Civic masterplan sector1-volume1

966 views

Published on

Published in: Technology, Real Estate
0 Comments
0 Likes
Statistics
Notes
  • Be the first to comment

  • Be the first to like this

No Downloads
Views
Total views
966
On SlideShare
0
From Embeds
0
Number of Embeds
1
Actions
Shares
0
Downloads
20
Comments
0
Likes
0
Embeds 0
No embeds

No notes for slide

Civic masterplan sector1-volume1

  1. 1. This page intentionally left blank.20 Civic Master Plan | Sector 1
  2. 2. SECTOR 1CHAPTER 1 Executive Summary 23CHAPTER 2 Sector Conditions 29CHAPTER 3 Master Plan 35 21
  3. 3. This page intentionally left blank.22 Civic Master Plan | Sector 1
  4. 4. SECTOR 1CHAPTER 1EXECUTIVE SUMMARY 23
  5. 5. Chapter 1 E XECU T I VE SUMM ARY INTRODUCTION daily needs within walking or biking distance • Positions the community for an era beyond The Sector 1 study area represents the heart of our current pattern of dependence on the personal Beaufort, SC. It includes many of its major cultural automobile institutions and significant civic assets, as well as its • Provides attractive parks and greenways on a local historic neighborhoods and its greatest concentration and regional scale of commercial activity. As such, Sector 1 was an ideal • Envisions regional connections that will strengthen point of departure to begin an extensive master planning and invigorate Beaufort’s economy and cultural process that resulted in the development of the Civic institutions Master Plan for the City of Beaufort. • Engages a wide variety of people and lifestyles across a broad socio-economic spectrum The civic master planning process, led by Beaufort’s • Preserves Beaufort’s historical legacy without Office of Civic Investment, was an intensely compromising opportunities for new development collaborative effort between elected officials, city staff, local residents, and community stakeholders. Marked by a weeklong planning and design charrette, the Sector PLANNNING & DESIGN CHARRETTE 1 planning process led to specific interventions and recommendations for the entirety of the sector at a level The Planning and Design Charrette for Sector 1 was held of detail that engages each individual parcel. The pages from March 22 to March 28, 2011. During these seven that follow contain the results of this effort for Sector days, over 20 urban designers, planners, architects, and 1 and amount to a collective vision that will carry the engineers gathered in a Bay Street storefront to develop heart of Beaufort into the next 50 years of its growth and land use plans, renderings, street sections, and specific development. recommendations for nearly every block and parcel in the Sector 1 planning area. In general the plans and recommendations on these pages describe a future for Sector 1 that: Public meetings and open design sessions were held • Celebrates the waterfront and the natural context throughout the week to allow members of the public which the city occupies to interact with the designers, identify concerns, share • Is mixed use and walkable in character ideas for specific projects, and vet the work of the design • Enables people to live locally and accomplish their team. This comprehensive input allowed the charrette MAR 23 MAR 24 M F R 2 5 R U M AR Y2 6 A E B A R MAR 27 MAR 28 USCB Meeting Developer Meeting Redevelopment Mid-Charrette Design Studio Final Presentation Commission Meeting Presentation Neighborhood Retail & Merchants Associations Meeting Meeting Boards & Commis- sions Meeting TIMELINE of CHARRETTE EVENTS24 Civic Master Plan | Sector 1
  6. 6. 25process to work in short feedback loops where ideas topics to be addressed in this first charrette. The fiveare continually refined and presented to the public. public workshops, each with a unique discussion topic,This inclusive process enriched the final plans and were very successful and provided invaluable commentsrecommendations. Specific input was sought from the and feedback, detailed in the following section. TheUniversity of South Carolina at Beaufort (USCB), the workshops included the following:various neighborhood associations that represent Sector1 residents, local developers and property owners, • Neighborhood Associations Workshoplocal retailers and merchants, the Redevelopment February 17 Approximately 60 participantsCommission, and Beaufort’s various other municipal • Development Community Workshopboards and commissions. These multiple layers of input February 24 Approximately 50 participantshelped to create plans and recommendations that are • Neighborhood Walking Tourvibrant, real, nuanced, and appropriate for all members February 26 Approximately 40 participantsof the