORHOOD S RIBAUT INFILL SOUTHSIDE WADDELL RD INFILL ARTHUR HORNE NATURE PRESERVE SSNEIGHBORHOOD PLANS - SECTOR 3134 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
    • 6: A City of Walkable Neighborhoods RD OD HO HER OT BR BROTH ERHOO D WAYSSCONCEPTUAL ILLUSTRATION OF BROTHERHOOD RD REDEVELOPMENT L TR AI OSS ISH M SPAN BROTHERHOOD WAY BROTHERHOOD RD SOUTHSIDE BLVD K RD Y CREE BAT TERSSCONCEPTUAL REDEVELOPMENT PLAN OF BROTHERHOOD ROAD 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 135
    • 6: A City of Walkable Neighborhoods Mystic Drive Neighborhood Infill The Mystic Drive infill plan illustrates the ideal TD R H POIN pattern of redevelopment in the largely vacant area IS SPAN of land between Ribaut Road and Mystic Drive in southern Beaufort. The plan preserves several single family homes, existing businesses and the Cornerstone Christian Church, while creating a new connection from Ribaut Road to Mystic Drive and providing new opportunities for development. Proposed mixed-use development along the western edge of Ribaut Road accommodates medical office uses, similar to what currently exists in the area, MYSTIC DR E as well as housing and retail uses that serve the RIBAU Battery Creek neighborhoods, to the west, and the Spanish Point neighborhood, across Ribaut Road T RD to the east. A transition in building height and scale occurs, from the mixed-use corridor along Ribaut Road to the single family residential neighborhood along Mystic Drive, in order to accommodate infill development in a contextually appropriate manner. Rodgers Drive Redevelopment FIRST BLVD The Rodgers Drive redevelopment plan engages an underutilized parcel located immediately south of the existing Cottage Farms neighborhood. TheSSCONCEPTUAL PLAN OF MYSTIC DRIVE INFILL property is located along the proposed Spanish Moss Trail and has superb access and views to the tidal marshes of Battery Creek. It is currently occupied by a mobile home park and is likely to IL RA face redevelopment pressure in the near future. ST LN OS VE M DO The plan envisions single family homes organized H IS AN around a preserved community structure and SP oriented to maximize views to Battery Creek. Public space is preserved along the tidal marshes and incudes a pier extending over the water. Finally, an extension of Dover Lane into the Rodgers Drive redevelopment provides another connection for the isolated Cottage Farms neighborhood, which, as it currently exists, is essentially a large cul-de-sac with one entry point. Providing another connection RO to the broader grid improves access from Cottage GE RS Farms to the Spanish Moss Trail, decreases the DR response time of emergency services and alleviates traffic volume on Allison Road.SSCONCEPTUAL PLAN FOR REDEVELOPMENT FOR ROGERS DR136 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
    • 6: A City of Walkable NeighborhoodsBattery Creek Road Redevelopment KR D YC REEA current subdivision organized around a small BAT TERclose off area of Battery Creek Road is reimaginedas a connected part of the greater network. Newconnections to Center Drive West and Acorn HillAvenue join the existing infrastructure and openup the awkward interior spaces of blocks for infillhousing development. New alleys accommodatesmall residential lots and allow for greater lotcoverage to be devoted to building space asopposed to driveways. The current stormwatermanagement facility is preserved and landscapedwith native plants to provide an attractive focalpoint for the area.Southside Park RedevelopmentIn addition to the proposed improvementsto Southside Park, the plan recommends SSEXISTING CONDITIONSredevelopment of vacant and underutilized parcels L AIaround the park to provide for a variety of housing TR SSoptions. A more regular pattern of housing is MOintroduced next to the park between Talbird ISH ANRoad and the Southside Park Loop Road. This SPcapitalizes on the demand for housing adjacent tothe park, and offers more security within the parkby providing eyes on the park.The plan recommends that the southern portion RD Kof the Southside Park Loop Road be extended to RE E Cprovide a continuous connection from Battery E RY TTCreek Road through the park to the redeveloped BAblocks to the east. New housing development alongthe northern edge of the park capitalizes on anexisting alley and helps to reinforce the streetscapeedge along Southside Boulevard. BL AC K O AK CI R CENTER DR ILL AVE ACORN H SSCONCEPTUAL REDEVELOPMENT PLAN FOR BATTERY CREEK RD 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 137
    • 6: A City of Walkable Neighborhoods Mixed-Use Redevelopment Potential Civic Structure Residential Redevelopment RD SOUTHSIDE BLVD RIBAUT D EK R CRE T E RY BAT Southside TALBIRD RD Waddell Park Gardens WADDELL RD Waddell Road InfillSSSOUTHSIDE NEIGHBORHOOD REDEVELOPMENT PLAN & WADDELL RD INFILL PLAN TALB IRD RD VD E BL H SID UT SOSSVIEW OF SOUTHSIDE NEIGHBORHOOD SHOWING CONCEPTUAL INFILL AND REDEVELOPMENT138 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
    • 6: A City of Walkable NeighborhoodsWaddell Road Infill and RedevelopmentThe plan envisions new single-family FIRST BLVDredevelopment in the neighborhood along WaddellRoad, between Southside Park and Arthur HorneNature Preserve, stimulated by improvementsto those parks and the Spanish Moss Trail. Theplan extends Harvey Road from Ivy Lane throughGrinkley Place to meet with Sergeant Drive,creating a continuous street and completing theblock structure in the area. A system of rear alleys RIBAUT RDis introduced to allow rear access garages and toemphasize an attractive streetscape environmentalong Waddell Road and the streets to the south. MCTEE R CIRCLESmall interior block spaces between the rear alleys OYSTER COVER RDprovide ideal spaces for small playgrounds and dogruns.South Ribaut Road Neighborhood Infill MOSSY OAKS RDBuilding on existing street stubs and cul-de-sacs,the plan introduces a coherent street network toaccommodate new development in the large blockbound by Ribaut Road, Southside Boulevard,Talbird Road and Waddell Road. Multi-familydevelopment is accommodated in the interiorof this area, with a focus on creating a consistentstreetscape environment. Low-lying areas, such as SSSOUTH RIBAUT RD NEIGHBORHOOD INFILL PLANthe Waddell Gardens Nature Preserve, are set asideto accommodate stormwater runoff and providewildlife habitat area. WA D DE LL RD R D AUT RIB SSCONCEPTUAL ILLUSTRATION OF RIBAUT RD (SOUTH) REDEVELOPMENT 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 139
    • 6: A City of Walkable Neighborhoods 6.5 lots individual uses to the east and west. This Sector 4 unnecessarily large amount of asphalt gives the area Neighborhood a harsh atmosphere and prevents any meaningful activity along Boundary Street or streets within the Strategies strip center. Sector: 4 The plan shows this area retrofitted with buildings that define the street edge, both along Boundary Project Type: Public | Private Street (west of Ribaut Road) and internal Civic Investment Required: Various connections throughout the peninsula. Recently constructed buildings, existing hotels and a major big box tenant are maintained on the site and Greenlawn Drive / Marsh Gardens / Beaufort complimented by new mixed-use development. Town Center The northern portion of the redevelopment area Greenlawn Drive extends north from Boundary transitions quickly from mixed-use to multi-family Street (west of Ribaut Road) along a small to small-lot single family development. The edges peninsula of land stretching out into the marshes of the peninsula are maintained as a linear public of Albergotti creek. The dominant use in the park winding along the tidal marsh. The northern area is currently parking. Roughly eight acres tip of the peninsula is punctuated by a large of uninterrupted parking lots serve the strip structure intended to serve as a civic use or possibly retail Beaufort Town Center, with more parking an assisted living facility with views and access to the marsh. BELT BEAUFORT BUCKLE TOWN CENTER PARK BEAUFORT PLAZA BATTERY CREEK HIGH SCHOOL AREASSNEIGHBORHOOD PLANS - SECTOR 4140 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
    • 6: A City of Walkable NeighborhoodsHogarth Street Neighborhood / Belt BucklePark WestSet between Polk Village to the west and theplanned Belt Buckle Park to the east the area alongHogarth Street is a planned neighborhood thattakes advantage of its dual adjacency to the marshand the mixed-use shopping environment alongBoundary Street (west of Ribaut Road). The largelyvacant tract located behind two hotels is a primeparcel for medium density infill neighborhoodcomprised of small lot and attached building types Image Source: Dover, Kohl and Partnerssimilar to the Midtown area near Bladen Street.With direct access to the marshes of AlbergottiCreek and the proposed Belt Buckle Park, this areahas a framework of parks and civic space that is wellsuited to support a large number of housing units ata walkable scale. SSILLUSTRATION OF BELT BUCKLE PARK GREENLAWN DR R ANK D R IV E R B Belt Buckle HOGARTH ST BUR Park NSI DE ST Jean Ribaut Square PEARL ST ST (W ES T) BO UN DA RYSSCONCEPTUAL REDEVELOPMENT PLAN FOR GREENLAWN DR / HOGARTH ST / BELT BUCKLE PARK 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 141
    • 6: A City of Walkable Neighborhoods Battery Creek High School Area Due to the high prevalence of infill opportunities with existing infrastructure, it is not expected that greenfield development will be necessary to accommodate future growth in Beaufort for an extended period of time (perhaps even 20+ years). The focus of the Civic Master Plan is neighborhood revitalization strategies that seek to leverage resources in support of Beaufort’s existing neighborhoods. Battery Creek That said, some development schemes have High School been presented in Beaufort’s peripheral areas to provide an instructive example for greenfield development whenever that need should arise. The small neighborhoods near Battery Creek High School, west of the Beaufort city limits, offer such an example. Key road connections are proposed to establish a coherent street networkSSEXISTING CONDITIONS CO U NTY SHE D RD RIVERS HILL RD CALICO CT JE NN IN GS RD Battery Creek High SchoolSSILLUSTRATIVE PLAN OF BATTERY CREEK HIGH SCHOOL AREA142 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
    • 6: A City of Walkable Neighborhoodsand link previously isolated neighborhoods.Blocks are developed incrementally, and largeportions of land used as small hobby farmsuntil development pressure necessitates furtherresidential development. Even in the beginningstages of this process, important decisions are madethat begin to establish walkable neighborhoodcharacter in the future. Significant locations atthe termination of vistas are set aside for civicsites. Neighborhood centers are established, byallowing limited commercial and mixed-uses incentral locations that are within walking distanceto the majority of homes. Parks and trail needsare identified and critical connections are made toexisting regional systems. This care and attentionto detail at the outset ensures that the incrementaldevelopment which is expected to occur over theyears contributes to the neighborhood as an asset,instead of accommodating growth in a haphazardmanner. SSCONCEPTUAL ILLUSTRATION OF BATTERY CREEK HIGH SCHOOL AREASSCONCEPTUAL ILLUSTRATION OF HOBBY FARMS ON INDIVIDUAL LOTS 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 143
    • 6: A City of Walkable Neighborhoods SEA 6.6 Sector 5 Neighborhood Strategies ISL AN DP ARK WA Y Vista Area Sector: 5 Whitehall Project Type: Public | Private Civic Investment Required: None Whitehall The old Whitehall Plantation property, currently vacant, sits directly across the river from downtown Beaufort near the bridge from Carteret Street to Lady’s Island (US Business Route 21). The property offers impressive views of the BeaufortSSBIRD’S EYE AERIAL OF WHITEHALL PROPERTY HAMILTON VILLAGE WHITEHALL LADY’S ISLAND VILLAGE CENTERSSNEIGHBORHOOD PLANS - SECTOR 5144 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
    • 6: A City of Walkable NeighborhoodsRiver, with downtown Beaufort just beyond. Theplan envisions the site developed as a traditionalneighborhood, with the northwestern tip of theproperty preserved as public open space for theregional parks and greenway system. The planillustrates one major entrance to the property, Vista Areamarked by a civic or religious structure, and a SEpublic green defined by townhouses and mixed- A ISL ANuse buildings. The town center green includes D PA Ra diversity of uses, while land closer to the river KW AYis primarily residential, including apartment Whitehallbuildings, townhouses, and single-family houses. Aproposed public dock provides another connectionto downtown Beaufort or other destinations fromthe river. Developed using this approach, theWhitehall property becomes a logical extensionof downtown that compliments, but does notcompete with, the historic core. SSCONCEPTUAL PLAN FOR WHITEHALL AND THE VISTA AREASSCONCEPTUAL ILLUSTRATION OF THE WHITEHALL AREA NEIGHBORHOOD 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 145
    • 6: A City of Walkable Neighborhoods Hamilton Village Hamilton Village is a small area along the Beaufort River within the limited area of land on Lady’s Island that is within Beaufort’s jurisdiction. The area is adjacent to the Lady’s Island Marina, enjoys waterfront access and is within walking distance to the Whitehall redevelopment area and the Lady’s Island Village Center. The plan recommends development in this area to accommodate higher density residential and SE limited commercial uses, to capitalize on the AI SL AN desirability of the waterfront location. Building D PA R KW forms create a consistent, attractive streetscape AY environment, and a pedestrian friendly network of streets ties into nearby activity centers. S ON MM SUNSET BLVD Lady’s Island Village Center CO D Lady’s Island Village Center is a regional AN SL commercial center at the intersection of Sea Island SI DY Parkway and Lady’s Island Drive/Sam’s Point Road. LASSILLUSTRATIVE PLAN OF HAMILTON VILLAGESSCONCEPTUAL ILLUSTRATION OF TOWNHOMES AROUND A SMALL PARK (see next page for location)146 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
    • 6: A City of Walkable NeighborhoodsExisting development in the area is typical of asuburban strip pattern of retail, catering almost Yexclusively to automobile traffic. Over time, infill LAN D PKW S E A ISdevelopment and redevelopment will create a moreconnected and coherent pattern of circulationthrough the area and reinforce the streetscape withbuilding types that define a consistent urban streetedge to improve the pedestrian environment andgeneral aesthetics. Nearby residential developmentas well as mixed-use buildings within Lady’s IslandVillage Center, will bring more housing to the area LA DYat a walkable density. The perimeter of parking ’S ISlots set aside for existing shopping centers will be LA Sam’s NDgradually filled in to create real urban blocks that RDcater to pedestrians and bicyclists, in addition to Point Rdthose travelling by car from elsewhere. Finally, Parkthe development of Sam’s Point Road Park willbegin to provide a civic anchor and focal pointfor redevelopment in the area, creating a sense ofidentity and opportunity for recreation. SSILLUSTRATION OF LADY’S ISLAND VILLAGE CENTER SU NS ET BLVD D RD Sam’s L AN Point Rd IS DY ’ S Park LA SE AI SL AN DP KW Y FER RY RDSSILLUSTRATIVE PLAN OF LADY’S ISLAND VILLAGE CENTER REDEVELOPMENT 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 147
    • 7A Cit y of Grand Civic Institutions
    • The physical growth and programmatic expansion of our educational institutions, religious organizations and health care facilities are critical to our economic base and our long term quality of life. Key Strategies principles 1: support the expansion of USC-Beaufort’s footprint on their existing campus along carteret street and around bellamy curve to boundary street 2: support the expansion of The technical college of the lowcountry and Beaufort memorial hospital as prominent employers and civic landmarks 3: coordinate the parking needs of the technical college of the lowcountry and Beaufort memorial hospital to minimize impervious surface and driveways 4: schools and churches are important civic infrastructure for our walkable, urban fabric and should be encouraged as integral and compatible elements of our neighborhoods 5: Local governments in Beaufort will work together to provide public services through the efficient and strategic location of facilities 7.1 University of South Carolina - Beaufort. . . . 153 “One of the ways we strengthen our 7.2 Technical College of the Lowcountry . . . . . . 156 community and make it attractive to others is by building within. The strong cultural,In this chapter 7.3 Beaufort Memorial Hospital. . . . . . . . . . . . . 158key initiatives artistic, and education-oriented community 7.4 Fire & Public Safety. . . . . . . . . . . . . . . . . . . . . 160 we have is in many ways the heart and soul of Beaufort, even beyond the water and the 7.5 Elementary/Secondary Schools . . . . . . . . . . 162 beautiful vistas. “ -Mayor Billy Keyserling 7.6 Churches & Other Religious Buildings . . . . . 164
    • 7: A City of Grand Civic Institutions As a mid-size regional center, attracting and maintaining successful institutions is crucial to Beaufort’s competitiveness in a global economic environment. The social and economic leverage that major institutions provide is becoming increasingly important as our national economy continues to shift away from manufacturing to professional, service, and administrative jobs. Communities with strong civic institutions attract both “Creative Class” professionals, as well as other individuals, such as active retirees, seeking the programs and services offered by such facilities, and have a competitive advantage in quality of life relocation decisions of new businesses and residents. Beaufort already has a strong institutional presence through three major institutions: The University of South Carolina at Beaufort (USCB), The Technical College of the Lowcountry (TCL), and Beaufort Memorial Hospital (BMH). In spite of recent turbulent economic cycles, these institutions continue to provide local stability and regional significance to the City. Along with Beaufort’s numerous churches, schools, and civic organizations, these major institutions lend a prominent social and economic identity to complement the striking geographic characteristics that more frequently define the city. This plan facilitates the growth and expansion of these civic institutions as a means to economic stability within the City by encouraging more compact and efficient development practices, better use of constrained campuses, and advocating for continued programmatic cooperation between the major institutions. Additionally, this plan seeks to break down the various campus barriers by encourage each to think about the palette of the City as an extension of their campus though the construction of various “off-site” elements, such as student and workforce housing, classroom space, and general office use.152 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
