Civic Master Plan Draft for Beaufort, SC

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 - 03.15.2013

ii City Of Beaufor t, SC | Civic Master Plan

This Civic Master Plan was prepared for
THE CITY OF BEAUFORT, SOUTH CAROLINA
BEAUFORT REDEVELOPMENT COMMISSION
Jon Verity, Chair
Michael McNally, Vice-Chair
Pat Case
Alan Dechovitz
Henrietta Goode
Martin Goodman
Michael McFee
Keith Waldrop
Wendy Zara

BEAUFORT CITY COUNCIL
Billy Keyserling, Mayor
Donnie Beer
Michael McFee
George O’Kelley
Michael Sutton

CITY STAFF
Scott Dadson, City Manager
Kathy Todd, Chief Financial Officer
Libby Anderson, Planning Director
Lauren Kelly, Planner
Liza Hill, Planner
Craig Lewis, Office of Civic Investment Program Manager
Julie Franklin, Office of Civic Investment
Demetri Baches, Office of Civic Investment
Josh Martin, Office of Civic Investment

PROJECT TEAM
Lawrence Group | Craig Lewis, Project Manager; Aleksandra Borisenko, Scott Curry, Julie Franklin, Monica Carney Holmes,
Amanda Huggins, David Malushizky, Josh Martin, Jeff Ream, Carolyn Reid, David Walters
Metrocology | Demetri Baches, Mallory Baches
Seth Harry & Associates | Seth Harry, Patrick Zimmerman
The Purple Shamrock | Lauren Kelly
The Leeman Group | Naomi Leeman
Fuss and O’Neill | Wade Walker, Jennifer Nelson
Rock Maple Studio | James Wassell
Allison Ramsey Architects | Cooter Ramsey
Brown Design Studio | Eric Brown
Seahaven Consulting | Leslie Pickel
Project Interns | Aaron Aeschliman, Oscar Carlsan, Seth Crawford, Allen Davis, Nicole Goss, Antonio Kaparis, Kameron
King, Adam Martin, Andrew McIntyre, Peter Miller, Keihley Moore, Matt Morris, Adam Pinter, Carol Santana, Lindsay
Shelton, 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. . . 109

ii 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


11 PROJECT IMPLEMENTATION 251
11.1 Civic Infrastructure . . . . . . . . . . . . . . . . . . . . . 254

6.6 Sector 5 Neighborhood Strategies. . . . . . . . 144 11.2 Development/ Redevelopment
Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . 264

7 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. . . . . . . . . . . . . . . . . . . . . . . . . . 292

8 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 . . . . . . . . . . . . . . . . . . . . . . . . . 186

9 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

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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
IN 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 can

4 City Of Beaufor t, SC | Civic Master Plan


gain convenient access without dominating. This historic precedent. It also sets the foundation
approach looks to create new developments that for increased future prosperity, with growth
carefully honor and respect history while allowing encouraged first in areas already developed with
for legitimate expressions of modern culture. existing infrastructure, and development in new
areas managed in ways that protect the City’s
While very specific to Beaufort, its past, present precious historic and natural landscapes.
and future, the recommendations of this Civic
Master Plan are based on a series of planning
and design principles most easily identified
as “Traditional” urbanism, that is, basing
contemporary urban design on public space and
building types that have been validated by the
test of time. These different types of public space,
be they residential streets or boulevards, squares
or plazas, or parks, playgrounds or other natural
landscape areas, all demonstrate a common respect
for human scale. While accommodating the
car, and incorporating today’s large commercial
structures in locations where appropriate, this
method of urban design always returns to a focus
on the pedestrian-friendly environment.

This human scaled development is essential in
reconnecting Beaufort and its citizens to their
Lowcountry prominence and the community’s

Image Source: Historic Beaufort Foundation

City Of Beaufor t, SC | Civic Master Plan 5


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

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 unique



history, character, and physical attributes upon
which needed to be respected and built upon.

This Civic Master Plan is the result of extensive
efforts, including an intensive public input process.
It establishes principles and standards for all public
and private development and provides a guide for
identifying and promoting investment within the
City.