community. • Redevelopment Commission Workshop March 3 Approximately 30 participants • Retail & Merchandising WorkshopSLOW CHARRETTE PROCESS March 8 Approximately 50 participantsIn order to maximize the design efforts during the These workshops, combined with the vision for thecharrette week, the Office of Civic Investment took the community described in the Comprehensive Plan and“slow charrette” approach. Rather than trying to squeeze the data collected through the Sector 1 Synoptic Survey,all the public workshops into one week, they were spread gave the charrette design team an incredible wealthout over a month-and-a-half to maximize participation. of information to help guide their efforts during theThe OCI team has hosted a series of public workshops to weeklong charrette process from March 22nd to Marchengage the community and solicit feedback on the many 28th, 2011. JAN 1 FEB 17 FEB 26 MAR 8 Office of Civic Neighborhood Neighborhood Retail &Investment begins Associations Walking Merchandising planning work Workshop Tour Workshop J A N U A R Y F E B R U A R Y M A R C H JAN 24 - FEB 4 FEB 24 MAR 3 MAR 22 - MAR 28 Synoptic survey Development Redevelopment Sector 1 conducted Community Commission Planning Workshop Workshop CharretteTIMELINE of EVENTS Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  7. 7. Chapter 1 | Executive Summary PRE-CHARRETTE PROJECT MAP (See Appendix A for larger map)26 Civic Master Plan | Sector 1
  8. 8. 27IDENTIFIED PROJECTSRelating specific projects (identified on the “ProjectMap”) to the regional systems and connections describedon the previous page help to support their individualand collective success and contribute to a richer builtenvironment on a local and regional scale. The projectsidentified for closer examination during the Sector 1Planning and Design Charrette were selected by theOffice of Civic Investment, in concert with the BeaufortRedevelopment Commission and local citizens, in orderto create a coherent vision for the future of the Sector 1planning area and to best utilize potential catalyst sitesand city-owned properties.Some major projects include: • Old City Hall Redevelopment • Eastern Boundary Street Road Diet • Bladen Street Streetscape Improvements • Duke Street Streetscape Improvements • Basil Green Park • USCB Expansion & Student Housing • Bellamy Curve Infrastructure Improvements • Ribaut Road Streetscape Improvements • Post Office Block Redevelopment • Former Jail Site Redevelopment • Extension of Waterfront Park • Washington Square Park • Marina Redevelopment & Parking Garage • Piggly Wiggly Redevelopment • Whitehall Plantation Property Redevelopment Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  9. 9. This page intentionally left blank.28 Civic Master Plan | Sector 1
  10. 10. SECTOR 1CHAPTER 2SECTOR CONDITIONS 29
  11. 11. Chapter 2 SECTOR CONDITIONS ANALYSIS of EXISTING CONDITIONS Northwest Quadrant and Higginsonville neighborhoods. Prior to the Sector 1 Planning and Design Charrette, • Some of Beaufort’s historic residential data from the Synoptic Survey was combined with neighborhoods, particularly the Northwest Quadrant, geographic data from the City and County to create a are hampered by inadequate property maintenance series of maps that amount to an analysis of the existing and are in need of reinvestment/redevelopment. conditions in the Sector 1 planning area. In general, the • Neighborhood commercial uses are generally analysis established the following conclusions: lacking. The Bay Street commercial district serves a very limited, tourist-driven, retail niche that does not • There are plenty of infill opportunities on vacant provide for the day-to-day necessities of its land in the Sector 1 planning area, especially in the residents. WHITEHALL E XISTING BUILDING FOOTPRINTS (See Appendix A for larger map)30 Civic Master Plan | Sector 1
  12. 12. 31 • Beaufort’s existing regulatory structure does not adequately promote the development of mixed-use walkable neighborhoods throughout the Sector 1 planning area.The analysis and corresponding maps were discussedand distributed to all the of charrette participants at theoutset of the Sector 1 Planning and Design Charrette inorder to familiarize all charrette participants with theissues presented by the Sector 1 planning area.EXISTING LAND USE(See Appendix A for larger map) Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  13. 13. Chapter 2 | Sector Conditions O W N E R v s . R E N TA L / S E A S O N A L BUILDING HEIGHT EXISTING DEVELOPMENT CLASSIFIED VA C A N C T o r A B A N D O N E D P R O P E R T I E S by TRANSECT ZONES32 Civic Master Plan | Sector 1