    • 7: A City of Grand Civic Institutions 7.1 Sector: 1 University of South Carolina - Beaufort Project Type: Public | Private Civic Investment Required: Boundary Street(east of Ribaut Road) Road Diet, Bellamy Curve ImprovementsLocated at Bellamy Curve, where Boundary Street SSExisting USCB Buildingturns to meet Carteret, the University of SouthCarolina - Beaufort (USCB) occupies one of themost prominent corners in Beaufort. USCB isthe primary institutional stakeholder and anchorof the downtown peninsula. Due to its uniquelocation, USCB has the notable potential forgrowth along two of Beaufort’s most prominent Bellamy Boundary st (East)corridors, Boundary Street (east of Ribaut Road) Curveand Carteret Street (to the south). This strategiclocation facilitates additional growth along thesecorridors, contributing a valuable consistency ofstreetscape and quality of the public realm to thecity.The Civic Master Plan recommends a campusgrowth pattern focusing on a historic, academicquad-style design, organized around the existingbuildings on campus and along Carteret Street.Parking is accommodated on-street in the blockssurrounding USCB to alleviate the need for CARTERET stunsightly and environmentally unfriendly pavedlots. Many students are also accommodated in on-campus housing to lessen the need for commuterlots and parking areas.In the short term, the plan proposes housing for200 to 400 students in on-campus facilities andadds 30,000 to 50,000 square feet of classroom, USCBfaculty office, and recreational space. As a vitalcomponent of the plan, the campus partners withthe City to utilize adjacent property along theBeaufort River to create a civic, public amenityfocused at Bellamy Curve. SSConceptual plan for USCB & Bellamy Curve 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 153
    • 7: A City of Grand Civic Institutions C ARTERET s t a ry s t boundSSView of Bellamy Curve from Marsh with conceptual infill (looking west down Boundary Street) C ARTERET s tSSUSCB - conceptual illustration of additional academic buildings and housing154 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
    • 7: A City of Grand Civic InstitutionsIn the long term, the continuous growth of the a specific opportunity for adaptive reuse to USCB.campus population supports mixed-use infill The renovation and reuse of this building as a newand redevelopment along Boundary Street USCB student center is an ideal strategy because(east of Ribaut Road) and Carteret Street, of its location near proposed student housing andstimulating positive reinvestment in retail and its ability to create a western anchor for the USCBservices businesses along these corridors and in campus along the Boundary Street corridor (eastrehabilitation efforts in the surrounding residential of Ribaut Road). More detailed recommendationsneighborhoods. for the redevelopment of this block are discussed in Chapter 4 of this plan.The Boys and Girls Club building located at thecorner of Boundary Street and Newcastle Street inthe Northwest Quadrant neighborhood provides Boundary st (east) Bellamy Curve Fire Station Potential USCB Student CenterSSPotential USCB Student Center and Student Housing along Boundary StreetSSillustration of conceptual mixed-use along boundary street (looking east down Boundary Street) 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 155
    • 7: A City of Grand Civic Institutions 7.2 opportunity for student and faculty interaction, Technical College and provides a vital connection to the Spanish Moss of the Lowcountry Trail. The lawn is framed by academic buildings and punctuated by a large quad at the corner of Sector: 2 Reynolds Road and Ribaut Road. Project Type: Public Parking needs are accommodated in a deck with direct access to Reynolds Road. Bike lockers are Civic Investment Required: Ribaut Road provided in the deck, which sits adjacent to the Improvements Spanish Moss Trail, catering to students and faculty that live elsewhere in the city and commute to The Technical College of the Lowcountry and campus via the trail. Beaufort Memorial Hospital occupy the most geographically constrained portion of the Student and faculty housing is primarily provided Beaufort/Port Royal peninsula. Pinched between in facilities located across Ribaut Road along the the waters of the Beaufort River and Battery Beaufort River. Creek, these two civic institutions jostle for space on an isthmus of land that is just over 1/10 of a Bookstores, coffee shops, restaurants and other mile wide at its narrowest point. Together, these commercial uses are located in mixed-use buildings institutions and their associated redevelopment along Ribaut Road and cater to TCL students strategies represent a major employment center and and faculty as well as employees and patients of provide a key strategic opportunity for coordinated Beaufort Memorial Hospital to the south. redevelopment. This traditional arrangement of buildings around a The plan for TCL proposes a more traditional formal campus lawn creates a primarily pedestrian campus environment with a generous academic environment, while the vibrant mixture of lawn stretching west from Ribaut Road to the residential, academic, medical and commercial Spanish Moss Trail. The lawn serves as the uses transforms the area from a strictly commuter focal space within campus, offers the primary environment into a vibrant all-hours destination.SSConceptual illustration of TCL gateway156 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
    • 7: A City of Grand Civic Institutions Spanish Moss Trail Reynolds St Beaufort River ribaut rd Battery CreekSSexisting conditions - TCL Reynolds St ribaut rd Spanish Moss TrailSSConceptual TCL masterplan 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 157
    • 7: A City of Grand Civic Institutions 7.3 The building types used, especially along Ribaut Beaufort Memorial Road are intended to create a seamless transition Hospital from the medical environment of the BMH campus to the academic environment of the TCL campus Sector: 3 to the north, Project Type: Public The manner in which vehicular and pedestrian circulation are organized throughout the BMH Civic Investment Required: Ribaut Road campus is critical, as pedestrians, bicycles and Improvements, Allison Road Improvements cars are in clear competition for space within the constrained land around BMH. Therefore, a careful The plan for Beaufort Memorial Hospital (BMH) circulation strategy focused on complete streets suggests a long-term vision for accommodating that effectively accommodate pedestrians, bicyclists significant campus growth within the very and cars alike will be necessary for the successful constrained land area around the hospital campus. redevelopment of the hospital campus. A new hospital tower and parking structure is Ribaut Road offers the primary access to BMH proposed on a site immediately south of the and a direct connection to the pedestrian existing hospital tower. environment of the TCL campus to the north. The redevelopment of this corridor calls for more on- Trails along the Beaufort River offer pedestrian street parking and improvements to the pedestrian connections throughout the BMH campus and the environment such as wider sidewalks and planting nearby TCL campus. strips to buffer pedestrians from moving traffic. The New medical offices and mixed-use buildings are construction of bike lanes, a multi-use path or an arranged with parking on the interior of blocks urban boulevard may also be appropriate strategies to create a consistent streetscape environment to offer a more effective streetscape environment, along Ribaut Road and offer attractive office and without compromising emergency access and the residential frontage along the Beaufort River. free flow of traffic to and from the BMH campus. Battery Creek ribaut rd Beaufort River Kate Gleason Park allison rd SSexisting conditions - BMH158 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
    • 7: A City of Grand Civic InstitutionsThe connection to the Spanish Moss Trail viaAllison Road is also a critical component forredevelopment in this area. The Allison Roadstreetscape will be appropriately detailed toemphasize the pedestrian connection from themajor employment center at BMH to the major reynolds rdpedestrian/bicycle corridor along the Spanish Moss spanish moss trailTrail. This will encourage more non-motorizedcommutes and establish an important local openspace network connecting the Spanish Moss Trail, TCLTCL, BMH, Kate Gleason Park, Battery Creek andthe Beaufort River.Directly across Battery Creek from BMH, PolkIsland is a small undeveloped piece of property with ribaut rd Polklimited accessibility. At about 5 acres, Polk Island is Islandan ideal size to accommodate a private conference/retreat center with 10 to 12 overnight cabins and amain dining and meeting facility. The island’s closeproximity to the TCL and BMH campuses, make itan ideal location for events and conferences hosted BMHin conjunction with the two institutions. Whileautomobile access to Polk Island is somewhatrestricted, its location along the Spanish Moss Trail,as well as a boardwalk connecting the island to allison rdthe BMH campus, tie the conference center into arobust system of local trails and open spaces. SSConceptual plan for Tcl & bMH Battery Creek Polk Island Boardwalk d tr au ribSSconceptual illustration of TCL & BMH redevelopment along ribaut rd 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 159
    • 7: A City of Grand Civic Institutions 7.4 Sector: All Fire & Public Safety Fire Station Project Type: Public Civic Investment Required: Boundary Street (east of Ribaut Road) Fire Station, Ribaut riba Road South Fire Station, Beaufort Plaza Fire ut r Station d The Beaufort Fire Department provides fire services First BLVD to the City of Beaufort, The Town of Port Royal and surrounding areas. As Beaufort and Port Royal SSRibaut rd Headquarters grow in area and population, new public safety facilities will be needed to provide an adequate level of service for the area’s residents. The Civic Master Plan has identified several potential locations for the construction of new fire and public safety stations, including a new fire headquarters which is anticipated to be a need within the next 5 years. boundary st The intersection of Ribaut Road and First Boulevard has been identified as an ideal location newcastle st Fire church st for a new fire department headquarters because it Station offers quick response times, via the Ribaut Road corridor, to locations in Beaufort and Port Royal. Several potential sites near this intersection are congress st suitable to accommodate a new headquarters. Moving the fire department headquarters from its current location across from the Beaufort County Government to a site near the intersection SSboundary st station of Ribaut Road and First Boulevard is likely to temporarily decrease response times to the downtown Beaufort peninsula and the Beaufort y W Plaza area. As a result of this and expected pk l population growth, new neighborhood fire stations al sm will be necessary to provide effective fire coverage rt be throughout the city. Two specific sites have been Ro identified to meet this need, one in Beaufort Plaza along the Spanish Moss Trail, and one at the Fire southeast corner of Boundary Street and Church deanne dr Station Street near the current Boys and Girls Club building. These sites are ideally spaced to provide adequate coverage to different parts of the city and s pa are located next to civic uses that will complement nis hm o ss their function. tra il SSBeaufort plaza station160 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
    • 7: A City of Grand Civic Institutions 2 3 1 - Engine Response Area - Existing Fire Station 1 - Proposed Ribaut Road Headquarters 2 - Proposed Boundary Street Fire Station 3 - Proposed Beaufort Plaza Fire StationSSexisting and proposed fire station locations 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 161
    • 7: A City of Grand Civic Institutions 7.5 of traffic patterns and overall circulation during Elementary/ peak hours. Strategies for improving the Beaufort Secondary Schools Elementary School environment include increased collaboration with the City of Beaufort Police Sector: All Department and a focus on infill residential housing in downtown that will accommodate more Project Type: Public | Private families with school-age children within walking Civic Investment Required: None distance of the school. Beaufort Elementary School Beaufort Middle School and Mossy Oaks Elementary School With an enrollment of approximately 650 students, Beaufort Elementary School is located Beaufort Middle School and Mossy Oaks in downtown Beaufort at the corner of Bay Street Elementary School are located on Mossy Oaks and Hamar Street. Most of those students are Road near the intersection with Duncan Drive. dropped off and picked up from the school by car, Improvements to this school environment are creating a challenging situation for the management focused on the Mossy Oaks Road streetscape. In 2 1 5 8 4 6 3 1 - Battery Creek High School 7 2 - Beaufort Elementary School 3 - Beaufort Middle School 4 - Beaufort High School 5 - Burroughs Avenue School 6 - Lady’s Island Middle School 7 - Mossy Oaks Elementary School 8 - Robert Smalls Middle SchoolSSschool locations162 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
    • 7: A City of Grand Civic Institutionsits current condition, Mossy Oaks Road does notprovide a safe environment for students to walk orbike to school. Sidewalks along the road are at thesame grade as vehicular traffic and are not bufferedfrom traffic lanes by a planting strip. Further, Beauforttraffic lanes constitute approximately 40 to 45 feet Middle Schoolof roadway width, which encourages fast trafficspeeds and results in an unnecessarily wide crossingdistance for pedestrians. moss y oaks rdPotential strategies for redeveloping Mossy Oaks Mossy OaksRoad include planting strips, bike lanes, a reduction Elementaryin travel lane width, and planted medians, especiallyat intersections, to shorten crossing distances. As apossible alternative to some of these improvements, SSexisting conditions - mossy oaks rdan off-street multi-use path might be constructedwithin the generous Mossy Oaks Road right-of-waylinking the schools to the Spanish Moss Trail. Theseimprovements will create a pedestrian-sized campusdistrict around the two schools that encourages Jon es aveslower traffic speeds. burroughs ave frEstablishing a direct connection to the Spanish as erMoss Trail will be critical to provide safe bicycle drand pedestrian access to students throughoutBeaufort. In the short-term, trail heads at BroomeLane and Brotherhood Road provide nearby access bull stto the Spanish Moss Trail. Over the long-term, itmay be possible to create a park and major trailhead by extending Mossy Oaks Road to meet the SSexisting conditions - burroughs ave. SchoolSpanish Moss Trail. This would establish MossyOaks Road as a primary east-west pedestrian/bicycle connection across the southern Beaufortpeninsula, linking the neighborhoods along the Jon es aveSpanish Moss Trail to the two schools, BatteryCreek and the Beaufort River.Burroughs Avenue School burroughs aveHaving previously served as the school building forRiverview Charter School, the Burroughs Avenueschool facility is currently occupied by the Holy frTrinity Classical Christian School, a ministry of asthe Parish Church of St. Helena. Due to its ideal er drfunction and location as a civic anchor embeddedwithin an existing residential neighborhood, thisproperty should be supported and maintained as aschool environment with active park facilities. Asthe school building ages and needs to be repairedor replaced, it is recommended that a redeveloped bull stbuilding be located closer to the sidewalks alongBurroughs Avenue and Bull Street to create a moreconsistent streetscape environment. SSplan of burroughs ave school and park 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 163
    • 7: A City of Grand Civic Institutions 7.6 applies traditional notions of community design Churches & Other to Beaufort’s neighborhoods, allows churches to Religious Buildings function as civic anchors and satisfies the growing demand for religious expression that is expected to Sector: All accompany Beaufort’s growing population. Project Type: Private Civic Investment Required: None The religious traditions of the Lowcountry are very much intertwined with the history of Beaufort as evident through the city’s numerous historic churches and places of worship. These institutions are the civic heart of the city’s neighborhoods and will continue to serve that function in the future. Potential In many instances, the Civic Master Plan suggests Future Church unspecified civic uses within neighborhoods. Location Typically established in prominent locations, these civic sites are ideally suited to accommodate new church congregations as the focal point of neighborhood redevelopment. Establishing places of worship on these prominent sites SSExample Church Site Beaufort House of God Central Baptist Church Baptist Church of Beaufort St. Helena’s Episcopal Church Grace Chapel AME Church SSexisting religious buildings in downtown Beaufort164 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
    • 7: A City of Grand Civic InstitutionsThis Page Intentionally Left Blank 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 165
    • 8Mixed-Use Corridors of Vibrant Activit y
    • Our gateway corridors are hubs for regional mobility, shopping, dining and services that are mixed use in nature and accommodate pedestrians, bicyclists and motor vehicles in a safe and attractive manner. Key Strategies 1: the design of the streetscape along mixed-use corridor shall be supportive of its use and function 2: the ground floor frontage of all structures in the mixed-use corridors shall encourage pedestrian activity with clear entries from the public sidewalk, a high percentage of storefront along the frontage, and awnings/canopies for weather protection 3: parking areas will generally not be along frontages and will be interconnected with adjacent parking areas to minimize driveways 4: regional corridors such as trask parkway (US 21), Boundary street (west of ribaut), robert smalls parkway (SC 170), ribaut rd and sea island parkway are intended to provide overall mobility through the community for cars, bicyclists and pedestrians 5: where on-street parking is not practical, an enhanced sidewalk, bicycle network, and more substantive landscaping with be pursued 6: though the general corridor will be auto-oriented by the nature of the streets and the lack of planned on-street parking, the careful placement of buildings and related pedestrian and bicycle facilities is critical 8.1 Ribaut Road North . . . . . . . . . . . . . . . . . . . . . 172 8.2 Ribaut Road South. . . . . . . . . . . . . . . . . . . . . 175In this chapter 8.3 Boundary Street (west of Ribaut Road). . . . 176 8.4 Boundary Street (east of Ribaut Road) . . . . 180 8.5 Robert Smalls Parkway . . . . . . . . . . . . . . . . . 181 8.6 Sea Island Parkway and Lady’s Island Village Center . . . . . . . . . . . . . . . . . . . . . . . . . 186
    • 8: Mixed-Use Corridors of Vibrant Activity The four corridors discussed in this chapter, Ribaut Road, Boundary Street, Robert Smalls Parkway and Sea Island Parkway are typical 20th century urban arterials. Originally designed with a narrow focus on capacity, they serve only to move the greatest number of vehicles, as quickly and efficiently as possible. Unfortunately, they also create very unfriendly environments for businesses, residences, and people. While this narrow focus on capacity might be appropriate for some infrastructure systems, Beaufort’s streets, which make up the greatest amount of public space in the city, need to serve more than just the car. Strategies for improving these corridors focus on accommodating a great diversity of activities that support vibrant mixed-use corridors, creatingSSExisting Ribaut Road Streetscape complete streets for pedestrians, bicyclists and transit users, as well as personal automobiles. Such transformation will require modifications to the roadways, and the expectations for development fronting these corridors, in a manner that is uniquely tailored to the context of each corridor.SSExisting Boundary Street StreetscapeSSexisting Robert Smalls Parkway Streetscape170 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
    • 8: Mixed-Use Corridors of Vibrant Activity tr kw pa a s ay r k Boundary St (west) Boundary St (east) 0) 17 ( SC k wy t Rd sP a ll Sm R ib au rt be Ro se ai sl an dp ar kw ay To Hilton Head & Savannah y US t e wa 21 a 802 d g sc slan 1/ i ris pa r la dy ’s is la n d d r iv e US 21 SC 8 US 0 2 1 21SSContext Map of Major Corridors 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 171