The plan presents proposals graphically to
provide residents and businesses a clear picture
of development options, and to serve as a tool
to stimulate a range of development and/or
redevelopment opportunities throughout Beaufort.
Additionally, the plan illustrates proposals that
seek good financial returns for property owners
in contemporary market conditions, while
establishing design standards and qualities that are
compatible with those found in the older, historic
parts of the community. In this way, a distinct
regional image and character is (re)established over
time, in a way that sets Beaufort apart from other
communities, and attracts residents and companies
seeking a more distinctive place to live and work.

The plan is a compilation of grand visions, down-
to-earth practical steps, and enabling tools, all
coherently presented within one document. Like
many community plans, this plan is expected
to generate discussion points, establish budget
priorities, and create implementation objectives
for the city over the next generation. In fact, the
comprehensive nature of this effort, along with
the timing of its occurrence at Beaufort’s 300-
year anniversary, marks a milestone for the city.
The Civic Master Plan lays the groundwork for a
prosperous and resilient city for another 300 years
to come.



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 56

SS2009 COMPREHENSIVE PLAN



1 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 opportunities
2

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 consistent
4

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.



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.



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 SURVEY



Sector 1
Sector 2
Sector 3
Sector 4
Sector 5

THE BEAUFORT SECTOR MAP A Sector is a planning area of the City of
Beaufort. Sector boundaries were determined based on neighborhood locations,
types of development, and natural features. The Office of Civic Investment devised
the sector boundaries for the purpose of study over two years. Sector 1 encompassed
the Downtown Beaufort Peninsula. Sector 2 and 3 included the Beaufort neck and
Southern Peninsula. The final sectors, Sector 4 and 5, include the future growth
periphery area for the City of Beaufort.



• 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 Master



Plan “reconsidered” what constituted downtown,
so too did it “reconsider” what it means to live and
work on a peninsula. The Plan’s focus aimed at
providing amenity and connection to the greater
community and natural environment by creating
stronger access to the waterfront through parks and
retained views.

Sector 4 extended along Boundary Street from City
Hall past Highway 170 to Burton, and southwest
along Highway 170. It included all municipal
land on the west side of Battery Creek, mostly
suburban and servicing the largest portion of the
community’s general shopping needs.

Sector 5 covered the area of the City that extends
onto Lady’s Island to its east, with Sea Island
Parkway and Highway 802 serving a series of
business and planned developments on marsh
islands and providing access to Sectors 1 and 3
via major bridges. Sector 5 was largely a suburban
environment and the location of a significant
portion of the community’s higher-end shopping.

These Sector Plans form the core of the City-wide
Civic Master Plan.



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 – the



public space of the streets, a neighborhood park,
or a waterfront trail. In the past, all these elements THE PLANS AND RECOMMENDATIONS DESCRIBE A
were routinely assembled to form neighborhoods,
FUTURE FOR BEAUFORT THAT:
and reutilizing this approach once again enables
the community to grow and redevelop as a series Celebrates the waterfront and the natural context which the city
of true neighborhoods, not merely subdivisions of occupies
different housing products.
Is mixed use and walkable in character
This method of working gives rise to a different
type of planning, known as “Transect-based Enables people to live locally and accomplish their daily needs
planning.” A Transect can be thought of as a within walking or biking distance
slice through the townscape and landscape of a
Positions the community for an era beyond our current pattern of
community from edge to center, whereby different
dependence on the personal automobile
parts of the community are classified not by their
uses, 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 scale
designated according to what kind of places they
are, not simply by what uses are allowed there. Envisions regional connections that will strengthen and
invigorate Beaufort’s economy and cultural institutions
Thinking of Beaufort in this new way (which is
close to the old, historic American way of thinking Engages a wide variety of people and lifestyles across a broad
about communities) provides the City, its leaders socio-economic spectrum
and its citizens with better and more sensitive
planning tools to manage their future growth, Preserves Beaufort’s historical legacy without compromising
redevelopment and investment. opportunities for new development



SSDEVELOPMENT OPPORTUNITIES SECTORS 1-3



SSDEVELOPMENT OPPORTUNITIES SECTOR 4

SSDEVELOPMENT OPPORTUNITIES SECTOR 5



Existing Green Infrastructure

Proposed Green Infrastructure

Civic Buildings

SSGREEN INFRASTRUCTURE SECTORS 1-3





Civic Buildings

SSGREEN INFRASTRUCTURE SECTOR 4



Civic Buildings

SSGREEN INFRASTRUCTURE SECTOR 5



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 Launch

SSMOBILITY INFRASTRUCTURE PLAN SECTORS 1, 2, 3, & 5



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 Launch

SSMOBILITY INFRASTRUCTURE PLAN SECTOR 4


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. . . . . . . . . . . . . . .42
IN THIS CHAPTER

2.4 Waterfront Park Gateway Improvements . . . 34 2.11 Battery Creek Marshfront Park . . . . . . . . . . . . 43
KEY 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.