  14. 14. 33CONDITION OF GROUNDS and EXISTING ZONINGSTRUCTURE SOURCE: Google Earth, March 2011E X I S T I N G D OWN TOWN B E AU F O RTNote: Please see the Appendix A for larger versions of the maps shown on this and the facing pages. Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  15. 15. This page intentionally left blank.34 Civic Master Plan | Sector 1
  16. 16. SECTOR 1 CHAPTER 3 MASTER PLANSECTION 1 Sector 1 Vision & Overview 36SECTION 2 Transportation & Streets 46SECTION 3 Natural Infrastructure & Parks 58SECTION 4 Plan for Downtown 66SECTION 5 Corridor Plans 76SECTION 6 Neighborhoods 94SECTION 7 Specific Interventions 104SECTION 8 Implementation Elements 112SECTION 9 Code Recommendations 114 35
  17. 17. Chapter 3 | Section 1 S E C TO R 1 V I S I O N & O V E RV I EW VISIONARY PLANNING AND GREAT to something you would have seen in continental Europe COMMUNITIES at the time: grand park systems and iconic civic building architecture. This is a time when much of Chicago’s The point we have arrived at today is the culmination industry was on Lake Michigan and along the Illinois of planning and analysis that began on January 2nd, River – rail yards, slag heaps, factories. It was not a 2011 collecting information through meetings with pretty place. Commerce was the law of the land, so individuals, groups, and organizations, and by collecting imagine the disbelief when he proposed to reclaim the data, physically through on-the-ground surveys of every entire Lake Michigan waterfront for a park. People lot, as well as digitally through all the various plans, looked at him as if he were crazy. This is the man for reports, and studies completed in the past. The results whom the now famous quote has been attributed, “make from this three-month effort culminate in this Civic no little plans; they have no magic to stir men’s blood.” Master Plan. Like many plans for great communities One hundred years later, Chicago has one of the most this plan is expected to generate discussion points, amazing park systems in the world and is also one of a establish budget priorities, and create implementation handful of communities in the rust belt of the Midwest objectives for the City of Beaufort over, at least, the that is truly growing and prospering. And, it’s a result next twenty years. In a sense we believe that this plan of a process similar to what we’re embarking on here in coherently and properly lays the groundwork for the Beaufort. city’s next three hundred years. Another example is Boston’s “Emerald Necklace” What Beaufort and its leaders have had the foresight to designed by another visionary planner and contemporary do follows in the tradition of some really great places. of Burnham, Frederick Law Olmsted. Olmsted, known The great communities of today are great because they today as the nation’s first landscape architect, is also spent the bad times thinking about what they wanted to credited with the design of Central Park, among many be when times got good again. In the United States, other wonderful places. He envisioned a future Boston the era of grand planning during the late 1910’s, 1920’s ringed by parks. For those who have visited Boston it is and the Great Depression, occurred in many of the easy to see how the City and its residents have benefitted places that are admired in the country today for their from his vision. Boston has some of the most loved civic resilient economies and excellent quality of life. The spaces and urban structures in the United States and one thing these places have in common is that they had easily ranks amongst the greatest cities in the world. the vision to think outside the box and a desire to take control of their destinies. Some of the greatest plans We can also look to The Presidio in San Francisco and architecture that the United States has today - places where Daniel Burnham again inspired its citizens to and buildings that are admired around the world - can be aspire to greatness. At that time in the late 1910’s, The dated to this period. Most of the grand civic buildings, Presidio was on the outskirts of town. It was a hilltop schools and town halls; almost all the impressive upon which he designed a park connected to the rest museums; and many of the beautiful park systems that of the city with grand civic monuments. Today it’s a are today the treasures of their respective communities magnificent urban park surrounded by some of the most had their initial plans prepared during this time period. valuable real estate in the United States. So compelling was the plan and the illustrations that accompanied One such example is in the City of Chicago. Chicago it that a few of the monuments were actually built as hired Daniel Burnham, one of our century’s most drawn. visionary planners, to prepare its master plan. He laid out a vision that is extraordinary today for its beauty and, in his day, for its boldness. It was a vision similar36 Civic Master Plan | Sector 1