    • 8: Mixed-Use Corridors of Vibrant Activity Three Lanes vs. Four lanes - The Benefits of Road Diets Across the country, communities are finding “road diets,” or reconfiguring existing streets by reducing vehicular lanes and 8.1 Ribaut Road North adding other roadway accommodation, extremely beneficial. The Sector: 1, 2 goal of such streetscape modifications is to create a complete street that addresses pedestrians, cyclists and surrounding development, Project Type: Public | Private as well as a vehicular traffic. There are a variety of factors that Civic Investment Required: Ribaut Road determine whether a road diet is an appropriate design solution, Streetscape including the number of travel lanes, traffic volumes, turn movements, the presence of parallel routes, connections to non-motorized networks, and expectations for the character and Ribaut Road is the primary thoroughfare between intensity of fronting development. Beaufort and Port Royal. Beginning in the north at Boundary Street, across from Beaufort City Typical streetscape modifications that may be included in a four- Hall, Ribaut Road runs near the eastern edge of to-three lane road diet include: the Beaufort-Port Royal peninsula and connects to Lady’s Island Drive (providing a connection across • Wider sidewalks the Beaufort River) before turning west across • The incorporation of bike lanes or multi-use paths Battery Creek to meet Parris Island Gateway. For • Greater landscape buffer between cars, cyclists and most of its length, Ribaut Road is characterized pedestrians by four or five lanes of vehicular traffic, narrow sidewalks and strip retail development. • The addition of on-street parking in neighborhood center areas Streetscape Improvements • Dedicated transit lanes and shelters While specific streetscape improvements to Ribaut • Pedestrian refuge island at crosswalks Road require further study and cooperation with • Planted medians the South Carolina Department of Transportation It is not feasible to incorporate all of the streetscape modifications (SCDOT), it is clear that improvements are listed above through a one-lane reduction in pavement width. As necessary to establish a more walkable, attractive such, it is important to carefully select and tailor the proposed and economically viable environment. Certain improvements to the goals of the corridor as a whole, and to portions of Ribaut Road are excellent candidates to individual portions of roadway based upon the expectations for accommodate a road diet configuration, reducing surrounding development. the total number of vehicular travel lanes from four to three. Additionally, the area near the Many communities across the country are implementing this Technical College of the Lowcountry and Beaufort technique to improve both the operation of the roadway and the Memorial Hospital, a highly pedestrian used area, character of the surrounding area. When used effectively, benefits would greatly benefit from a reconfiguration of of a road diet include: the roadway. The shift of the US 21 designated truck route to Parris Island Gateway provides • Greater mobility and accessibility by non-motorized forms of an opportunity to utilize narrower lane widths transportation or a road diet along Ribaut Road to better • Better control of traffic speeds (i.e. traffic calming) accommodate pedestrians and bicycles within the • Greater consistency of traffic movement existing right-of-way. • Greater reliability and efficiency of transit A specific improvement that warrants further • Improved road safety consideration is the introduction of a roundabout at the intersection of Ribaut Road and Bay Street. • A more attractive and consistent streetscape environment Ribaut Road is the only major intersection on the • Economic development along the corridor Bay Street to Depot Road corridor, connectingSource: FHWA Beaufort’s downtown core with the Spanish Moss Trail and the proposed Depot Area redevelopment area. Future improvements in this area are expected 172 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
    • 8: Mixed-Use Corridors of Vibrant Activityto generate a high amount of pedestrian, bicycleand vehicular traffic across Ribaut Road at theBay Street intersection. As such, a roundabout isproposed at this intersection as way to calm trafficand to provide a civic gateway into downtownBeaufort and the Depot Area. This roundaboutintersection requires further examination by theCity and SCDOT. New City B HallRedevelopment Strategies OUNDARY STR E E T (w estThe new City Hall complex, at the intersection )of Boundary Street and Ribaut Road brings a newcivic prominence to the area The Civic MasterPlan envisions future development along RibautRoad to reflect this pattern of development, and toinclude buildings that front the street, with little Piggly Wigglyto no setbacks from the sidewalk. These buildings Redevelopmentwill provide a more consistent, pedestrian-friendlystreetscape environment, and accommodate a mixof uses that allow nearby residents to accomplishdaily tasks on bike or on foot.The existing Piggly Wiggly grocery storeprovides an essential service to the surroundingneighborhoods, but meets both Ribaut Road and County GovernmentBoundary Street with an uninspiring parking lot. Complex RedevelopmentThe plan recommends redevelopment of this parcelto accommodate growth for the grocery store andintroduction of commercial infill buildings closeto the street. This provides spatial definition atthe intersection and creates a better streetscape.A roundabout recognizes the civic significance ofthe site, provides a prominent gateway feature, and RIBAUT ROADmoves traffic through the busy intersection andinto the established neighborhoods of Beaufort atslower, consistent speeds. Traffic studies suggesta dual-lane roundabout at this intersection,accompanied by splitter islands as pedestrian refugezones. Ribaut St St y Ba d tR po t St De R ib auSSRoundabout at Ribaut rt & Bay st SSRibaut Rd (North) CORRIDOR REDEVELOPMENT 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 173
    • 8: Mixed-Use Corridors of Vibrant Activity ST B OUNDARY RIBAUT RD SSConceptual REdevelopment of County Government Complex ) st (ea ST B OUNDARY RIB AUT ROAD SSConceptual Redevelopment of Ribaut Road and Boundary Street ROAD B AUT RI SSConceptual Streetscape of Ribaut Rd (south)174 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
    • 8: Mixed-Use Corridors of Vibrant Activity 8.2 Ribaut Road South ALLISON RD Sector: 3 Project Type: Public | Private Commercial Development Civic Investment Required: Ribaut Road StreetscapeSouth of Allison Road, the current suburban, auto-oriented conditions will gradually transform tomore attractive, pedestrian-friendly configurationsthat support the surrounding neighborhoods.Buildings will be set close to the street with parkingareas to the side and rear of the building to hidethe impact of the automobile on this mixed-use corridor. Given the proximity to two majoremployers – TCL and the Hospital – this is also Commercialan excellent corridor to encourage higher density Developmentresidential housing. Over time the underutilizedparking areas and single-story structures willtransition to more economically viable small andmedium-sized multi-story buildings. One of the Fire Stationkey public investments in this area is a Fire Station Headquarterswhich will serve as a the city’s prominent civicbuilding in this area. In addition, the City willcontinue to work with SCDOT and the Townof Port Royal to advocate for a more bicycle andpedestrian-friendly streetscape to compliment theplanned private investment. RIB AUT Rd Multi-Family Housing Mossy Oaks Rd Royal Oaks Shopping Center Redevelopment SSRibaut Road (South) conceptual CORRIDOR REDEVELOPMENT 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 175
    • 8: Mixed-Use Corridors of Vibrant Activity 8.3 Boundary Street Streetscape Improvements The western portion of the Boundary Street (west of Ribaut corridor, from Ribaut Road to the Beaufort Plaza Road) area, was studied extensively and designed as part of the 2006 Boundary Street Master Plan. Sector: 4 Leveraging the strength of this plan, the City of Beaufort was awarded a major federal TIGER grant Project Type: Public | Private (Transportation Investment Generating Economic Civic Investment Required: Boundary Street Recovery) at the end of 2011. Securing this highly- competitive award was an incredibly significant Improvements, Spanish Moss Trail achievement for Beaufort and will allow the city to implement transformative streetscape and road Boundary Street is the primary entrance to the City network improvements along the western portion of Beaufort for people traveling from outside the of Boundary Street. region, offering the first impression of the city to most of the city’s visitors. Despite the significance Specific improvements include the following: of this primary gateway, Boundary Street is an uninspiring corridor of strip retail uses and parking • A parallel road along Polk Street to disperse lots. Spanning four to five lanes of vehicular traffic traffic flow and accommodate daily trips; for most of its length, the corridor does not offer • Planted center medians to create an attractive a suitable representation of Beaufort’s outstanding urban boulevard condition; historic character and charm. Belt Buckle Beaufort Park Town Center ) al le l ro ad po lk st (par St (w es t) Bo un da ry y w Pk ls Beaufort Plaza al Sm Road Network & rt Redevelopment beRo S pa nis hM oss Tra il 176 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
    • 8: Mixed-Use Corridors of Vibrant Activity• Realignment of the intersection at Robert Smalls Parkway to calm traffic and create a connection to the road network north of Boundary Street;• A public road network within the Beaufort Plaza and Beaufort Town Center areas to encourage redevelopment and improve accessibility;• A boardwalk south of Boundary Street along the Battery Creek marshes to create a recreational amenity and an eventual off-street connection to the Spanish Moss Trail;• Various pedestrian amenities, such as street trees, wider sidewalks, and planting strips to create a more walkable environment; and• Slip lanes in a number of locations along the north side of Boundary Street to accommodate on-street parking and create a more intimate pedestrian setting. SSboundary st (west) streetscape improvements with access lane Boundary St (east) Carteret St Bladen St Rib au t Rd rib au t rd 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 177
    • 8: Mixed-Use Corridors of Vibrant Activity These improvements are to be funded through a combination of TIGER funds, Beaufort County sales tax revenue earmarked for transportation projects, impact fees, and future funding sources RO B E to be developed by the city. The improved B RT SMALLS p Boundary Street supports walking and biking, as kw y well as automobiles, within an attractive corridor OUNDARY that offers more meaningful connections to the ST (we surrounding areas, and significantly improves the st) atmosphere for redevelopment in the area. Beaufort Plaza Redevelopment Strategies The Civic Master Plan recommends redevelopment strategies as set out in the Boundary Street MasterSSBeaufort Plaza REDEVELOPMENT st ) ST (w e B OUNDARY Realigned Intersection et NEIL RD tre l i cS b Pu y w Pk w Ne RT SMALLS Beaufort Plaza RO BE Redevelopment Spanish Moss Trail Bridge S pa Deanne Dr nis hM oss Extension TRAILSSconceptual plan of Beaufort Plaza REDEVELOPMENT178 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 City Of Beaufor t, SC | Civic Master Plan
    • 8: Mixed-Use Corridors of Vibrant Activity Plan, with only minor modifications to account for recent development and planned improvements as a result of the awarded TIGER funds. The intent of the plan is to provide guidance that will create a cohesive environment, even as infill development occurs incrementally, in many different phases over a long period of time. The plan proposes that large strip centers be redeveloped with mixed-use buildings, sited to embrace the street edge along the newly created road networks. Parking is located on the interior of blocks and screened from the public realm by infill buildings. A primary focus of the redevelopment strategy is to maintain public access to the waterfront. As such, a continuous marshfront Bou nda ry St (wes t) Image Source: Dover, Kohl and Partners park is proposed along Albergotti Creek to the north, while the small area along the Battery Creek marshes to the south is preserved for a public park and boardwalk. Civic buildings are accommodated at key spots along the corridor, most notably as an anchoring feature within the proposed Belt Buckle Park. Deanne Drive/Beaufort Plaza Beaufort Plaza is another parking dominated strip SSconceptual illustration of Belt BUckle Park center, at the intersection of Boundary Street and Robert Smalls Parkway. The plan proposes to extend Deanne Drive across the Spanish Moss Trail and through the existing Beaufort Plaza parking area, creating a street network that begins to permeate the area and create incremental infill development opportunities. Major tenants are maintained on the site, redevelopment reinvigorates the area, and a new streetscape environment caters to pedestrians and bicyclists as well as automobile users. Deanne Drive is the first point where the Spanish SSconceptual illustration of pedestrian Moss Trail crosses a street on the western side of bridge over robert smalls parkway at Battery Creek. It is also the point at which the beaufort plaza Spanish Moss Trail begins to ascend toward the pedestrian bridge over Robert Smalls Parkway. As such, it is a major trailhead, serving as a flex point between the commercial intensity of the Beaufort Plaza area, to the north of the trail, and the primarily residential uses, to south.n 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 179
    • 8: Mixed-Use Corridors of Vibrant Activity 8.4 The plan proposes to reduce the number of Boundary Street vehicular travel lanes in this portion of the corridor (east of Ribaut from four to two, one in each direction, with a center turn lane and on-street parking on either Road) side. This road diet technique encourages a more pedestrian-friendly atmosphere with convenient Sector: 1 parking to serve new buildings that are built to the Project Type: Public | Private sidewalk. Civic Investment Required: Boundary Street In addition to the road diet, a portion of Boundary Street, from Union Street to Hamar Street, offers Improvements the opportunity to provide a slip lane on the south side of the corridor. This creates an urban Streetscape Improvements boulevard configuration, allowing for easier access to off-street parking, encouraging slower traffic The eastern portion of the Boundary Street speeds, and enhancing the pedestrian realm for corridor, from Ribaut Road to Bellamy Curve, existing buildings currently set back from the street. is the most significant east-west corridor in the The road diet and slip lane improvements convert downtown Beaufort peninsula. For most of its the primarily vehicular function of Boundary length, the corridor contains four travel lanes, two Street into a complete street, promoting pedestrian in each direction, and an overall lack of adequate activity, bicycling and more significant economic accommodation for pedestrians or bicyclists. The development. existing development context along this portion of Boundary Street is much more urban in character, and, therefore, calls for different streetscape improvements than western Boundary Street. y wa te Ga Cross Creek Shopping Center an d sl Redevelopment r ri sI Pa Civic Rober t Small s Pkwy (SC17 0) Building180 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
    • 8: Mixed-Use Corridors of Vibrant Activity Redevelopment StrategiesThe Civic Master Plan envisions redevelopmentin the eastern Boundary Street corridor to 8.5 Robert Smalls Parkwayaccommodate a wide variety of uses and functions. Sector: 4Student housing is developed as part of theexpansion of the USCB campus near Bellamy Project Type: Public | PrivateCurve. Neighborhood-serving commercial uses are Civic Investment Required: Multi-Use Path,incorporated to provide essential services withinwalking distance of residents in the neighborhoods, Spanish Moss Trailimmediately north and south of Boundary Street.These uses are accommodated in quality mixed- Streetscape Improvementsuse buildings that help to fill in the existing Robert Smalls Parkway (SC 170) extends southwestgaps along the eastern Boundary Street corridor. from Boundary Street into Beaufort County, andThis creates a consistency within the streetscape provides the most direct connection from Beaufortenvironment, produces a higher quality public to Hilton Head Island and Savannah, Georgia. Thisrealm, and activates the space by encouraging high speed regional corridor is comprised of nopedestrian traffic along the corridor. The scale and less than five lanes of vehicular traffic for its entireintensity of redevelopment decreases as it moves length and includes an expansive right-of-way.away from Boundary Street, to the north and Adjacent uses include car dealerships, shoppingsouth, in order to be sensitive to the single-family centers, big box retailers, fast food restaurants, andresidential neighborhoods nearby. Over time these parking lots. The Cross Creek Shopping Center,strategies create a vibrant mixed-use environment located at the intersection of Robert Smallsthat provides another downtown Main Street area, Parkway and Parris Island Gateway, is one of thecomplimentary to the historic vitality of Bay Street. largest shopping centers in Beaufort. Although B d OUNDARY i ll R ST to nH Bur Beaufort Plaza Redevelopment Sp an is h M o ss Tr ai l 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 181
    • 8: Mixed-Use Corridors of Vibrant Activity sidewalks are included along much of the corridor, there is no planting strip to separate pedestrians from fast moving vehicles and crosswalks are almost nonexistent. Because of the high speed of traffic through most of this regional corridor, typical sidewalks and planting strips may not be enough to provide an adequate sense of pedestrian safety. The Civic Master Plan recommends portions of the corridor 20’± utilize an off-street multi-use path, with a wide landscaped separation from vehicular travel lanes, SIDEWALK to provide more comfortable accommodation of pedestrians and bicycles. This multi-use path connects to the Spanish Moss Trail at Beaufort Plaza, extending the regional non-motorized network to the southwest. In areas near Boundary 40’± Street, with narrower rights-of-way, this multi-useMulti-Use path transitions to a more urban configuration with Path a sidewalk and planting strip. median/ Redevelopment Strategiesturn lane Redevelopment strategies in the Robert Smalls Parkway corridor focus on the use of outparcels in parking lots to gradually create a more consistent street edge. This incremental infill introduces new uses to the area that are currently lacking, especially residential units. Civic sites are also established in key locations, like the intersection of Robert Small 5’ Parkway and Parris Island Gateway, to help provide 5’ 12’ 12’ 14’ 12’ 12’ Min 12’ focal points for development and encourage greater 84’ Min. social interaction. These uses gradually transform the Robert Smalls Parkway into a more attractive,SSconceptual robert smalls pArkway streetscape vibrant, mixed-use corridor. improvementsSSConceptual Retrofit of a Shopping Center alongrobert smalls parkway - Existing182 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
    • 8: Mixed-Use Corridors of Vibrant Activity wy s Pk a ll Sm rt be RoSSConceptual Retrofit of a Shopping Center along robert smalls parkway- Phase 1 y kw ll sP ma tS be r RoSSConceptual Retrofit of a Shopping Center along robert smalls parkway- phase 2 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 183