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.



2.1 Regional
Waterfront
Connectivity Plan
Sector: All

On a typical day at the Beaufort Waterfront the
most common activities one observes include
friends strolling at the river’s edge, people eating on
restaurant patios, families enjoying the park, and
couples sitting on bench swings. Although these
“waterfront” activities are treasured pastimes, they
have very little to do with the water itself, except
that the Beaufort River is there as a scenic reminder
of the city’s unique heritage and geography.
Moreover, these activities all take place within the
1/3 mile of shoreline at Waterfront Park in spite
of the other 20 miles of shoreline within the city.
Even during festivals and special events, much more
focus is placed on what happens near the water, as
opposed to what happens on the water. Historically,
Beaufort’s identity was characterized by a much - HISTORIC DOWNTOWN SHORELINE
more active engagement with the water. Only in the - CITY OF BEAUFORT SHORELINE
past 60 to 75 years has the role of the waterfront
shifted from an active port and thoroughfare to
simply a pleasant natural amenity.

While passive recreational use will continue to be
a significant asset, the Beaufort waterfront of the
future will be rediscovered as a crucial active link
to the rest of the world. Over the next half-century,
what happens on the water will play an increasingly
important role as water transport becomes a
practical alternative to automobile travel for people
as well as goods and commodities.

The Regional Framework Diagram illustrates
a proposed system of local water taxi ports
connecting through the Beaufort River to the
regional centers of Hilton Head, Charleston, and
Savannah. Further, the diagram illustrates the
creation of the Beaufort River Regional Greenway
and Parks System. Stretching from Waterfront Park
in Beaufort to The Sands Beach area in Port Royal,
this expansive parks system provides frequent
opportunities to interact with the Beaufort River
and its adjacent tidal marshes. Canoe/kayak
launches, boardwalks, fishing piers, bird watching
platforms, and swimming areas provide a variety of
ways to enjoy life on the water. The Spanish Moss
Trail and a regional bus system provide convenient
SSREGIONAL FRAMEWORK DIAGRAM



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 above

SSPROPOSED DEVELOPMENT FOR DOWNTOWN



The proposed marina redevelopment scheme use to a much more intimate and active market
creates 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 is
signature waterfront experience. Market-style reminiscent of the old Charles Street Wharf, in
buildings, derived from the traditional vernacular both form and location. The reintroduction of
of 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 dynamic
focal open space, creating an outdoor room that connection between building and water that is both
provides additional space for Beaufort’s frequent unique, exciting and historically appropriate.
festivals and cultural celebrations. Three to four
story buildings accommodate a mix of uses
including retail, restaurants, boat service, market
space, apartments and condos, in addition to a new
marina and sailing club. This variety enlivens the
Beaufort Marina experience for visitors arriving by
land or by water.

Guests arriving from Bay Street might be greeted
by a new Historical Museum and public plaza that
terminate the western vista along the retail district
and provide an attractive expression of civic pride.

Approaching the marina district from Waterfront
Park, visitors are presented with a striking
transition from a broad, passive, recreational

BA
YS
T

SSEXISTING MARINA



SSCONCEPTUAL ILLUSTRATION OF MARINA REDEVELOPMENT
EXISTING

SSPROPOSED VIEW OF BAY STREET LOOKING WEST TOWARDS CHARLES STREET



2.3
Sector: 1
Marina
Improvements

Civic Investment Required: Day Dock

Beaufort’s vibrant and active urban waterfront area
will continue to engage a myriad of water-related
activities with a proposed marina, additional boat
slips, expanded mooring area, and lengthened day Day Dock
docks. In addition to serving the local community,
this area will also be a point of origin/destination SSDAY DOCK PLAN - OPTION A
to Charleston, Savannah, Hilton Head Island and
beyond.