  18. 18. 37THE SECRET OF SUCCESS have no money.” This is a false excuse – a straw man argument. No place that has ever accomplished long-With all great plans, like the Burnham and Olmsted term greatness has had money at the start. In fact, it’splans, they aim to improve the fortunes of a place almost a prerequisite that a place be poor in order to beand they foster change. Just as people questioned able to achieve greatness. All great work starts off withthe drawings Burnham prepared showing parks and an idea. Wealth follows ideas. You make people excitedbuildings on private land, we are sure that people will about what it is you’re doing, and clever people rallyexamine the drawings in this master plan and have around the vision, and the money follows.many concerns: “I see you’ve knocked down mybuilding to construct a park,” or “you have removed my Locally, the Open Land Trust (OLT) is generating theneighborhood park to construct a building,” or “you’ve excitement and getting the money, and as a result,put a road through my yard.” Keep in mind the most they have become the de facto regional planners forpowerful tool planning possesses: time. Planning is an the entire County. Through donations and successfuleffort that lasts generations, but you’ve got to start at tax referendums, they have made saving the naturalsome point, or you will never achieve anything. It is habitat and scenic views of the local area exciting andalmost always the case that what is needed to be done important. Much time and effort by the citizens of thisis impossible to do today. If you were told to learn a community goes into the work of the Open Land Trustsecond language and you said I can’t do that today, including the preservation of places here in Beaufort likedoes that mean you can never do it? Just because you the Bluff and Bellamy Curve. These purchases havecan’t master Spanish or French by the weekend, do you shaped the image of Beaufort as well as its developablethrow in the towel? Of course not. It took hundreds of footprint. To properly leverage this fine work, it isyears to arrive where Beaufort is today. Nearly all of critical to ensure that as much effort and care are paid tothat time passed without access to an endless pot of gold the Human Habitat, (the neighborhoods and communitiesat its disposal. Very little is possible today yet nearly we live in) through excellent planning and urban design.everything is possible in the long term. The natural habitat has the OLT. The Human Habitat now has the Office of Civic Investment (OCI). We haveAnother important ingredient is “the champion.” You an opportunity to weave the communities we live in withcan have a collection of plans and ideas, but unless they the natural setting they exist in. To succeed, the visionsfind a champion that makes it his or her business to will we have and the plans developed to execute them needthem into reality on a daily basis, they never materialize. to be as compelling as the nature that is saved.The final need is for compelling visions, such aswhat Burnham provided the residents of Chicago. Itgalvanized the thoughts of the citizens and business THE PURPOSE OF THE CIVIC MASTER PLANcommunity to nominate champions, who, over the yearsshaped policy that allowed the vision to be realized. This plan is intended to complete the work of the 2009 Comprehensive Plan. That plan did two importantBeside the beauty and technical expertise of the planning things. First it established that the primary means byand urban design achieved by these masters, there is one which the city could achieve truly sustainable andadditional take away from these examples. They were resilient growth was not through annexation and sprawlenvisioned and executed in a time when these places but rather through infill and redevelopment. And second,were not wealthy. We accomplished the best community and perhaps most importantly, it tore through decade’sdesign and building in this country when it was poor worth of unfulfilled planning efforts to prioritize andin relation to today. Imagine that. All you hear about consolidate plans that were both unrealistic and lackedtoday, if you try to get anything done, from placing champions. The number one priority recommendationa cross walk on a street to paving a sidewalk, is, “we was for the city to stop focusing on large scale policy Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  19. 