    • 8: Mixed-Use Corridors of Vibrant Activity y wa y wa te te Ga Ga d an d an Isl Isl ris ris r Pa r Pa y kw l sP wy al s Pk Sm a ll rt Sm be rt Ro be RoSSCross Creek infill - commercial strip SSCross Creek infill - mixed use infill alternative redevelopment alternative 0) 17 ( SC wy Pk l ls S ma rt be Ro te way la n d G a Pa r r is IsSSconceptual illustration plan for Gray Property as an office campus184 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
    • 8: Mixed-Use Corridors of Vibrant Activity l s Pkwy t Smal R o be rSSillustration of Cross Creek infill - commercial strip infill alternative y Pkw Sm alls Ro be r t ls Pkwy t Smal R o be rSSillustration of Cross Creek infill - mixed use redevelopment alternative 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 185
    • 8: Mixed-Use Corridors of Vibrant Activity 8.6 development located up on the street. A series of Sea Island Parkway roundabouts is proposed to calm traffic through the and Lady’s Island Lady’s Island Village Center and create focal point for redevelopment. Village Center Redevelopment Strategies Sector: 5 The plan envisions the redevelopment of Lady’s Project Type: Private Island Village Center, focused on creating a more connected and coherent pattern of circulation Civic Investment Required: None through the area and reinforcing the streetscape with walkable development that defines a Streetscape Improvements consistent street edge. The proposed development of the Whitehall area and Hamilton Village seek As Carteret Street extends south from downtown to compliment the mixed-use walkable character Beaufort across the Beaufort River, it becomes of downtown Beaufort, by recreating a similar Sea Island Parkway, the primary thoroughfare to character of development directly across the Lady’s Island, St. Helena Island and Hunting Island. Beaufort River. Existing shopping centers that Sea Island Parkway is primarily a four lane rural are separated from Sea Island Parkway by large thoroughfare, with scattered sidewalks in the more parking lots are gradually converted to real urban developed areas near the Beaufort River. blocks, with buildings along the edge and parking Proposed streetscape improvements are limited to located on the interior. A variety of housing types the Lady’s Island Village Center area located west is incorporated throughout the area at a walkable of the Beaufort County Airport. Beyond this point urban density. the corridor quickly transitions to a rural road with little development and little need for pedestrian and bicycle infrastructure. The Civic Master Plan recommends that along Sea Island Parkway, sidewalks are widened and separated from vehicular travel lanes with planting strips. In some areas, on-street parking may be appropriate to serve new and pkwy s e a is l la dy ’s is la nd dr SSconceptual illustration of Lady’s ISland Village Center186 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
    • 8: Mixed-Use Corridors of Vibrant ActivitySSexample of strip center conversion on lady’s islandSSproposed Lady’s ISland housing infill 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 187
    • 8: Mixed-Use Corridors of Vibrant Activity vd t bl Vista n se su sea island pkwy Village r Center nd d sla Whitehall y ’s i ladSSillustrative plan of lady’s island development - Phase I d b lv et ns su Vista sea island pkwy r nd d Village sla Center y ’s i Whitehall ladSSillustrative plan of lady’s island development - Phase 2188 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
    • 8: Mixed-Use Corridors of Vibrant Activity Beaufort rd County Airport int s po cirsam rt po Beaufort air County Airport rd int s po ir sam tc or rp ai sea island pkwy Airport Junction PUD 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 189
    • 9Districts for Economic Development Activit y
    • A strong, vibrant, and healthy economy will be achieved through a successful economic development program in order to ensure the long term success and viability of the city of Beaufort. We must support the continuation and expansion of our primary economic engines - tourism, the military, healthcare, and education - while also seeking to expand opportunities for the arts and the recruitment of creative/knowledge-based industries. Key Strategies principles 1: the attraction and creation of jobs that export goods and services outside of our region is critical to our long term economic strategy 2: Job creation in Beaufort will be best served by reserving strategic sites and through the enhancement of our entire community to make us an attractive location 3: will will continue to work with our partners - the military, Beaufort memorial hospital, technical college of the lowcountry, and the USC-beaufort - to find innovative ways in which to leverage their presence and resources towards development that attracts a sustainable job base 4: beaufort will seek to offer a myriad of building and development options for job creation - from suburban business parks and low scale buildings to large scale sites for campus buildings to more urban patterns that are integrated into the city’s walkable, mixed-use fabric 5: Parcels identified for job creation located in the AICUZ will be considered for low density, low scale commercial and manufacturing operations only 9.1 Depot Road Area . . . . . . . . . . . . . . . . . . . . . . 195 9.2 Commerce Park . . . . . . . . . . . . . . . . . . . . . . . 197In this chapter 9.3 Burton Industrial Area. . . . . . . . . . . . . . . . . . 198key initiatives 9.4 Strategic Opportunity Sites. . . . . . . . . . . . . . 200
    • 9: Districts for Economic Development Activity Industrial complexes, manufacturing facilities and employment campuses are important economic engines and job creators. Depending on the expected scale and intensity, these uses may be accommodated within walkable urban settings or within large commercial/industrial complexes, yet, typically, are most successful near major thoroughfares, within receptive development context, and adjacent to other synergetic uses. The Civic Master Plan identifies five areas within the City of Beaufort especially well-equipped to serve these employment-based uses, within a wide range of development contexts: Depot Road Area; Commerce Park; Burton Industrial Area; and properties owned by the Gray and Bostick families. neighborhood industrial flexible industrial high profile office sites Commerce park burton Industrial area Bostick Property depot Road Area gray propertySSpotential economic development locations194 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
    • 9: Districts for Economic Development Activity 9.1 Depot Road Area sp an is h m os st ra Sector: 2 il Project Type: Public | Private Civic Investment Required: Depot Plaza, Depot Road Streetscape hay st d tr po deSince 2006, when the Port Royal Railroad was Depot Rddeactivated, the historic Beaufort Depot Area Areahas become a neglected, “back-of-house” district,squeezed between residential neighborhoods.Yet, underneath its rough character, the DepotRoad Area continues to support a number ofsuccessful light industrial and service operations. herm itage rdThe construction of the Spanish Moss Trail andthe proposed Depot Plaza public square offers an SSexisting conditions of depot areaopportunity to expand on the industrial heritagethat is still embodied in this area to create a s pa nisneighborhood employment center. hm osAs the current Depot Road Area uses expand the stscale of their operations and require better access ra ilto major thoroughfares, it is anticipated that theywill move to other locations such as CommercePark or the Burton Industrial Area. The spaces theyvacate, as well as new buildings that are constructedto help define the Depot Plaza public square, maybe used as inexpensive incubator space for small hay st dbusiness startups, artists and back office operations. o tr epOver time the Depot Road Area the plan envisions dthis area transformed into an industrial arts district,occupied by custom woodworkers, cabinet shops,ironworker, ceramists, and other similar artisans.All of these uses are accommodated withinthe fine-grained, walkable urban scale of thesurrounding area, and relate to the streets andpublic spaces around them, creating a pedestrian middleton stfriendly atmosphere seamlessly integrated withthe Spanish Moss Trail. Buildings are constructedat a similar scale and character to the existingindustrial buildings and warehouses in the area,and are careful not to overwhelm the single-family residential atmosphere of the surroundingneighborhoods. herm itage rd SSconceptual plan of depot redevelopment 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 195
    • 9: Districts for Economic Development Activity rd p ot de spanish moss trailSSrenovated depot building mid dle to n st mi dd le to n st de po t rd l ai tr ss h m o Depot s a ni Building spSSconceptual illustration of depot redevelopment with civic space SSconceptual build- out circulation196 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
    • 9: Districts for Economic Development Activity 9.2 Commerce Park Sector: 4 Project Type: Public | Private pa rk er d r Civic Investment Required: Commerce Park Public Infrastructure ImprovementsRecognizing that not all development types are able Commerce rdto embody the mixed-use, walkable character that rk sch o Parkthe Civic Master Plan seeks to create throughout dthe majority of the City of Beaufort, the existing zr a rt hwCommerce Park is set aside for those important sc baemployment centers which, by their nature, are yp ine srmore auto-oriented, monolithic, and benefit from dan industrial park setting. SSexisting conditions pa rk er d r tras k pkw y d kr h or sc rd r tz h wa sc d sr ine yp ba rd k lin rd an sh es n pi y ba Laurel bay rdSSconceptual plan of commerce park 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 197
    • 9: Districts for Economic Development Activity The Commerce Park is owned by the city, and ideally situated with sc direct access to US 21. The Civic Master Plan envisions future he in Commerce Park development to accommodate large-scale commercial lo op and industrial operations. The conceptual plan for the Commerce Park calls for a variety of lot sizes to be established in order to support a diverse group of tenants. Given the established access routes and large tracts of available land, the Commerce Park is well-suited for larger and more intensive industrial operations that are not necessarily rd es appropriate in other parts of the city. n pi y ba One limiting factor for development in the Commerce Park area is the presence of the Air Installation Compatible Use Zone (AICUZ) associated with the Beaufort Marine Corps Air Station. The AICUZ is enforced by the Department of Defense to address issues of noise and potential accidents associated with the operation of the air station. Commercial and industrial development is permitted within this zone, but with specific height restrictions and limitations on the number and concentration of people allowed within each facility. sh an k li n rd 9.3 Burton Industrial Area Sector: 4 Project Type: Private Lau rel bay rd Civic Investment Required: None The Burton Industrial Area is located on the western edge of the City of Beaufort, in the area generally bound by Boundary Street, Robert Smalls Parkway and Parris Island Gateway. Currently, it is aSSconceptual plan detail of haphazard collection of industrial flex space, absent of any coherent or commerce Park expansion in an ec0-village formatSSconceptual illustration of commerce park development198 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
    • 9: Districts for Economic Development Activityconnected street network. Yet, the access providedby bordering thoroughfares offer great potential bou n da ry s tfor the continued development of this area as anindustrial employment center.To support future development, the Civic Master BurtonPlan proposes the creation of a more coherent Industrial y kwand connected street network. Burton Hill Area ls p alRoad becomes the primary focus for internal ts m rdevelopment, while Parris Island Parkway creates be roa prominent external edge for infill development. y wa teThe scale of buildings is anticipated to be gasomewhere between the neighborhood-scaled d anincubator buildings in the Depot Area and the sl silarge-scale industrial complexes at Commerce ri r paPark. In reality most industrial and manufacturing SSexisting conditions bou n da ry s t burt on hill rd y w pk ls al sm rt be ro y wa e at dg an isl ris r paSSconceptual plan of burton industrial area 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 199
    • 9: Districts for Economic Development Activity operations fall within this wide range of building scales, and it is anticipated that the Burton Industrial Area may accommodate a great diversity of uses and building types. In contrast wy ay ll s pk Gray to Commerce Park, the Burton Industrial Area is g at e w sma Property rt not limited by the presence of the Air Installation r obe Compatible Use Zone (AICUZ) associated with Is l a n d Goethe hill rd the Beaufort Marine Corps Air Station. As such it offers better potential for more mixed-use pa r r is development. er ts m al l sp kw y 9.4 Sector: 4 Strategic Opportunity Sites b ro Project Type: Private b u r to m rd Bostick Civic Investment Required: None n h il l sale Property The Gray Property along Robert Smalls Parkway rd (SC 170) and the Bostick Property adjacent to Battery Creek provide unique opportunities for large employment centers within the city.SSexisting conditions y kw l sp al sm e rt r ob ay n d g at ew Goethe hill rd pa rr is Is laSSconceptual plan of gray property200 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
    • 9: Districts for Economic Development ActivityGray Property Bostick PropertyThe Gray Property is about 100 acres and is bound The Bostick Property is an undeveloped peninsulaby Robert Smalls Parkway, Parris Island Gateway of land located south of the Beaufort Plaza, alongand Goethe Hill Road. It also has excellent Salem Road on Battery Creek, with excellent viewsaccessibility to and visibility along Robert Smalls of the creek and tidal marshes. Much of this area isParkway (SC 170). wetlands and unsuitable for development. Yet, the highland provides an excellent site for developmentThe proposed plan for this property is includes along Battery Creek.several major corporate headquarters within anoffice campus setting and preserves generous The proposed plan for this property calls for theamounts of the existing forested land on the eastern portion, nearest the marsh, to be devotedsite. Tucked amidst the tree canopy, large office to a large employment campus. The office parkbuildings connected by a few entrance drives and environment transitions quickly into the residentialparking areas, accommodate large numbers of areas, to the south and west. These neighborhoodsemployees. Multi-use paths weave throughout offer a variety of housing types that may serve asthe office campus and connect to the path workforce housing for the adjacent employmentalong Robert Smalls Parkway and eventually to center. This allows residents to live within easythe Spanish Moss Trail. This non-motorized walking/biking distance to work, while offeringtransportation network encourages employees the type of controlled office park atmosphere thatto commute on foot, or by bicycle, despite the many employers seek.traditionally auto-oriented building arrangement ofthe office campus. sa le m rd salem fa r m rdSSconceptual plan of Bostick property 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 201
    • 10R egulating Plan
    • Key Strategies We will update our regulatory framework to support the precise block-by-block development recommendations established in the Civic Master Plan, to create a robust interconnected transportation system that accommodates pedestrians, bicyclists, transit and automobiles, and to implement the broad vision for a vibrant sustainable Beaufort which has been articulated by its citizens throughout the past decade of planning efforts. 10.1 Form-Based Code in Beaufort. . . . . . . . . . . . 208In this chapterkey initiatives 10.2 Regulating Plan & the Transect . . . . . . . . . . . 210 10.3 Street Regulating Plan . . . . . . . . . . . . . . . . . . 217
    • 10: Regulating Plan 10.1 Form-Based Code RURAL in Beaufort In 2009, the City of Beaufort adopted the “Vision Beaufort: 2009 Comprehensive Plan,” which included a number of elements ranging from natural infrastructure to economic prosperity. The 2009 Comprehensive Plan sets forth a vision for the City of Beaufort to be implemented over the next 20 years. One of the priorities established for implementation of the Comprehensive Plan was to update the UDO as a complete form-based code. As a first step, the City of Beaufort entered into a contract with Beaufort County in 2010 as part of a county-wide form-based code effort. The outcomes of this effort have provided the overall framework for the form-based Beaufort Code for Zoning and Development. Form-based codes differ from conventional zoning codes by regulating the built environment through a context-sensitive approach to the relationship between the public and private realms, rather than focusing chiefly on the segregation of different types of land use. Whereas the current UDO is organized by a range of single-use zoning districts that are residential, commercial, industrial or special-purpose, the form-based code is organized by the rural-to-urban transect. The transect is a method of classifying the natural and built environments as a continuum of conditions, ranging from natural and rural lands to urban centers. The value of the transect is that it groups compatible buildings, public spaces, and infrastructure by scale and intensity of use, while still allowing the development of neighborhoods where residents and workers can walk to work, school, and daily errands. For example, a public space at the edge of the city may be a large regional park with hiking trails, while a public space in the city center may be a more intimate square where markets and events take place. Similarly, a residence near the edge may be on a large lot set back from the street, while a residence in the downtown may be a condominium Urban in a four-story building. SSRural-to-Urban Transect208 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
    • 10: Regulating PlanThe transect approach is implemented in Beaufort design of parks and open space, parking, and otherthrough four levels of development intensity that aspects that make up the city.range from the T1 - Natural Preserve at the low endto the T-5 Downtown Core and Urban Corridor These transect-based districts also translateDistricts at the high end. These transect zones are intuitively to the implementation of the Growthalso referred to as “form-based districts” because Framework Plan (from the Comprehensive Plan)each has detailed provisions for the mix of uses, that identifies areas for conservation and designatesbuilding design, density, height, street design, the different types of growth centers. By grouping compatible land uses, like corner stores and schoolsSSGrowth Framework Plan (From 2009 Comprehensive Plan) 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 209
