Civic Master Plan - March 18, 2013 DRAFT

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Civic Master Plan - March 18, 2013 DRAFT

  1. 1. C ivic Master plan CITY of BEAUFORT, south carolina Draft 3/15/2013
  2. 2. ©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
  3. 3. 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
  4. 4. 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
  5. 5. 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
  6. 6. 1A Civic Vision Enabled
  7. 7. 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
  8. 8. 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
  9. 9. 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
  10. 10. 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
  11. 11. 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
  12. 12. 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
  13. 13. 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
  14. 14. 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
  15. 15. 1: A Civic Vision EnabledCity Of Beaufor t, SC | Civic Master Plan 11
  16. 16. 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
  17. 17. 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
  18. 18. 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
  19. 19. 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
  20. 20. 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
  21. 21. 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
  22. 22. 1: A Civic Vision EnabledSSDEVELOPMENT OPPORTUNITIES SECTORS 1-318 City Of Beaufor t, SC | Civic Master Plan
  23. 23. 1: A Civic Vision EnabledSSDEVELOPMENT OPPORTUNITIES SECTOR 4SSDEVELOPMENT OPPORTUNITIES SECTOR 5 City Of Beaufor t, SC | Civic Master Plan 19
  24. 24. 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
  25. 25. 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
  26. 26. 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
  27. 27. 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
  28. 28. 2The Public Waterfront
  29. 29. 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
  30. 30. 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
  31. 31. 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
  32. 32. 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
  33. 33. 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
  34. 34. 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
  35. 35. 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
  36. 36. 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
  37. 37. 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
  38. 38. 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
  39. 39. 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
  40. 40. 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
  41. 41. 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
  42. 42. 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

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