19. Chapter 3 | Section 1 | Sector 1 Vision & Overview planning and instead turn its sights on the needs of its some pretty amazing things. It allows us to quickly see neighborhoods and corridor, the living tissue of the patterns through the creation of thematic maps. This city, with a block by block physical plan to encourage information allows us to study the City’s DNA - how it investment and redevelopment. In essence, it was a works on the ground. This is an important step because roadmap for reversing the slow downward spiral of it allows you to understand how to help it grow while decline that had become the norm in the city. retaining the charm and character that made it special. This “urban DNA” was combined with information The Comprehensive Plan therefore serves as the gathered from several dozen meetings over the previous framework and undergirding for the Civic Master Plan in months with nearly every key stakeholder in the area the grand tradition of cities like Chicago, San Francisco who wanted to participate, and even some who didn’t. and Boston. This is no small feat for a community the size of Beaufort. But, as we all know Beaufort may be small in terms of its resident population but it lives large THE SOLUTION TO THE DILEMMA OF in the historical and cultural memory of the Lowcountry GROWTH and of this county. In addition to understanding thoroughly what exists In order to achieve the necessary level of detailed now, we also took a careful look at what existed before. planning, we divided the city up into four sectors. In many communities around the country, growth has We’ve started with Sector 1, the downtown area. When meant the destruction of history, historic buildings, and we first started this process, someone asked, “you’re places. Beaufort hasn’t suffered that as much. Everyone going to do a master plan for downtown, so what are you wants growth and prosperity, but with it, post-World going to do with Bay Street?” Our response was, “well, War II, that growth and prosperity has come with a lot of Bay Street is not all of downtown: There’s Boundary really bland and uninspiring things that some might label Street, there’s Bladen Street, there’s Carteret Street and as simply “ugly.” Pigeon Point Road, the Old Point, and Higginsonville, and on and on. There’s also the Bluff and the Northwest It’s quite a dilemma for most communities: If we grow, Quadrant.” Downtown is in fact a series – a collection we lose what we are through the haphazard consumption of neighborhoods – the core of the larger area that is of a community’s past. However, if we don’t grow, Beaufort, so you have to study it comprehensively, not we stagnate and lose what we are by neglect. The just Bay Street. We believe that downtown is not simply reason for the dilemma is because we stopped building Bay Street and the Waterfront Park. Rather downtown real communities after World War II. This is not to is a complex web of interdependent neighborhoods and say we stopped building. In fact, we have built more corridors that geographically is bordered to the west by things in the sixty-five plus years since World War Ribaut Road and by the Beaufort River on its other three II – houses, shopping centers, offices, factories – than sides. The three blocks that constitute the historic “Main nearly all of human history prior to that period. But Street” cannot be the vessel in which every aspiration, rather than building authentic and lovable places like idea, and need for Beaufort is forced. It is simply too neighborhoods, villages, towns and cities, we simply small. aggregated real estate product. We have built only a handful of new “places” since World War II yet we’ve We started on several fronts simultaneously. For built endless miles of suburban product. four weeks, students walk every foot of every street in downtown and collected an extensive amount of Suburban development became an industry unto itself, information about every house, curb, and sidewalk. The and as you may have heard, it was one of the major result is a robust database comprised of more than thirty reasons for the financial collapse and the subsequent unique attributes, the analysis of which allows us to do38 Civic Master Plan | Sector 1