    • 10: Regulating Plan 10.2 within residential neighborhoods rather than strictly separating residential and non-residential Regulating Plan & areas, the application of the transect-based districts the Transect will encourage the development of new mixed- use, walkable neighborhoods that complement The Regulating Plan will function as the zoning Beaufort’s historic character. map for the Code by designating Transect-Based or There are, however, a few specialized areas within Conventional Districts to all of the land within the the city where maintaining conventional zoning City of Beaufort. It is a regulatory tool that will be districts will be more practical than switching to implemented through the Code, and is not adopted Transect-based Districts. For example, industrial as part of this Plan. and military areas will not be reclassified as The diagram along the bottom of these pages Transect-based Districts because new mixed-use provides a sample application of how Transect- development is not envisioned for these types of based Districts will be applied to existing areas. Similarly, there are some recently developed neighborhoods through the Regulating Plan. highway-oriented areas that are expected to This particular example is taken from the section embody a large-scale, auto-dependent pattern of of Charles Street from Pigeon Point at the north development for the foreseeable future. CHARLES STnortH Transect-based District applications T3-S T4-UN T4-NC T5-DC BOUNDARY ST CALHOUN ST SSsAMPLE APPLICATION OF tRANSECT-BASED dISTRICTS ALONG cHARLES sTREET210 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
    • 10: Regulating Planend to Washington Street at the south end. The Charles Street example does not demonstrateBeginning at the Pigeon Point section, this area the full range of the rural-to-urban transect,exemplifies the sort of lower-density residential but one can imagine that if this example weredevelopment with larger street setbacks and yards extended along an axis to the north, the Pigeonof the T3-Sub-urban District (T3-S). Moving Point neighborhood would be generally T3-levelsouth toward Boundary Street, the building height development, with the last layer of development–and lot coverage increase, stepping up the transect larger lots that overlook the marsh–classified assuccessively to the T4-Urban Neighborhood T3-Edge District (T3-E). In general, preservedDistrict (T4-UN), T4-Neighborhood Center open spaces along the marsh will be classifiedDistrict (T4-NC), then peaking with the T5-Urban as T1-Natural Preserve District (T1). T2-levelCorridor District (T5-UC) along Boundary Street. development is generally considered rural areasFurther south beyond Boundary Street, the density that include working lands and farmhouse-typesteps back down the transect gradually to less- buildings, but since Beaufort does not have theseintense urban neighborhood areas, characterized by types of land, the Beaufort Transect skips the T-2the T4-NC and T4-UN Districts. level districts. The following pages give detailed descriptions and imagery for each Transect-based district. CHARLES St soutH Washington ST T5-DC T4-NC T4-NC T4-UNBOUNDARY ST CONGRESS ST GREENE ST 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 211
    • 10: Regulating Plan T1–Natural Preserve District (T1) T2–Rural District The Natural Preserve District is intended to The Rural District is made up of lands in an open, preserve areas that contain sensitive habitats, cultivated, or sparsely settled state. Planning for open space, and limited agricultural uses. This future development within the City of Beaufort District typically does not contain buildings, does not include rural areas, and inclusion of the with the exception of small civic buildings or T2-Rural District here is for illustrative purposes interpretive centers. only. This district replaces the previous Conservation Preservation (CP) District.212 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
    • 10: Regulating PlanT3–Edge District(T3-E) T3–Sub-Urban District (T3-S)The T3 Edge District is at the fringe of the city T3-Sub-Urban District is single-familywhere larger-lot residential areas meet adjacent residential in character with less developmentwaterways. While almost exclusively residential, than other Transect-based Districts within thecivic and park functions are also complimentary city. While almost exclusively residential, civicto the character within the T3 Edge District. and park functions are also complementary to the character within the T3 Sub-Urban District.This district replaces portions of the TransitionalResidential (TR), Residential Estate (RE), and This district replaces portions of the RE, R-1, andLow Density Single-Family Residential (R-1) Medium Density Single-Family Residential (R-2)Districts. Districts. 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 213
    • 10: Regulating Plan T3–Neighborhood District (T3-N) T4–Urban Neighborhood District (T4-UN) The T3-Neighborhood District is residential in The T4-Urban Neighborhood District is a fairly character, and includes a mixture of residential low-intensity, mixed-use district composed and civic uses. Residential units are an primarily of residential development. A wide assortment of sizes including cottages, small range of building types exist in the T4 Urban houses, duplexes, and village houses. Carriage Neighborhood District including, but not houses and bungalow courts, located behind limited to, rowhouses, corner stores, and both single family homes and on the interior of lots attached and detached single-family housing. may contain studios or other small businesses. This district replaces portions of the GR, This district replaces portions of the RE, R-1, Neighborhood Commercial (NC), and Office R-2, and General Residential (GR)Districts. Commercial (OC) Districts.214 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
    • 10: Regulating PlanT4–Historic Neighborhood District (T4-HN) T4–Neighborhood Center District (T4-NC)The T4-Historic Neighborhood District is The T4-Neighborhood Center Districta fairly low-intensity residential district that represents a medium-intensity, mixed-useencompasses the historic neighborhoods of Old zone composed primarily of attached, mixed-Commons and The Point. It contains single use development. A wide range of buildingand two-family houses that are characterized by types exist in the T4-Neighborhood Centergenerous front porches and historic architectural District including, but not limited to, mansiondetailing. apartments, apartment buildings, mixed-use buildings, and rowhouses.This district renames the Traditional BeaufortResidential District. This district replaces portions of the NC and OC Districts. 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 215
    • 10: Regulating Plan T5–Downtown Core District (T5-DC) T5–Urban Corridor District (T5-UC) The T5-Downtown Core District consists The T5-Urban Corridor District consists of higher density, mixed-use buildings that of higher density, mixed-use buildings that accommodate retail, rowhouses, offices, and accommodate retail, rowhouses, offices, and apartments. A tight network of streets, centered apartments located along primary thoroughfares. around Carteret Street and Bay Street, defines A tight network of streets defines this district as a this district as a very walkable area. Buildings are highly walkable area. Buildings are set very close set very close to the street in order to define the to the street in order to define the public realm. public realm. This district also replaces portions of the CC and This district replaces portions of the Core GC Districts. Commercial (CC), and General Commercial (GC) Districts.216 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
    • 10: Regulating Plan 10.3 which offers safe and convenient access for all users Street Regulating (pedestrians, bicyclists, drivers and transit riders) of Plan all ages and abilities. Typical Street SectionsGood streets form the backbone of healthy During the synoptic survey and charrette processes,neighborhoods. They permit the movement of the defining characteristics of Beaufort’s streets werepedestrians, bicycles and automobiles and are documented within a wide range of developmentthe community’s primary public spaces. When contexts. From these observations several typicaldesigned effectively, streets can become destinations street types have been identified that capture thein and of themselves, playing host to a wide variety unique vernacular of Beaufort’s streets.of social activities while serving essential mobilityneeds. The importance of Beaufort’s streets to the The Street Regulating Plan applies these typicalpeople and neighborhoods that depend upon them street types to each of Beaufort’s streets in a mannercannot be underestimated. that accommodates both the existing environment and the specific plans for adjacent developmentUnfortunately, many of the existing regulations identified within the Civic Master Plan. Similar togoverning Beaufort’s streets are comprised of rural a Zoning Map or Transect-Based Regulating Planthoroughfare standards that make the creation of that applies different development regulationsvibrant walkable communities impossible. to parcels of property according to their location within the city, the Street Regulating Plan appliesThroughout the past century, inappropriate specific expectations for streetscape characteristicsadaptations to the city’s historic streets have to every street segment in the city.contributed to the deterioration of some areasand prevented the revitalization of others. These Each street type identified on the Street Regulating“improvements,” such as the removal of on-street Plan maps corresponds to a street section diagramparking, the narrowing or elimination of sidewalks, on the following pages that sets out the specificand the integration of high-speed one-way standards for that street.thoroughfares, were made with an overridingfocus on moving the greatest number of cars at the Specific Street Sectionsgreatest speed possible, without due consideration In certain instances, portions of streets have beenfor other users or the adjacent development marked as “Other” in the Street Regulating Plan.context. In such cases, the identified street segments haveThe movement of cars is just one variable in a host been carefully designed through the Civic Masterof design considerations that guide the construction Plan process with site-specific details that deviateof an effective street network. The communities from the typical street sections enumerated inthat are the most meaningfully and successfully the Street Regulating Plan. Each of these specificconnected have complete streets that are designed street sections have been included in this chapterto be walkable and reflect their development following the typical street sections that apply tocontext, with a focus on pedestrian comfort and most streets throughout Beaufort.safety along with the safe and efficient flow of traffic In some cases, a specific street section may applyand the accommodation of emergency vehicles, only to a portion of a single street. In other cases, aparking, utilities, and stormwater. specific street section may apply to multiple streets.The Regulating Plan that follows outlines street The applicability of each specific street section isstandards that promote a complete street system enumerated in its corresponding table.by tailoring street design to its intended usersand development context. For example, it would Military Roadsbe unnecessary and inappropriate to construct a Some streets have been identified as “Militarycommercial main street in a remote, rural area, just Roads” in the Street Regulating Plan. These streetsas it would be inappropriate to build a dirt road in have been left to the discretion of their associateda planned main street area. The primary goal of the military authority.Street Regulating Plan is to create a street network 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 217
    • 10: Regulating Plan Boundary STreet Ribaut Road carteret streetSSStreet Regulating Plan Sector 1 LEGEND218 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
    • 10: Regulating Plan carteret street ay k w ar l sp al sm rt be ro Se pa a i s rk la w nd ay Allison Road Ribaut Road la dy’ s is la nd dri veSSStreet Regulating Plan Sectors 2 & 3LEGEND 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 219
    • 10: Regulating Plan trask pa r k w ay st re et bo u n d a ry ay kw ar l sp al sm rt be ro ay ew g at nd sla is i pa rr SSStreet Regulating Plan Sector 4 LEGEND220 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
    • 10: Regulating Plan d r oa int s po sam e iv dr d a n i sl ’s l a dySSStreet Regulating Plan Sector 5LEGEND 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 221
    • 10: Regulating Plan Major Thoroughfare (MT: 78 ft +) The primary purpose of this street type is to facilitate Description the movement of cars between regional destinations. As such, the application of this street type is limited to a few major corridors in the rural areas of Beaufort. Curb Type Curb or open swale Right-of-Way Width 78 feet minimum Traffic Lanes 4 lanes (10 to 11 feet each) & Center turn lane/median (Pavement Width) (12 feet min.) Movement Limited Access (45 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities Bike lanes (6 feet each) as needed Sidewalk (Width) 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (8 feet minimum) & Planted median (12 feet minimum) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan Boulevard (BV: 54 ft - 74 ft) This street type is most commonly applied to neighborhood connectors where on-street parking is not necessary and at entrances to residential Description neighborhoods. It can be adapted to both urban and suburban conditions depending on the access needs of fronting properties. This street type is also appropriate for use in industrial areas and is applied throughout the Commerce Park area of Beaufort. Curb Type Curb Right-of-Way Width 54 to 74 feet Traffic Lanes 2 lanes (10 feet each OR 14 feet each w/ sharrows) (Pavement Width) Movement Moderate (30 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities Sharrows as needed (14 feet shared lanes) Sidewalk (Width) 2 sides (5 to 8 feet each) Planter Type (Width) Planting strip (6 to 8 feet) & Planted median (12 to 14 feet) Street Trees 40 feet on-center average in planting strips and median Specific Applicability See Street Regulating Plan222 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
    • 10: Regulating Plan Main Street 1 - Primary (MS1: 60 ft - 76 ft) This street type is intended to serve Beaufort’s Main Street corridors. These streets are designed to Description accommodate the highest density of residential and commercial use and the greatest concentration of pedestrian activity. Curb Type Curb Right-of-Way Width 60 to 76 feet Traffic Lanes 2 lanes (10 feet each OR 14 feet each w/ sharrows) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) 2 sides parallel parking (8 feet each) Bike Facilities Sharrows as needed (14 feet shared lanes) Sidewalk (Width) 2 sides (12 to 16 feet each) Planter Type (Width) Tree wells (6 feet by 6 feet) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan Main Street 2 - Limited (MS2: 50 ft - 68 ft) This street type is designed for situations where adjacent development calls for a commercial street typology, but the right-of-way is not wide enough to Description accommodate a Type I Main Street. This street type is also appropriate for the blocks between residential neighborhoods and mixed-use corridors /districts, as they can quickly transition to another street type within the span of a block or less. Curb Type Curb Right-of-Way Width 50 to 68 feet Traffic Lanes 2 lanes (10 feet each OR 14 feet each w/ sharrows) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) 1 side parallel parking (8 feet) Bike Facilities Sharrows as needed (14 feet shared lanes) Sidewalk (Width) 2 sides (12 to 16 feet each) Planter Type (Width) Tree wells (6 feet by 6 feet) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan 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 223
    • 10: Regulating Plan Avenue (AV: 54 ft - 74 ft) Appropriate in both residential and commercial contexts, avenues serve as a primary neighborhood connector, Description often terminating at prominent buildings or plazas. The on-street parking they provide helps to support activity in neighborhood and employment centers. Curb Type Curb Right-of-Way Width 54 to 74 feet Traffic Lanes 2 lanes (9 to 10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) 2 sides parallel parking (8 feet each) - Pervious pavement preferred Bike Facilities Bike lanes (6 feet each) as needed Sidewalk (Width) 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (5 to 7 feet) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan Parkway (PW: 52 ft - 68ft) Parkways are intended to be fronted on at least one side by a park, square, plaza, river or marsh. If such park/natural spaces front only one side of the street, Parkways are suitable to support a broad range of development types on the opposite side, including residential, commercial, mixed-use and civic buildings. Description Parkways accommodate pedestrians and bicyclists through a multi-use path located on any one side of the street which is fronted by a park/natural space. Where right-of-way is sufficient, Parkways provide parallel parking on both sides of the street. If the right-of-way is constrained, parallel parking is required on one side of the street only, preferably on the side of the street with fronting development. Curb Type Curb Right-of-Way Width 52 to 68 feetTraffic Lanes (Pavement Width) 2 lanes (9 to 10 feet each) Movement Slow (25 MPH) 2 sides parallel parking (8 feet each) where R.O.W is sufficient, OR Parking Lanes (Width) 1 side parallel parking (8 feet, preferably on development side). Pervious pavement preferred for all parallel parking Bike Facilities Multi-use path, must be on park side Sidewalk (Width) 2 sides (5 to 8 feet, and 8 to 10 feet multi-use path) Planter Type (Width) Planting strip (5 to 7 feet each) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan224 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
    • 10: Regulating Plan Neighborhood St. 1 - General (NS1: 50 ft - 62 ft) Type 1 Neighborhood Streets are the most common urban street type in Beaufort. These versatile streets are typically unmarked in residential neighborhoods to allow for informal parking, but can be striped with bike Description lanes and/or a lane of on-street parking as necessary in more urban situations. As Beaufort’s neighborhoods begin to fill in and intensify over time, this street type with its formal curbs and sidewalks may be applied as the logical next step in urbanization from Low Impact Development roads with their open swale drainage. Curb Type Curb Right-of-Way Width 50 to 62 feet Traffic Lanes 2 lanes (30 to 36 feet total) - Marked or Unmarked (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) Informal - 1 side only if bike lane is included Bike Facilities Signed route or bike lane (5 feet) as needed Sidewalk (Width) 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (5 to 7 feet) Street Trees 40 feet on-center average Neighborhood St. 2 - Yield (NS2: 40 ft - 50 ft) Type 2 Neighborhood Streets are primarily intended to serve single-family structures in residential Description neighborhoods. The traveled way for cars is slightly narrower than a Type 1 Neighborhood Street, calming traffic and allowing for a yield flow of cars between vehicles parked on the street. Curb Type None Right-of-Way Width 40 to 50 feet Traffic Lanes 2 lanes (24 feet total) - Unmarked (Pavement Width) Movement Yield Flow (25 MPH) (Design Speed)Parking Lanes (Width) Informal - parking allowed on one side Bike Facilities Signed route as needed Sidewalk (Width) 1 or 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (5 to 7 feet) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan 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 225