Recommendations for improvements include a new
high-quality recreational, low maintenance day BA
Y
ST
dock of approximately 250 feet and a new water
sports center that consolidates existing functions
associated with the marina. It also accommodates
dry/racked storage for kayaks and boats, public Boat
restrooms, office and retail areas, laundry and Club House
shower areas, outdoor observation and gathering
spaces, and indoor multi-function function space.

Based on these recommendations and the
Waterway Commission Report of October 2003,
the Redevelopment Commission needs to develop
a comprehensive waterfront management plan Day Dock
using the urban design and use criteria set forth in
both reports. SSDAY DOCK AND BOAT HOUSE LOCATION- OPTION A

Boat
Club House

Day Dock

SSDAY DOCK AND BOAT HOUSE LOCATION- OPTION B



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.



B AY S
T

Waterfront Park

SSKEY GATEWAYS TO WATERFRONT PARK

Image Source: Scott Sonoc

SSPROPOSED GATEWAY FROM BAY STREET TO THE WATERFRONT PARK



2.5
Sector: 1
Bay Street
Boardwalk
BL
AD
EN
ST

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 CONDITIONS

SSCONCEPTUAL ILLUSTRATION OF BOARDWALK ALONG THE MARSH (looking east toward downtown)



BLADEN ST

CHARLES ST
B AY
ST

SSEXTENSION OF WATERFRONT PARK CONCEPTUAL PLAN

Sidewalk Travel Travel Parallel
Lane Lane Parking

Naturalized
Bluff
Low Impact
Gravel
Trail with
Retaining
Wall Wetland

SSBOARDWALK ALONG THE MARSH



2.6 Bellamy Curve

Sector: 1
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 CURVE

SSVIEW OF BELLAMY CURVE FROM MARSH (looking west down Boundary Street)



2.7
Sector: 5
Lady’s Island
Waterfront Access

Civic Investment Required: Factory Creek/Vista
Waterfront Access Expansion and Whitehall
Waterfront Park
Vista Area
SE
The proposed development of the Whitehall tract A
ISL
AN
on Sea Island Parkway, across from the historic D
PA
R
downtown area, presents an opportunity to provide KW
AY
a publicly accessible area along the water’s edge. Whitehall
The redevelopment scheme proposes a substantial
public park along the perimeter. To help contrast
this park from the more urban Waterfront Park

MER IDIA N RD
across the river, this parkland should be designed
in a more naturalistic manner with an emphasis
on the preservation of existing trees and a more
gradual connection to the waterfront, rather than
as a bulkhead.

SSCONCEPTUAL PLAN FOR WHITEHALL AND THE
VISTA AREA

SSCONCEPTUAL ILLUSTRATION OF THE WHITEHALL AREA WATERFRONT PARK



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 ROAD



2.9
Sector: 4
Boundary Street
Waterfront Access

Civic Investment Required: Battery Creek
Marsh Trail/Boardwalk, Battery Creek
Marshfront Parks, Belt Buckle Park, 1st Street
Curve, Beaufort River Viewshed and Public
Access

For decades, the Boundary Street area disregarded
its proximity to the water’s edge. The low density,
suburban development pattern largely paved
and piped the exiting natural environment; the
resultant buildings walled off access to the marshes
in favor of loading docks and dumpster storage. The

Image Source: Dover, Kohl and Partners
city, through the Boundary Street Plan, adopted in
2006, declared the restoration of public access and
viewsheds, to both the marsh and river areas, an
essential priority to spur the redevelopment of this
corridor and to ensure a high quality of life for the
entire community.

The Boundary Street Plan identifies a number of
key civic improvements to facilitate an improved
waterfront, 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
RO

SSBOUNDARY STREET WATERFRONT ACCESS


Civic Master Plan Draft for Beaufort, SC

Civic Master Plan Draft for Beaufort, SC

Recommended

Recommended

More Related Content

Viewers also liked

Viewers also liked (20)

Similar to Civic Master Plan Draft for Beaufort, SC

Similar to Civic Master Plan Draft for Beaufort, SC (20)

More from City of Beaufort Planning Department

More from City of Beaufort Planning Department (20)

Recently uploaded

Recently uploaded (20)

Civic Master Plan Draft for Beaufort, SC