  20. 20. 39Great Recession. When you introduce car-oriented TIME TO OUT-MAIN STREET THE MALLsuburban development into traditional urban fabric,like downtown Beaufort, that development destroys What is available once you arrive downtown cannotthe surrounding traditional development. It might be just “one thing.” A common mistake is to thinknot do it initially, but the accumulation of this type of a community as needing only one amenity – be itof development ends up eradicating what is the most a convention center, a ball park, or a museum. That’sspecial part about place-based traditional communities, a suburban mentality. Real places are complex. Thewhich is their mixed-use, walkable quality of life. fabric of real places must be complex and varied to meet the needs of a broad range of people and, justIt is important to keep in mind that the suburban as important, the broad range of moods each of thesedevelopment model is the default setting for all zoning, people experience over the course of a day, a week, andfinancing, and health and safety matters in the United a lifetime. Sometimes you want to sit alone in a park,States today. Whether you plan or not, whether you have sometimes you want to be in the center of all the action.zoning or not, the suburban model is so entrenched in Sometimes you want to view a scenic vista, sometimesevery aspect of American development and marketing you want to be walking the crowded sidewalks shoppingthat it is what growth delivers. Ironically, not much and socializing. If you are a cyclist, sometimes yougrowth has happened post-World War II in Beaufort. The might want to ride fast through the countryside, whereasside benefit of this lack of growth is that not as much has at other times you might want to be on the street ridingbeen lost. through town. Every pastime, every facility, and every motivation takes a different tone depending on mood.One piece of the community that was lost was the This gets to the point about the need to develop somebuildings along the waterfront. They were unique and of our waterfront. Sometimes you might want to sit oninteresting in a scruffy yet unassuming way. However, it a swing or in the grass and watch people or the waterwas largely replaced by something worthy – Waterfront and sometimes you might want to sit on a dock or at aPark. In city building this is called a fair trade. This is restaurant on the water and eat, dance, work, live, oran important concept, a litmus test for anyone passionate buy things. The Water Festival need not be limited to theabout community. Development decisions should highly programmed week of activities each July. It canalways be evaluated with this simple question – “Was it last all year long.a fair trade?” If you lose a piece of marsh land and gain avillage, or a meadow and gain a proper neighborhood the Unfortunately, Americans have been trained totrade is fair. When either of these is lost to a shopping experience places as a consumer…..to live and shopcenter that spends most of life in decline or subdivision as if we’re in a mall. The American retail industrythat condemns it occupants to the use of the automobile has created shopping snobs out of us and we’re veryfor every daily interaction, it is not. Yet, even with easily bored, very quick to lose our patience if thingsthe achievement of the Waterfront Park, Beaufort’s aren’t perfect, and particularly fickle with our attentionwaterfront redevelopment has not always been a fair and money. The mall environment and the shoppingtrade. Case in point is the present Marina parking lot center environment in the United States is perfection atwith the single largest parcel along the waterfront every level designed by mall planners who subtly anddedicated exclusively to the suburban pattern of parking not so subtly influence – almost brainwash – you to docars to the exclusion of great urbanism. In many ways, it everything that they want you to do when you enter theiris these negative impacts of the suburban development realm. In a sense we are a bunch of snobby zombies.model are what we are trying to remedy through thismaster plan. When you’re someplace where things don’t happen to click just right – a store might be closed too early, or the Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  21. 21. Chapter 3 | Section 1 | Sector 1 Vision & Overview merchandising in the window isn’t quite up to snuff, or predominately purchase whatever high-end wares are you didn’t get asked if you needed help right away, or sold downtown. The tourists – well, you’ve seen them it doesn’t smell as you think it should – this is the bar – they buy what’s left and don’t spend much time at the that’s been set by the retail industry in this country, and park either. Why is this important? Because if we are most of the older retailers on traditional main streets are only a trinket tourist-stop and our local population is not the ones who can’t compete. I like to tell people that sufficient enough to support other pastimes that include it wasn’t Wal-Mart that killed Main