    • 10: Regulating Plan Neighborhood St. 3 - Lane (NS3: 38 ft - 46 ft) Type 3 Neighborhood Streets are small residential lanes intended to provide direct access to the front of Description a limited number of single-family structures. This street type should be used in situations where the right-of-way is too constrained for other typical street types, and is ideally paired with a Rear Lane that provides off-street parking access to the rear of lots. Curb Type Curb Right-of-Way Width 38 to 46 feet Traffic Lanes 2 lanes (9 to 10 feet each) - Unmarked (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities Signed route as needed Sidewalk (Width) 1 or 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (5 to 7 feet) - May be waived if R.O.W. is not sufficient Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan Low Impact Development Rd. (LID: 38 ft +) In areas where a formal curb and sidewalk treatment is not needed to support adjacent development, this street type provides adequate infrastructure while allowing for the passive infiltration of stormwater at the street Description edge. In addition to providing drainage, the planting strip area may be reinforced to allow for on-street “parkway parking” between required street trees. Sidewalks should be provided as necessary where the right-of-way is wide enough to accommodate them. Curb Type None Right-of-Way Width 38 feet minimum Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) Optional “parkway parking” w/in planting strip area (8 feet each side) Bike Facilities Signed route as needed Sidewalk (Width) Optional (5 to 6 feet each) Planter Type (Width) Planting strip (8 feet minimum - may be used for “parkway parking”) Street Trees 40 feet on-center average Specific Applicability See Street Regulating Plan226 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
    • 10: Regulating Plan Rural Road (RR: 45 ft +) This street type is widely applied throughout Beaufort’s Description rural areas in instances where adjacent development does not require the support of substantial infrastructure. As such, the Rural Road street type includes only limited Curb Type Open swale Right-of-Way Width 45 feet minimum Traffic Lanes 2 lanes (10 to 11 feet each) - May include center turn lane (Pavement Width) Movement Moderate (35 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities Multi-use path - Optional Sidewalk (Width) 1 side (5 feet or 10 feet with multi-use path) Planter Type (Width) Planting strip (10 feet minimum) Street Trees N/A Specific Applicability See Street Regulating Plan Commercial Alley (CA: 24 ft) This street type is intended to be privately maintained and is used most frequently as an access lane for off-street parking and loading areas. Although primary Description building entrances should always be located along the major fronting street and any large off-street parking areas, in certain situations adjacent structures may include secondary/service entrances that allow direct access from rear commercial alleys. Curb Type None Right-of-Way Width 24 feet Traffic Lanes 2 lanes (24 feet) - Pervious pavement preferred (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities N/A Sidewalk (Width) N/A Planter Type (Width) Parking area landscape islands (varied width) Street Trees Located within parking area landscape islands Specific Applicability See Street Regulating Plan 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 227
    • 10: Regulating Plan Rear Lane (RL: 16 ft) This street type is intended to be privately maintained and provide indirect, limited access to the rear of residential properties. It is not intended to accommodate Description through traffic but may accommodate city services such as garbage and recycling collection. Utilities, either above ground or underground, may be located in Rear Lanes to provide service connections to adjacent properties. Curb Type None Right-of-Way Width 20 feet minimum Traffic Lanes 1 lane (10 to 12 feet) - Pervious Pavement (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities N/A Sidewalk (Width) N/A Planter Type (Width) N/A Street Trees N/A Specific Applicability See Street Regulating Plan228 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
    • 10: Regulating Plan Boundary St RIbaut RdSSStreet Regulating Plan - Ribaut Road & Boundary StREETDuring the Civic Master Plan process, Ribaut Road and Boundary Street were examined as corridors of special significance.Like other regional corridors, these streets serve as major vehicular arterials through the city. Unlike Beaufort’s other regionalcorridors however, Ribaut Road and Boundary Street present some of the most noteworthy opportunities for significant urbanredevelopment in the city.Because of their close proximity to Beaufort’s historic urban neighborhoods and the wide variety of uses and anchorinstitutions that these streets serve, Ribaut Road and Boundary Street create a very promising framework for sustainablemixed-use development in the future. As such, more so than any other corridors in Beaufort, these streets have been carefullydesigned and detailed to balance the precise needs of pedestrians, bicyclists and automobiles at different points along theircorridors.For each corridor, different context zones have been established that require unique transportation responses to effectivelyserve the wide range of urban conditions that exists along each. Residential neighborhoods, strip commercial, medical officebuildings, civic centers, major institutions, big boxes, parks and playgrounds can all be found along the Boundary Street andRibaut Road corridors, demanding a complete streets response to serve the diverse transportation needs of their respectiveusers. 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 229
    • 10: Regulating Plan Ribaut Road The transformation of Ribaut Road into a complete street will require an ongoing process of collaboration and cooperation with the South Carolina Department of Transportation (SCDOT). 1 Specific street sections that satisfy the needs of the pedestrian, bicycle and automobile users of the corridor, as well as the requirements of SCDOT, have yet to be agreed upon. As such, specific details t offered in the Ribaut Road street sections is primarily limited Ys BA to improvements that occur behind the existing curb. Fronting development/redevelopment will be responsible for installing these improvements. The improvements suggested between the curbs provide a conceptual notion of appropriate improvements for the Ribaut Road corridor that 2 SCDOT and the City of Beaufort will partner to implement in the future. These travel-way improvements, such as bike lanes, on street parking and planted medians, will be necessary to transform Ribaut Road into a complete street and effectively serve all users. A brief description of each context zone is provided below, and the Reynolds St corresponding sections are illustrated on the following pages 3 1 Context Zone 1 (Boundary Street to Bay Street) This portion of Ribaut Road between Boundary Street and Bay Street will serve a wide variety of development contexts, from single family residential, to mixed-use, to the County Government Complex. As such, the pedestrian environment must be improved from its current configuration with sidewalks located directly behind the curb. Planting strips are required to buffer pedestrians from travel lanes. Improved pedestrian crossings at Allison Rd intersections, as well as potential midblock crossings at the County Government Complex, will enhance overall accessibility and mobility. Finally, with the dedication of additional right-of-way, on-street parking could be incorporated within the street to serve adjacent development. 2 Context Zone 2 (Bay Street to Reynolds Street) Between Bay Street and Reynolds Street, fronting development along Ribaut Road is primarily single family residential. The current street configuration includes 4 lanes of fast- moving traffic and sidewalks located at the back of curb without sufficient buffer from moving vehicles. This configuration is not conducive to the speed of traffic and the pedestrian/bicycle activity that typically occurs along residential streets. Therefore a road diet from 4 travel lanes to 2 travel lanes with a center median/turn lane is highly recommended in this portion of Ribaut. This will improve safety for automobile turning movements into residential driveways 4 and allow right-of-way to be allocated for bike lanes and for planting strips between the sidewalk and travel lanes. 3 Context Zone 3 (Reynolds Street to Allison Road) Two major institutions, Beaufort Memorial Hospital (BMH) and the Technical College of the Lowcountry (TCL), occupy this stretch of Ribaut Road from Reynolds Street to Allison Road. The significant pedestrian activity that these two anchors generate is not adequately supported by the current configuration of Ribaut Road. Planting strips are required to buffer pedestrians from travel lanes. A multi-use path is required along the west side of the corridor to serve the student population of TCL and create a pedestrian/bicycle loop with the nearby Spanish Moss Trail. Improved pedestrian crossings, including midblock crossings with pedestrian-activated traffic signals at key points create a more meaningful relationship between BMH and TCL. As these institutions grow and redevelop, it may be appropriate to include slip roads with diagonal on-street parking. This would provide more immediate parking for each institution and transform Ribaut Road into a pedestrian-friendly multi-way boulevard. 4 Context Zone 4 (South of Allison Road) South of the institutional centers of BMH and TCL, Ribaut Road serves a diverse range of development types. The wide right-of-way in this area is currently dedicated almost entirely to the automobile, and must be reconfigured to accommodate pedestrians and bicyclists. Bike lanes are required on both sides of street to serve experienced bicyclists. This bike route will serve a primarily utilitarian function for bicycle commuters and compliment the primarilySSribaut rOAD Context Zones recreational function of the Spanish Moss Trail on the other side Port Royal peninsula. Planting strips are also required to buffer bicycle and automobile traffic from pedestrians.230 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
    • 10: Regulating Plan1 Ribaut Rd. 1 (BLVD: 68 ft +) • Ribaut Road Context Zone 1 (from Boundary Street Specific Applicability to Bay Street) Curb Type Curb Right-of-Way Width 68 feet minimum Traffic Lanes To be determined, 2 preferred (10 to 11 feet each) (Pavement Width) Movement To be determined, 25 MPH preferred (Design Speed)Parking Lanes (Width) To be determined, 2 parallel parking lanes preferred (8 feet each) Bike Facilities N/A Sidewalk (Width) 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (6 feet minimum) Street Trees 40 feet on-center average2 Ribaut Rd. 2 (BLVD: 66 ft +) • Ribaut Road Context Zone 2 (from Bay Street to Specific Applicability Reynolds Street) Curb Type Curb Right-of-Way Width 66 feet minimum Traffic Lanes To be determined, 2 preferred (11 feet each) (Pavement Width) Movement To be determined, 25 MPH preferred (Design Speed)Parking Lanes (Width) N/A Bike Facilities To be determined, Bike lanes preferred (5 feet each) Sidewalk (Width) 2 sides (5 to 6 feet each) Planter Type (Width) Planting strip (6 feet minimum) Street Trees 40 feet on-center average 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 231
    • 10: Regulating Plan 3 Ribaut Rd. 3 (BLVD: 82 ft +) • Ribaut Road Context Zone 3 (from Reynolds Street Specific Applicability to Allison Road) Curb Type Curb Right-of-Way Width 82 feet minimum* Traffic Lanes To be determined, 4 lanes preferred (10 to 11 feet each)* (Pavement Width) Movement To be determined, 35 MPH preferred (Design Speed) Parking Lanes (Width) N/A Bike Facilities Multi-use path Sidewalk (Width) Sidewalk on east side (5 feet), Multi-use path on west side (10 to 12 feet) Planter Type (Width) Planting strip (6 feet minimum) Street Trees 40 feet on-center average Potential Future Slip Road *Note - With future growth and redevelopment in this context zone, it may be appropriate to expand the right-of-way and reconfigure Ribaut Road to include a slip road on one or both sides of the street. This configuration will accomodate diagonal on-street parking and create a pedestrian friendly multi-way boulevard. See slid road illustration at right. 4 Ribaut Rd. 4 (ST: 76 ft +) Specific Applicability • Ribaut Road Context Zone 4 (South of Allison Road) Curb Type Curb Right-of-Way Width 76 feet minimum Traffic Lanes To be determined, 4 preferred (11 feet each) (Pavement Width) Movement To be determined, 35 MPH preferred (Design Speed) Parking Lanes (Width) N/A Bike Facilities To be determined, Bike lanes preferred (5 feet each) Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (6 feet minimum) Street Trees 40 feet on-center average232 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
    • 10: Regulating Plan 1 2 Ribau t RD Neil RD Carteret stSSBoundary StREET Context ZonesBoundary StreetThe street sections provided for Boundary Street are necessarily more detailed because of the ongoing redevelopmentand infrastructure improvements being made as part of the federal grant funds awarded to Beaufort through the 2011Transportation Investment Generating Economic Recovery (TIGER) program. The sections were created as part of a detaileddesign process to guide those specific improvements and include a basic phasing strategy for initial improvements to the pavedarea between the curbs, as well as future improvements to be made to the streetscape environment behind the curb by frontingredevelopment. 1 Boundary St. 1 - West of Ribaut Rd. (BLVD: 90 ft - 130 ft) • Boundary Street Context Zone 1 Specific Applicability (West of Ribaut Road) Curb Type Curb Right-of-Way Width 90 feet for current improvements, 130 feet for future improvements Traffic Lanes 4 lanes (11 feet each) and (Pavement Width) 1 future access lane (11 feet) Movement Moderate (35 MPH) (Design Speed) Parking Lanes (Width) 1 side future parallel parking (8 feet) Bike Facilities N/A Sidewalk (Width) 1 side (6 feet) for current improvements 2 sides (12 to 20 feet) for future improvements Planter Type (Width) Planting strip (10 feet) & Planted median (16 feet) Street Trees 40 feet on-center average 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 233
    • 10: Regulating Plan 2 Boundary St. 2A - East of Ribaut Road (ST: 60 ft) • Boundary Street Context Zone 2 (from Ribaut Road east to Carteret Street) - intended to be applied as a Specific Applicability preliminary Phase 1 condition in the redevelopment of the Boundary Street corridor. The final phase condition is illustrated in “Boundary St. A2” below. Curb Type Curb Right-of-Way Width 60 feet Traffic Lanes 2 lanes (14 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) 2 sides parallel parking (7 feet each) Bike Facilities Sharrows (14 feet shared lanes) Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (4 feet) Street Trees 40 feet on-center average 2 Boundary St. 2B - East of Ribaut Road (ST: 66 ft - 76 ft) • Boundary Street Context Zone 2 (from Ribaut Road to Carteret Street) - intended to be applied as a Specific Applicability final Phase 2 condition in the redevelopment of the Boundary Street corridor. The preliminary phase condition is illustrated in “Boundary St. 2A” above. Curb Type Curb Right-of-Way Width 66 to 76 feet Traffic Lanes 2 lanes (10 to 14 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) 2 sides parallel parking (7 to 8 feet each) Bike Facilities Sharrows (10 to 14 feet shared lanes) Sidewalk (Width) 2 sides (16 feet each) Planter Type (Width) Tree wells (6 feet by 6 feet) Street Trees 40 feet on-center average234 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
    • 10: Regulating Plan LEGENDSSStreet Regulating Plan - Other Streets with Specific sectionsSpecific Street SectionsAll of the street segments marked as “Other” in the Street Regulating Plan (illustrated in the map above) have been assignedone of the specific street sections on the following pages. These street sections were carefully designed during the Civic MasterPlan process to address unique site-specific considerations. As such, these street sections are specifically tailored to a uniquedevelopment context and deviate from the standards enumerated in the typical street sections. In some cases, a specific streetsection may apply only to a portion of a single street. In other cases, a specific street section may apply to multiple streets. Theapplicability of each specific street section is enumerated in its corresponding table. 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 235
    • 10: Regulating Plan Deanne Dr. A (ST: 36 ft - 46 ft) • Deanne Drive - existing street & future connection Specific Applicability to Beaufort Plaza across the Spanish Moss Trail Curb Type Curb Right-of-Way Width 36 to 46 feet Traffic Lanes 2 lanes (9 to 10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities N/A Sidewalk (Width) 2 sides (4 to 6 feet each) Planter Type (Width) Planting strip (5 to 7 feet) Street Trees 40 feet on-center average Deanne Dr. B (ST: 50 ft) Specific Applicability • Deanne Drive - at future intersection with Spanish Moss Trail Curb Type Curb Right-of-Way Width 50 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities N/A Sidewalk (Width) 2 sides (6 feet each) Planter Type (Width) Planting strip (8 feet) Street Trees 40 feet on-center average236 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
    • 10: Regulating Plan First St. A (ST: 40 ft) Specific Applicability • First Street from Westview Avenue to Hogarth Street Curb Type Normal curb on North side, Roll curb on South side Right-of-Way Width 40 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) North side only parallel parking (8 feet) Bike Facilities N/A Sidewalk (Width) North side only (5 feet) Planter Type (Width) Planting strip (5 feet) Street Trees North side only, 40 feet on-center average First St. B (ST: 50 ft) • First Street future extension from Boundary Street Specific Applicability to Westview Avenue Curb Type Curb Right-of-Way Width 50 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) 2 sides parallel parking (8 feet each) Bike Facilities N/A Sidewalk (Width) North side only (5 feet) Planter Type (Width) Planting strip (6 feet on North side, 2 feet on South side) Street Trees North side only, 40 feet on-center average 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 237
    • 10: Regulating Plan North St. & Depot Rd. A (ST: 44 ft - 46 ft) • North Street - entire length Specific Applicability • Depot Street from Ribaut Road to Burroughs Avenue Curb Type Curb Right-of-Way Width 44 to 46 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) N/A 1 side (5 feet) - South side of Depot Rd. and North Bike Facilities side of North St. Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (4 to 5 feet) Street Trees 40 feet on-center average Depot Rd. B (ST: 60 ft) • Depot Road from Burroughs Avenue to Depot Road Specific Applicability redevelopment area Curb Type Curb Right-of-Way Width 60 feetTraffic Lanes (Pavement Width) 2 lanes (10 feet each) Movement Slow (25 MPH) Parking Lanes (Width) 2 sides parallel parking (8 feet each) Bike Facilities 1 side (5 feet) - South side Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (4 to 5 feet) Street Trees 40 feet on-center average238 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
    • 10: Regulating Plan Depot Rd. C (ST: 90 ft - 150 ft) • Depot Road redevelopment area (Hay Street to Middleton Street) - intended to be built in phases Specific Applicability begininning with the existing 90-foot right-of-way and eventually replicating on the west side of the Spanish Moss Trail within an expanded 150-foot right-of-way. Curb Type Normal curb on development side, flush curb on trail side* Right-of-Way Width 90 feet, expanding to 150 feet Traffic Lanes 2 lanes, expanding to 4 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parallel parking (7 feet) on development side,Parking Lanes (Width) 30 degree diagonal parking (16 feet) on trail side Bike Facilities Spanish Moss Trail Sidewalk (Width) Development side (16 feet each), Spanish Moss Trail (12 feet) Planter Type (Width) Tree wells (6 feet by 6 feet) Street Trees 40 feet on-center average Port Republic St. (ST: 45 ft) • Port Republic Street from Charles Street to Carteret Specific Applicability Street Curb Type Flush curb Right-of-Way Width 45 feet Traffic Lanes 2 lanes (10 feet each) - brick pavers (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) 1 side parallel parking (7 feet) Bike Facilities N/A Sidewalk (Width) 2 sides (9 feet each) - brick pavers Planter Type (Width) Tree wells (4 feet by 5 feet) Street Trees 40 feet on-center average 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 239
    • 10: Regulating Plan Charles St. A (ST: 45 ft) Specific Applicability • Charles Street from Bay Street to Duke Street Curb Type None Right-of-Way Width 45 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) 1 side parallel parking (8 feet) Bike Facilities N/A Sidewalk (Width) 2 sides (9 feet each) Planter Type (Width) Planters (4 feet by 5 feet) Street Trees 40 feet on-center average Bladen St. & Charles St. B (ST: 55 ft) Specific Applicability • Bladen Street - entire length • Charles Street from Duke Street to Calhoun Street Curb Type Curb Right-of-Way Width 55 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) 2 sides parallel parking (8 feet each) - Pervious pavement Bike Facilities Sharrows Sidewalk (Width) 2 sides (9 feet each) Planter Type (Width) Planters (5 feet by 5 feet) Street Trees 40 feet on-center average240 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
    • 10: Regulating Plan Battery Creek Rd. A (RD: 50 ft) • Battery Creek Road from Allison Road to First Specific Applicability Boulevard Curb Type Open swale Right-of-Way Width 50 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities N/A Sidewalk (Width) 2 sides (6 feet each) Planter Type (Width) Planting strip (9 feet) Street Trees 40 feet on-center average Battery Creek Rd. B (RD: 56 ft) • Battery Creek Road from First Boulevard to Specific Applicability Westvine Drive Curb Type Curb Right-of-Way Width 56 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities Multi-use path, West side only Sidewalk (Width) 2 sides (6 feet on East side, 12 feet multi-use path on West side) Planter Type (Width) Planting strip (9 feet) Street Trees 40 feet on-center average 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 241
    • 10: Regulating Plan Allison Rd. (ST: 50 ft) Specific Applicability • Allison Road - entire length Curb Type Curb on South side, Open swale on North side Right-of-Way Width 50 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities Multi-use path, North side only Sidewalk (Width) 2 sides (5 feet on South side, 10 feet multi-use path on North side) Planter Type (Width) Planting strip (7 feet) Street Trees 40 feet on-center average Shanklin Rd. & Salem Rd. (RD: 60 ft) • Shanklin Road - entire length Specific Applicability • Salem Road - intended to be used along undevelopable land South of Moss Street Curb Type Open swale Right-of-Way Width 60 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Moderate (35 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities Multi-use path, East side only Sidewalk (Width) 1 sides (10 feet multi-use path on East side) Planter Type (Width) Planting strip (varied width) Street Trees N/A242 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
    • 10: Regulating Plan Waddell Rd. & Jennings Rd. A (RD: 60 ft - 68 ft) • Waddell Road - entire length • Jennings Road - intended to be used along the Specific Applicability portions of Jennings Road NOT located in the Jennings Road neighborhood center near Battery Creek High School Curb Type Open swale Right-of-Way Width 60 to 68 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Moderate (35 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities Multi-use path, North side of Waddell Road only Sidewalk (Width) 2 sides (5 feet and 12 feet multi-use path on Waddell Road, 5 feet each on Jennings Road) Planter Type (Width) Planting strip (8 feet minimum) Street Trees N/A Jennings Rd. B (ST: 56 ft) • Jennings Road - intended to be used in the proposed Specific Applicability Jennings Road neighborhood center near Battery Curb Type Curb Right-of-Way Width 56 feet Traffic Lanes 2 lanes (10 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) 2 sides parallel parking (8 feet each) Bike Facilities N/A Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (5 feet) Street Trees 40 feet on-center average 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 243
    • 10: Regulating Plan Southside Blvd. & First Blvd. (ST: 66 ft - 70 ft) • Southside Boulevard - entire length Specific Applicability • First Boulevard - entire length Curb Type Open swale Right-of-Way Width 66 to 70 feet Traffic Lanes 2 lanes (9 to 10 feet each) (Pavement Width) Movement Moderate (35 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities N/A Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (varied width) Street Trees 40 feet on-center average Hermitage Rd. & Mossy Oaks Rd. (BLVD: 66 ft - 78 ft) • Hermitage Road - entire length Specific Applicability • Mossy Oaks Road from Ribaut Road to Battery Creek Road Curb Type Curb Right-of-Way Width 66 to 78 feetTraffic Lanes (Pavement Width) 2 lanes (10 to 11 feet each) Movement Slow (25 MPH) Parking Lanes (Width) 1 sides parallel parking (8 feet) Bike Facilities Bike lanes Sidewalk (Width) 2 sides (5 feet each) Planter Type (Width) Planting strip (4 to 6 feet) Street Trees 40 feet on-center average244 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
    • 10: Regulating Plan Burton Wells Connector (BLVD: 75 ft +) • Future Burton Wells connector from Burton Wells Specific Applicability Park (extending from Burton Wells Drive) to Boundary Street Curb Type Curb Right-of-Way Width 75 feet minimum Traffic Lanes 2 lanes (10 to 11 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed)Parking Lanes (Width) 2 sides parallel parking (8 feet) Bike Facilities Multi-use path Sidewalk (Width) Sidewalk on south side (5 to 6 feet), Multi-use path on north side (12 feet) Planter Type (Width) Planting strip (5 feet minimum) & Planted median (12 to 14 feet) Street Trees 40 feet on-center average Robert Smalls Pkwy. (BLVD: 84 ft +) Specific Applicability • Robert Smalls Parkway - entire length Curb Type Curb Right-of-Way Width 84 feet minimum Traffic Lanes 4 lanes (12 feet each) (Pavement Width) Movement Limited Access (45 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities Multi-use path Sidewalk (Width) 2 sides (5 feet and 12 feet multi-use path) Planter Type (Width) Planting strip (5 feet minimum) & Planted median (14 feet) Street Trees 40 feet on-center average 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 245
    • 10: Regulating Plan Burton Hill Rd. (BLVD: 100 ft) Specific Applicability • Burton Hill Road - entire length Curb Type Curb Right-of-Way Width 100 feet Traffic Lanes 2 lanes (11 feet each) (Pavement Width) Movement Slow (25 MPH) (Design Speed) Parking Lanes (Width) 2 sides parallel parking (8 feet) Bike Facilities Multi-use path Sidewalk (Width) Sidewalk on west side (5 feet), Multi-use path on east side (10 feet) Planter Type (Width) Planting strip (8 feet) & Planted median (16 feet) Street Trees 40 feet on-center average Sams Point Rd. (BLVD: 100 ft) • Sam’s Point Road from Sea Island Parkway to Specific Applicability Miller Drive Curb Type Curb Right-of-Way Width 100 feet Traffic Lanes 4 lanes (12 feet each) (Pavement Width) Movement Moderate (35 MPH) (Design Speed) Parking Lanes (Width) N/A Bike Facilities Raised cycle track (6 feet each) Sidewalk (Width) 2 sides (13 feet each) Planter Type (Width) Tree wells (6 feet by 6 feet) & Planted median (14 feet) Street Trees 40 feet on-center average246 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
    • 10: Regulating Plan Sea Island Pkwy. & Lady’s Island Pkwy. (BLVD: 100 ft) • Sea Island Parkway from Youmans Drive to Cougar Drive Specific Applicability • Lady’s Island Parkway from Sea Island Parkway to Rue Du Bois Curb Type Curb Right-of-Way Width 100 feet Traffic Lanes 4 lanes (12 feet each) (Pavement Width) Movement Moderate (35 MPH) (Design Speed)Parking Lanes (Width) N/A Bike Facilities Raised cycle track (6.5 feet each) Sidewalk (Width) 2 sides (16 feet each) Planter Type (Width) Tree wells (6 feet by 6 feet) Street Trees 40 feet on-center average 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 247
    • 11Project Implementation
    • KEY STRATEGIES We will continue our history of thoughtful, detailed planning and will include practical implementation elements to leverage our ideas with actions. Success is bred not from what we say, but from what we accomplish. - 2009 Vision Beaufort Comprehensive Plan 11.1 Civic Infrastructure . . . . . . . . . . . . . . . . . . . . . 254 11.2 Development/ Redevelopment Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . 264IN THIS CHAPTER
    • 11: Project Implementation 11.1 In order to implement the recommendations in the Civic Master Plan, the City of Beaufort Civic Infrastructure will seek partnerships with private organizations ready to invest in the future of the city. These organizations may include both developers The following maps begin to prioritize civic interested in expanding the city’s economic base, as infrastructure investments by identifying active, well as the non-profit agencies whose daily mission pending, and future projects. The planning, is to protect natural habitats, preserve historic management, and funding responsibilities of these neighborhoods, and improve social services. projects are not meant to be undertaken by the city This chapter is divided into two main sections: alone. Other partners may include – but are not Civic Infrastructure and Development/ limited to – Beaufort County, the Beaufort Open Redevelopment Opportunities. Each section Land Trust, the South Carolina Department of compiles all of the projects proposed in the Civic Transportation, and other non-profit groups and Master Plan by sector, and provides basic elements governmental agencies. of the project – such as the site size and magnitude of cost – as well as a reference to the section in this plan where the project is detailed. Where project costs are known or can be reasonably estimated they are so noted. Otherwise, investments are estimated on an order of magnitude scale as follows: $ - $0 to $250,000 Project Name: $$ - $250,000 to $500,000 Basil Green Park Improvements Section Reference: 4.4 $$$ - $500,000 to $1,000,000 Site Data: Approximately 8.29 acres $$$$ - $1,000,000+ Project Schedule: Taken in isolation, the civic infrastructure projects Years 1-2 (2012-2013) 1-B Estimated Cost: $1,068,240 identified in Section 11.1 will maintain critical systems for the general health and well being of the City of Beaufort. When viewed in concert with the development and redevelopment opportunities identified in Section 11.2, these projects become Project Name: Bay Street Boardwalk the catalysts for a new generation of investment in Section Reference: 2.5 the city. Site Data: Approximately 3,300 LF Project Schedule: Years 6-10 (2017-2021) 1-C Estimated Cost: $$ Project Name: Project Name: Bay & Ribaut Park Area Beaufort Museum Section Reference: 4.7 Section Reference: 2.2 Site Data: Site Data: Approximately 0.3 acres Part of Marina Redevelopment Project Schedule: Project Schedule: Years 3-5 (2014-2016) 1-A Years 1-2 (2012-2013) 1-D Estimated Cost: $73,860 Estimated Cost: $$$254 C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n
    • 11: Project Implementation 1-B 1-R 1-K 1-L 1-E 1-T 1-N 1-Q 1-J 1-C 1-A 1-H 1-M 1-P 1-S 1-D 1-ISSSECTOR 1 CIVIC INFRASTRUCTURE PROJECTS Project Name: Bellamy Curve Civic Project Name: Bicycle Improvements- Project Name: Bicycle Sharrows Space Enhancements Dedicated Bike Facilities Section Reference: 5.3 Section Reference: 2.6 Section Reference: 5.3 Site Data: Approximately 19,250 LF Site Data: Site Data: Approximately 6,000 LF with Marking every 230 feet (80) Approximately 1.2 acres Project Schedule: Project Schedule: Active Project Schedule: Years 1-2 (2012-2013) Years 1-2 (2012-2013) Years 6-10 (2017-2021) 1-E Estimated Cost: $$ 1-F Estimated Cost: $1,900 each 1-G Pending Estimated Cost: $$ = $152,000 Future C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n 255
    • 11: Project Implementation Active Project Name: Project Name: Project Name: Downtown Parking Garage Downtown Wayfinding Signage Duke Street Streetscape - Phase 1 Pending Section Reference: 2.2 Section Reference: 3.9 (Bladen to Harrington) Section Reference: 5.6 Future Site Data: Approximately 2.32 acre Site Data: redevelopment site Approximately N/A Site Data: Approximately 1,015 LF Project Schedule: Project Schedule: Years 11-20 (2024-2031) 1-H Years 1-2 (2012-2013) 1-I Project Schedule: 1-J Years 1-2 (2012-2013) Estimated Cost: $$$ Estimated Cost: $-$$ Estimated Cost: $675,990 Project Name: Project Name: Project Name: Boundary Street (East of Duke Street Streetscape - Phase 2 Duke Street Streetscape - Phase 3 Ribaut) Road Diet Phase 1 (Ribaut to Bladen) (Harrington to Carteret) Section Reference: 8.4 Section Reference: 5.6 Section Reference: 5.6 Site Data: Site Data: Site Data: Approximately 1,540 LF Approximately 1,950 LF Approximately 1,985 LF Project Schedule: Years 1-2 (2012-2013) Project Schedule: 1-J Project Schedule: 1-J 1-K Years 11-20 (2024-2031) Years 11-20 (2024-2031) Estimated Cost: $34,269 Estimated Cost: $$$ Estimated Cost: $$$$ Project Name: Boundary Street (East Project Name: Project Name: of Ribaut) Road Diet Phase 2 Farmer’s Market Pavilion Greene Street Streetscape Section Reference: 8.4 Section Reference: 2.2 Section Reference: 5.6 Site Data: Site Data: Site Data: Approximately 1,360 LF Part of Marina Redevelopment Approximately 5,200 LF Project Schedule: Project Schedule: Project Schedule: Years 1-2 (2012-2013) 1-L Years 6-10 (2017-2021) 1-M Years 1-2 (2012-2013) 1-N Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $3,463,200 Project Name: Project Name: Port Republic Festival Project Name: Pedestrian Crossings Street Improvements Ribaut Road Streetscape Section Reference: 5.3 Section Reference: 3.3 Section Reference: 5.8 Site Data: 21 Crossings Site Data: 640 LF of frontage along Site Data: Approximately 1,400 LF Port Republic Street (Boundary to Duke); Approximately Project Schedule: 1,700 LF (Duke to Bay) Years 1-2 (2012-2013) Project Schedule: Estimated Cost: $1,500 each 1-O Years 6-10 (2017-2021) 1-P Project Schedule: 1-Q Years 11-20 (2024-2031) + $13.50/LF Estimated Cost: $$$ Estimated Cost: $2,064,600 Project Name: Project Name: Visitor Center Project Name: Sycamore Street Streetscape Section Reference: 2.2 Washington Street Park Section Reference: N/A Section Reference: 4.2 Site Data: Either as Part of Marina Site Data: Redevelopment or Downtown Site Data: Approximately 1,780 LF Parking Garage Development Approximately 1.15 acres Project Schedule: Project Schedule: Project Schedule: Years 3-5 (2014-2016) 1-R Years 6-10 (2017-2021) 1-S Years 3-5 (2014-2016) 1-T Estimated Cost: $$ Estimated Cost: $71,790 Estimated Cost: $$$256 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
    • 11: Project Implementation Project Name: Street Drainage Improvements Section Reference: N/A Site Data: N/A Project Schedule: Years 11-20 (2024-2031) 2-A Estimated Cost: $$$ 2-N 2-D 2-G 2-O 2-P Project Name: TCL Campus Expansion/Improvements Section Reference: 7.2 2-K Site Data: 2-T Unknown Project Schedule: Years 6-10 (2017-2021) 2-B 2-L 2-E Estimated Cost: $$$ 2-Q 2-F Project Name: Beaufort Memorial Hospital Fitness Trail Section Reference: 7.3 2-I 2-M Site Data: Unknown Project Schedule: Years 3-5 (2014-2016) 2-C 2-S Estimated Cost: $ 2-H 2-B Project Name: TCL/BMHS Parallel Street (Elliott to Allison) Section Reference: 7.2 2-D Site Data: Approximately X 2-J Project Schedule: Ongoing 2-D Estimated Cost: $$ 2-C Project Name: Waterfront Access: General Access Section Reference: 2.10 Site Data: N/ASSSECTOR 2 CIVIC INFRASTRUCTURE PROJECTS Project Schedule: Ongoing 2-E Estimated Cost: $$ 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 257
    • 11: Project Implementation Project Name: Spanish Moss Trail Project Name: Spanish Moss Trail Project Name: Spanish Moss Trail Active Trailhead: Depot Road Trailhead: North Street Trailhead: TCL Section Reference: 4.7 Section Reference: 4.7 Section Reference: 5.2 Pending Site Data: N/A Site Data: N/A Site Data: N/A Future Project Schedule: Project Schedule: Project Schedule: Years 1-2 (2012-2013) Years 1-2 (2012-2013) Years 1-2 (2012-2013) Estimated Cost: $ 2-F Estimated Cost: $ 2-G Estimated Cost: $ 2-H Project Name: Spanish Moss Trail: Project Name: BMHS Campus Project Name: Depot Area Rail Trail Amenity Expansion/Improvements Burroughs Avenue Park Center Section Reference: 7.3 Improvements Section Reference: 4.9 Section Reference: 4.8 Site Data: Site Data: N/A N/A Site Data: Approximately 4.42 acres Project Schedule: Project Schedule: Project Schedule: Years 1-2 (2012-2013) 2-I Years 6-10 (2017-2021) 2-J Years 6-10 (2017-2021) 2-K Estimated Cost: $ Estimated Cost: $$$$ Estimated Cost: $$ Project Name: Depot Road Project Name: Hermitage Road Project Name: Heyward Street Improvements (Sidewalks on South Improvements (Bike Lanes & Improvements (New Street Section) Side, Lighting, Bike Lanes) Sidewalk on Both Sides) Section Reference: 5.8 Section Reference: 9.1 Section Reference: N/A Site Data: Site Data: Approximately 2,000 LF Site Data: Approximately 2,100 LF Approximately 1,300 LF Project Schedule: Project Schedule: Project Schedule: Years 3-5 (2014-2016) 2-L Years 11-20 (2024-2031) 2-M Years 6-10 (2017-2021) 2-N Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $$ Project Name: Heyward Street Project Name: Project Name: Ribaut Road Complete Improvements (Purchase of ROW for North Street Improvements Street Improvements-Phase 1 connection to Ribaut) Section Reference: 3.7 (Boundary to Bay) Section Reference: 5.8 Section Reference: 5.8 Site Data: Site Data: Approximately 380 LF Approximately 2,790 LF Site Data: Project Schedule: Approximately 3,000 LF Project Schedule: Years 11-20 (2024-2031) 2-O Years 11-20 (2024-2031) 2-P Project Schedule: 2-Q Estimated Cost: $$ Years 6-10 (2017-2021) Estimated Cost: $$ Estimated Cost: $$ Project Name: Ribaut Road Complete Project Name: Ribaut Road Complete Project Name: Roundabout at Ribaut Street Improvements-Phase 2 (Bay to Street Improvements-Phase 3 Road & Bay/Depot Streets TCL Campus) (Campus to Port Royal) Section Reference: 8.1 Section Reference: 5.8 Section Reference: 5.8 Site Data: Site Data: Approximately 4,000 LF Site Data: Approximately 9,630 LF N/A Project Schedule: Project Schedule: Project Schedule: Years 6-10 (2017-2021) 2-R Years 6-10 (2017-2021) 2-S Years 6-10 (2017-2021) 2-T Estimated Cost: $$ Estimated Cost: $$$ Estimated Cost: $$258 C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n
    • 11: Project Implementation 3-O 3-M 3-N 3-E 3-C 3-B 3-M 3-K 3-D 3-F 3-L 3-G 3-H 3-J 3-I 3-ASSSECTOR 3 CIVIC INFRASTRUCTURE PROJECTS C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n 259
    • 11: Project Implementation Active Project Name: Project Name: Project Name: First Boulevard Arthur Horne Park Improvements Spanish Moss Trail Phase 3 (Allison Improvements (Sharrows/Bike Lanes Pending Section Reference: 4.11 to Port Royal) & Sidewalks on North Side) Section Reference: 5.2 Section Reference: 8.2 Future Site Data: Approximately 17.5 acres Site Data: Approximately 12,000 LF Site Data: Approximately 2,870 LF Project Schedule: Project Schedule: Project Schedule: Years 6-10 (2017-2021) Years 1-2 (2012-2013) 3-A Years 6-10 (2017-2021) 3-B 3-C Estimated Cost: $$ Estimated Cost: $ Estimated Cost: $$ Project Name: Project Name: Project Name: Southside Park-Step Mossy Oaks Road Improvements New Fire Station Headquarters 1 (Final Planning/Engineering & Section Reference: 5.6 Section Reference: 7.4 Interim Use as Urban Farm) Site Data: Section Reference: 4.10 Site Data: Approximately 4,260 LF Varies/Multiple Sites Site Data: Approximately 8 acres Project Schedule: Project Schedule: Project Schedule: Years 6-10 (2017-2021) 3-D Years 1-2 (2012-2013) 3-E Years 1-2 (2012-2013) 3-F Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $$ Project Name: Southside Park- Project Name: Southside Park-Step 3 Project Name: Waddell Gardens Nature Step 2 (Construction of Phase 1 (Construction of Final Phase) Preserve Improvements Improvements) Section Reference: 4.10 Section Reference: 4.12 Section Reference: 4.10 Site Data: Site Data: Approximately 20 acres Site Data: Approximately 20 acres (40 acres total) Approximately 7.57 acres Project Schedule: Project Schedule: Project Schedule: Years 3-5 (2014-2016) 3-G Years 6-10 (2017-2021) 3-H Years 11-20 (2024-2031) 3-I Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $$$ Project Name: Project Name: Mossy Oaks Project Name: Ribaut Road (South of Waddell Road Improvements Waterfront Access Allison Road) Section Reference: 6.4 Section Reference: 2.8 Section Reference: 10.3 Site Data: Site Data: Site Data: N/A Approximately 4,687 LF N/A Project Schedule: Project Schedule: Project Schedule: Years 11-20 (2024-2031) Years 6-10 (2017-2021) 3-J Years 6-10 (2017-2021) 3-K Estimated Cost: $$$ 3-L Estimated Cost: $$$ Estimated Cost: $$ Project Name: Project Name: Battery Creek Road Project Name: Spanish Moss Trail Allison Road Improvements Improvements (Sidewalk) Trailhead: Allison Road Section Reference: 7.3 Section Reference: N/A Section Reference: 4.7 Site Data: Site Data: Site Data: N/A Approximately 1,085 LF Approximately 10,400 LF Project Schedule: Project Schedule: Project Schedule: Years 1-2 (2012-2013) Years 1-2 (2012-2013) 3-M Years 6-10 (2017-2021) 3-N Estimated Cost: $ 3-O Estimated Cost: $480,000 Estimated Cost: $$260 C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n
    • 11: Project Implementation 4-D 4-G 4-H 4-I 4-C 4-J 4-B 4-A 4-F 4-ESSSECTOR 4 CIVIC INFRASTRUCTURE PROJECTS Project Name: Spanish Moss Trail Project Name: Spanish Moss Trail Project Name: Boundary Street (west Phase 2 (Depot Road to Parris Island Trailhead: Beaufort Plaza of Ribaut Road) Improvements Gateway-SC 802/US 21) Section Reference: 4.14/5.2 Section Reference: 5.7 Section Reference: 5.2 Site Data: Site Data: Site Data: Approximately 22,387 LF N/A Approximately 5,858 LF Active Project Schedule: Project Schedule: Project Schedule: Years 3-5 (2014-2016) 4-A Years 3-5 (2014-2016) 4-B Years 1-2 (2012-2013) 4-C Pending Estimated Cost: $$$ Estimated Cost: $ Estimated Cost: $$$$ Future C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n 261
    • 11: Project Implementation Active Project Name: Project Name: Robert Smalls Parkway Project Name: Commerce Park Improvements Salem Road Improvements Pending Section Reference: 9.2 Section Reference: 8.4 Section Reference: N/A Site Data: Site Data: Site Data: Future Approximately 557 acres Approximately 15,570 LF Approximately 3,737 LF Project Schedule: Project Schedule: Project Schedule: Years 11-20 (2024-2031) Years 6-19 (2017-2030) 4-D Years 11-20 (2024-2031) 4-E 4-F Estimated Cost: $$ Estimated Cost: $$$$ Estimated Cost: $$ Project Name: Project Name: Spanish Moss Trail- Project Name: Belt Buckle Park Shanklin Road Improvements Phase 3 (Parris Island Gateway-SC Section Reference: 2.9 Section Reference: 9.2 802/US 21 to MCAS/Clarendon) Site Data: Approximately 3.25 acres Site Data: Section Reference: 5.2 Project Schedule: Approximately 9,367 LF Site Data: Years 11-20 (2024-2031) Project Schedule: N/A Estimated Cost: $$$S Years 11-20 (2024-2031) 4-G Project Schedule: 4-H 4-I Years 11-20 (2024-2031) Estimated Cost: $$ Estimated Cost: $$$ Project Name: Battery Creek Marshes Viewshed and Waterfront Access Section Reference: 2.9 Site Data: Approximately 13 acres Project Schedule: Years 3-5 (2014-2016) Estimated Cost: $$$$ 4-J262 C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n
    • 11: Project Implementation 5-A 5-C 5-D 5-BSSSECTOR 5 CIVIC INFRASTRUCTURE PROJECTS Project Name: Project Name: Project Name: Active Vista II Civic/Open Space Lady’s Island Drive Sams Point Road Improvements Section Reference: 2.7/6.6 Section Reference: 2.7/6.6 Section Reference: 10.3 Pending Site Data: Approximately 1.34 acres Site Data: Site Data: Future to be acquired Approximately 2,200 LF Approximately 1,170 LF Project Schedule: Project Schedule: Project Schedule: Years 3-5 (2014-2016) 5-A Years 11-20 (2024-2031) 5-B Years 11-20 (2024-2031) 5-C Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $$ Project Name: Sams Point Road Park Section Reference: 4.15 Site Data: Approximately 1 acre Project Schedule: Years 11-20 (2024-2031) 5-D Estimated Cost: $$ 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 263
    • 11: Project Implementation 11.2 Development/ Redevelopment Opportunities As the city undertakes significant civic infrastructure projects to improve the public realm, new development and redevelopment opportunities will arise. The plan drawings on the following pages show the areas where future opportunities have been identified in the Civic Master Plan. There is a corresponding table for each sector map with details about the potential project, as well as reference to the section of the Civic Master Plan where more detailed information can be found. 1403 Lafayette Street Infill Higginsonville Artist Community Infill Pigeon Point Park Area Infill Dixon Village Infill Northwest Quadrant Infill University of South Carolina - Beaufort Post Office Block Redevelopment Former Jail Site Infill Marina RedevelopmentSSSECTOR 1 DEVELOPMENT/REDEVELOPMENT OPPORTUNITIES264 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
    • 11: Project Implementation Civic Master Plan References Sector 1 Development/Redevelopment Project Information Section Approx. SiteSector 1 Project Name Civic Investment Required Development Details Reference AcreageMarina Redevelopment 2.2 • Waterfront Park Expansion 3 acres • Multi-family Housing: 30 units • Downtown Parking Garage • Mixed Use: 30,000 square feet • Civic: 5 buildingsUniversity of South 7.1 • Boundary Street Road Diet, 5+ acres • Student housing: 300-500 unitsCarolina - Beaufort • Bellamy Curve Improvements • Classroom: 105,000 square feetPost Office Block 6.2 • Charles Street streetscape improvements 3 acres • Civic: 20,000 square feet (school expansion) • North Street streetscape improvements • Mixed Use: 60,000 square feet • Single Family Housing: 9 unitsNorthwest Quadrant 6.2 • Greene Street streetscape improvements 3.5 acres • Multi-family housing: 6 unitsInfill - Phase 1 • Duke Street streetscape improvements • Single-Family housing: 4 units • Accessory dwellings: 2 unitsNorthwest Quadrant 6.2 • Greene Street streetscape improvements 3.5 acres • Single-family housing: 10 unitsInfill - Phase 2 • Duke Street streetscape improvements • Accessory Dwellings: 14 unitsFormer Jail Site Infill - 6.2 TBD 5.5 acres • Multi-family housing: 32 unitsPhase 1 • Single-family housing: 7 units • Retail/Office (jail building reuse)Former Jail Site Infill - 6.2 TBD 5.5 acres • Multi-family housing: 82 unitsPhase 21403 Lafayette Street 6.2 City-owned land 1.75 acres • Multi-family housing: 24 unitsInfillPigeon Point Park Area 6.2 TBD 36 acres • Single-family housing: 48 unitsInfill • Multi-family housing: 108 units • Office: 55,000 square feet • Retail: 57,000 square feetHigginsonville Artist 6.2 TBD 19 acres • Single-family housing: 35 unitsCommunity Infill • Multi-family housing: 28 units • Outdoor pavilionDixon Village 6.2 TBD 16.5 acres • Single-family housing: 24 unitsRedevelopment • Multi-family housing: 32 units • Retail: 117,000 square feet • Office: 177,000 square feet 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 265
    • 11: Project Implementation Harvey Property North End Depot Area Technical College of the Lowcountry SSSECTOR 2 DEVELOPMENT/REDEVELOPMENT OPPORTUNITIES266 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
    • 11: Project ImplementationCivic Master Plan References Sector 2 Development/Redevelopment Project Information Approx. SectionSector 2 Project Name Civic Investment Required Site Development Details Reference Acreage • N/A • Single-family housing: 29 unitsHarvey Property 6.3 17 acres • Senior housing: 136 unitsDevelopment • Spanish Moss Trail Phase 2 (Depot Road to Parris • Civic: 2,000 square feet Island Gateway - SC 802/US 21)North End Infill 6.3 14 acres • Single-family housing: 69 units • Spanish Moss Trail Trailhead: North Street • Spanish Moss Trail: Trailhead at Depot Road • Civic: 800 square feetDepot Road Area Infill 9.1 • Spanish Moss Trail: Depot Area Rail Trail 20 acres • Single-family housing: 14 units Amenity Center • Mixed-use: 134,900 square feet • Ribaut Road Improvements • Main campus build-out: 512,000 square feet • Polk Island - Civic: 10,000 square feet (PolkTechnical College of the Island) 7.2 35 acresLowcountry • Polk Island - Cottage housing: 12 units (potentially rental) 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 267
    • 11: Project Implementation Allison Road Infill/ Beaufort Redevelopment Memorial Hospital Rogers Drive Battery Mystic Drive Redevelopment Creek infill Brotherhood Road Neighborhood South Ribaut Road Infill Southside Waddell Road InfillSSSECTOR 3 DEVELOPMENT/REDEVELOPMENT OPPORTUNITIES268 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
    • 11: Project ImplementationCivic Master Plan References Sector 3 Development/Redevelopment Project Information Section Approx. SiteSector 3 Project Name Civic Investment Required Development Details Reference Acreage • Spanish Moss Trail Phase 3 (Allison Road to Port • Single-family housing: 62 units Royal)Brotherhood Road • Multi-family housing: 121 units 6.4 21 acresRedevelopment • Mossy Oaks Waterfront Access • Ribaut Road (South of Allison Road) • Single-family housing: 65 units (attached) improvements • Multi-family housing: 60 unitsMystic Drive Infill 6.4 27 acres • Retail: 67,500 square feet • Office: 82,500 square feet • Spanish Moss Trail Phase 3 (Allison Road to Port • Single-family housing: 35 unitsRodgers Drive Royal) 6.4 6.5 acres • Civic: 5,000 square feetRedevelopmentBattery Creek Road • TBD • Single-family housing: 35 units 6.4 15 acresRedevelopment • Southside Park - Step 1 (Final Planning/ • Single-family housing: 125 units Engineering & Interim Use as urban farm) • Multi-family housing: 473 units • Southside Park - Step 2 (Construction of Phase 1 • Office/Retail: 36,000 square feetSouthside Neighborhood Improvements) 6.4 143 acresRedevelopment • Civic: 18,000 square feet • Southside Park - Step 3 (Construction of Final Phase) • Waddell Road improvements • Southside Park - Step 1 (Final Planning/ • Single-family housing: 62 units Engineering & Interim Use as urban farm) • Civic: 5,000 square feet • Southside Park - Step 2 (Construction of Phase 1 Improvements)Waddell Road Infill 6.4 18.5 acres • Southside Park - Step 3 (Construction of Final Phase) • Waddell Road improvements • Ribaut Road (South of Allison Road) • Single-family housing: 27 units improvements • Multi-family housing: 451 unitsSouth Ribaut Road 6.4 56 acresNeighborhood Infill • Live/Work: 14 units • Office/Retail: 148,150 • Allison Road Improvements • Office: 363,000 square feet • Spanish Moss Trail Trailhead: Allison Road • Retail: 117,000 square feetAllison Road Infill/ 6.4 33 acres • Single-family housing: 27 unitsRedevelopment • Multi-family/student housing: 205 units • Senior housing: 176 units • Ribaut Road Improvements • Hospital and Medical Offices: 370,000 square feet (5-story bed tower)Beaufort Memorial • Allison Road Improvements 7.3 17 acresHospital 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 269
    • 11: Project Implementation Commerce Park Expansion Area Belt Beaufort Buckle Town Center Park Burton Infill Area Beaufort Battery Creek High Burton Plaza School Area Industrial Area Robert Smalls Parkway East Robert Smalls Parkway/Parris Island Gateway Bostick Trask Property PUD Gray PropertySSSECTOR 4 DEVELOPMENT/REDEVELOPMENT OPPORTUNITIES270 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
    • 11: Project ImplementationCivic Master Plan References Sector 4 Development/Redevelopment Project Information Section Approx. SiteSector 4 Project Name Civic Investment Required Development Details Reference Acreage TBD • Civic: 10,000 square feetBattery Creek High • Single-family housing: 358 units 6.5 205 acresSchool Area • Multi-family housing: 179 units • Office/Retail: 26,000 square feet • Spanish Moss Trail Phase 2 (Depot Road to Parris • Mixed-use/Office: 855,000 square feet Island Gateway - SC 802/US 21) • Retail: 555,000 square feetBeaufort Plaza 6.5 • Spanish Moss Trail Trailhead: Beaufort Plaza 130 acres • Civic: 8,000 square feet • Boundary Street (west of Ribaut Road) • Multi-family housing: 300 units Improvements • Boundary Street (west of Ribaut Road) • Single-family housing: 28 units (attached)Hogarth Street Improvements • Multi-family housing: 36 unitsNeighborhood/Belt • Belt Buckle Park 6.5 35 acres • Civic: 20,000 square feetBuckle Park AreaRedevelopment • Retail: 55,000 square feet • Office/Mixed-use: 77,000 square feet • Boundary Street (west of Ribaut Road) • Single-family housing: 53 units ImprovementsBeaufort Town Center • Multi-family housing: 104 units 6.5 • TBD 64 acresRedevelopment • Mixed-use: 420,500 square feet • Retail: 271,500 square feet • Multi-Use Path • Single-family housing: 245 (95 detached; 150 attached) • Spanish Moss Trail Phase 3 (Parris IslandRobert Smalls Parkway/ Gateway SC 802/ US 21 to MCAS/Clarendon) • Multi-family housing: 204 units 8.5 148 acresParris Island Gateway • Mixed-use: 935,000 square feet • Retail: 325,000 square feet • Multi-Use Path • Single-family housing: 43 units (attached)Robert Smalls Parkway • Spanish Moss Trail Phase 3 (Parris Island • Multi-family housing: 232 units 8.5 Gateway SC 802/ US 21 to MCAS/Clarendon) 96 acresEast • Mixed-use/Office: 185,000 square feet • Retail: 20,000 square feet • Commerce Park Public Infrastructure • Expansion to 960 acres from existing 165Commerce Park Improvements acre Commerce Park site 9.2 960 acresExpansion Area • Shanklin Road Improvements • TBD • Multi-family housing: 60 units • Office: 470,000 square feetBurton Industrial Area 9.3 212 acres • Retail: 70,000 square feet • Industrial: 370,000 square feet • TBD • Single-family housing: 202 units • Multi-family housing: 48 unitsBurton Infill Area 9.3 266 acres • Civic: 6,000 square feet • Industrial: 128,000 square feetGray Property (Strategic • Robert Smalls Parkway Improvements • Office Campus: 800,000 square feet 9.4 100 acreOpportunity Site)Bostick Property • Salem Road Improvements • Office Campus: 760,000 square feet(Strategic Opportunity 9.4 100 acres • Civic: 3,000 square feetSite) • Robert Smalls Parkway Improvements • Retail: 228,300 square feetTrask Property PUD N/A 115 acres • Office/Mixed-Use: 141,900 square feet 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 271
    • 11: Project Implementation Whitehall/Vista Area Redevelopment Hamilton Village Lady’s Island Village Center Airport Junction PUDSSSECTOR 5 DEVELOPMENT/REDEVELOPMENT OPPORTUNITIES272 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
    • 11: Project ImplementationCivic Master Plan References Sector 5 Development/Redevelopment Project Information Section Project Approx. SiteSector 5 Project Name Civic Investment Required Development Details Reference Type Acreage Private • Lady’s Island Drive Improvements • Single-family housing: 100 units • Sams Point Road Improvements • Multi-family housing: 324 unitsLady’s Island Village • Sams Point Road Park • Civic: 15,000 square feet 8.6 128 acresCenter • Retail: 276,000 square feet • Mixed-use: 459,000 square feet • Office: 86,000 Private • Vista II Civic/Open Space • Single-family housing: 13 units • Multi-family housing: 25 unitsWhitehall/Vista Area 6.6 45 acres • Civic: 4,000 square feetRedevelopment • Mixed-use: 35,000 square feet • Retail: 35,000 square feet Private • N/A • Single-family housing: 20 units (attached)Hamilton Village Area 6.6 7 acres • Office: 5,000 square feetInfill • Retail: 5,000 square feet Private • N/A • Office/Mixed Use: 475,000 square feetAirport Junction PUD N/A 150 acres • Retail: 240,000 square feet 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 273
    • AAppendix
    • KEY STRATEGIES MAPS Map: Building Footprints. . . . . . . . . . . . . . . . . . . . . 280 Map: Existing Walk Score. . . . . . . . . . . . . . . . . . . . . 290 Map: 4% and 6% Tax Rates . . . . . . . . . . . . . . . . . . . 282 Map: Building Uses. . . . . . . . . . . . . . . . . . . . . . . . . . 292IN THIS CHAPTER Map: Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . 284 Map: Vacant and Abandoned Buildings. . . . . . . . . 293 Map: Floodplains. . . . . . . . . . . . . . . . . . . . . . . . . . . . 286 Map: Building Height. . . . . . . . . . . . . . . . . . . . . . . . 294 Map: Soil Conditions. . . . . . . . . . . . . . . . . . . . . . . . . 288
    • A: Appendix BOUNDARY STREET AY W CARTERET STREET RK RIBOUT ROAD PA LS AL SM RT BE RO SE A ISL AN D PA R KW AY R IB O U T R OA DSSBUILDING FOOTPRINTS SECTORS 1-3280 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: Appendix TRA SK P ARK WAY T R Y ST R EE B O U N DA AD RI BO U T RO AY KW AR L SP M AL R TS BE ROSSBUILDING FOOTPRINTS SECTOR 4 SE AI SL AN D PA R KW AY E IV DR ND LA IS ’S DY LASSBUILDING FOOTPRINTS SECTOR 5 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 281
    • A: Appendix 6% 4% BOUNDARY STREET AY W CARTERET STREET RK RIBOUT ROAD PA LS AL SM RT BE RO SE A ISL AN D PA R KW AY R IB O U T R OA DSS4% AND 6 % TAX RATES SECTORS 1-3*As of March 2013282 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: Appendix TRA SK P ARK WAY T R Y ST R EE B O U N DA AD RI BO U T RO AY KW AR L SP AL T SM B ER ROSS4% AND 6% TAX RATES SECTOR 4*As of March 2013 SE AI SL AN D PA R KW AY E IV DR ND LA IS ’S DY LASS4% AND 6% TAX RATES SECTOR 5*As of March 2013 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 283
    • A: Appendix BOUNDARY STREET AY W CARTERET STREET RK PA RIBOUT ROAD L S AL SM R T BE RO SE A ISL AN D PA R KW AY R IB O U T R OA DSSEXISTING ZONING SECTOR 1-3284 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: Appendix TRA SK P ARK WAY T R Y ST R EE B O U N DA AD RI BO U T RO Y K WA AR SP LL S MA RT BE ROSSEXISTING ZONING SECTOR 4 SE AI SL AN D PA R KW AY E IV DR ND LA IS ’S DY LASSEXISTING ZONING SECTOR 5 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 285
    • A: Appendix Poor Soils BOUNDARY STREET AY W CARTERET STREET RK RIBOUT ROAD PA L S AL SM R T BE RO SE A ISL AN D PA R KW AY R IB O U T R OA DSSSOIL CONDITIONS SECTOR 1-3286 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: Appendix TRA SK P ARK WAY T R Y ST R EE B O U N DA AD RI BO U T RO AY KW AR SP LL S MA RT BE ROSSSOIL CONDITIONS SECTOR 4 SE AI SL AN D PA R KW AY E IV DR ND LA IS ’S DY LASSSOIL CONDITIONS SECTOR 5 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 287
    • A: Appendix 100 Year Floodplain 500 Year Floodplain BOUNDARY STREET AY W CARTERET STREET RK RIBOUT ROAD PA L S AL SM R T BE RO SE A ISL AN D PA R KW AY R IB O U T R OA DSSFLOODPLAIN SECTOR 1-3288 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: Appendix TRA SK P ARK WAY T R Y ST R EE B O U N DA AD RI BO U T RO AY KW AR SP LL S MA RT BE ROSSFLOODPLAIN SECTOR 4 SE AI SL AN D PA R KW AY E IV DR ND LA IS ’S DY LASSFLOODPLAIN SECTOR 5 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 289
    • A: Appendix Car-Access Only Car Dependent Somewhat Walkable Very Walkable Walkable 1/2 Mile Radius BOUNDARY STREET CARTERET STREET AY W RK PA RIBOUT ROAD LS AL SM RT BE RO SE A ISL AN D PA R KW AY R IB O U T R OA D SSEXISTING WALK SCORE SECTOR 1-3 *Based on data collected for the 2009 Comprehensive Plan 290 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: Appendix TRA SK P ARK WAY T R Y ST R EE B O U N DA AD RI BO U T RO AY KW AR SP LL S MA RT BE ROSSEXISTING WALK SCORE SECTOR 4*Based on data collected for the 2009 Comprehensive Plan SE AI SL AN D PA R KW AY E IV DR ND LA IS ’S DY LASSEXISTING WALK SCORE SECTOR 5*Based on data collected for the 2009 Comprehensive Plan 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 291
    • A: Appendix BOUNDARY STREET CARTERET STREET AY W RK PA RIBOUT ROAD LS AL SM RT BE RO SE A ISL AN D PA R KW