Street America, it cultural offerings now unavailable, then our residents are was the Mall. It replicated the idealized Main Street left with jobs that are not sufficient to build a resilient experience, air conditioned it, and then did everything community. Places like that are exporters of talent, and better – Cleaner walkways, consistent hours, superior that is what Beaufort is now. merchandising, and even pleasant landscaping (inside no less). Wal-Mart, and what it represents, is only a factor What if the offerings were much more varied and robust when you have two goals in mind: cheap prices and free – offerings that embed you in the place and its history? parking. If that’s your town’s goal, you’re probably Imagine getting off the boat and browsing local arts already standing in the ruins of your Main Street. and crafts markets, visiting a museum or two, staying at a spa/hotel or inn grounded in wellness and health and dining at fabulous restaurants that offer indigenous LET’S BEGIN AT THE BEGINNING -- IT’S ALL local cuisines that only places like the Louisiana gulf ABOUT THE WATER coast can boast. There’s a lot of history in the area - all of it scattered about. If properly coordinated it could The Master Plan for the downtown is not so much be centered here in Beaufort as the hub for those also about what can be achieved tomorrow or next year looking to do day trips out into the historically rich by a few individuals. Rather, it is about a collective countryside especially if it is supported by a local investment by the community through a coordinate university that provides quality environmental and fine series of incremental yet strategic investments by many arts programming. Because Beaufort is also less busy hands. This is a plan whose vision was constructed for and hectic than our neighbors to the north and south the different yet equally important experiences by the we can take the lead in the environmental, wellness, resident and the tourist in twenty-five years and it all and tourist industry if we so desired. To distinguish begins at the water’s edge. ourselves, Beaufort needs to provide a compelling reason for more than a simple afternoon stop on a bus tour of Wouldn’t it be fabulous if there were a reliable system the region. We must provide a palette of amenities that of water taxis and ferries that allowed you to travel will make us a multiday or weeklong attraction or most up and down the Intracoastal Waterway between from importantly a hometown in which to raise a family and Savannah, Charleston, Hilton Head, and Beaufort? In retire. such a world, what do we need to do here in Beaufort to make ourselves a destination that would require a So, if you were to come by boat, what you would come day, or maybe two, to fully appreciate? After all, if you to, in our vision of this future, would be a new marina- really look at the region correctly, Beaufort is the belt side development, basically an extension of Bay Street. buckle of the lowcountry, the mid-way point between Right now, it’s a parking lot. While that’s an important Georgetown, SC and New Brunswick, GA. What would asset to have at the moment because it provides people be compelling enough to entice someone who landed with convenient parking, it does happen to be located here, at a new day dock for example, to walk into town on some genuinely prime real estate – real estate that and do something besides turn to the right and buy a would be much better used by people, rather than cars. t-shirt, eat a hamburger or have a drink and then stroll We believe that it’s time to trade up. You can always the park? Keep in mind that it is in fact the locals who put the cars someplace else, like a parking garage. They40 Civic Master Plan | Sector 1
  22. 22. 41normally don’t care about the view as much, don’t like day, and it’s got Bull and Abercorn Streets, which offersitting in the sun, and they don’t shop. neighborhood scaled boutique shops and cafes. These represent three distinct markets, all of which a singleIn order to reclaim our waterfront parking lot for human person who wants to spend a day or two in Savannah canhabitation we must relocate the cars to a deck on Port experience as their mood strikes them. The importantRepublic Street. They must be in a location that requires fact is that these distinct attractions and shoppingthat they experience the full breadth of the Bay Street experiences do not happen on the same street. In spitearea on their short walk from their car to the Waterfront of how long Broughton, Abercorn, and Bull Streets are,Park to create a more robust and diverse shopping and no one complains and gripes about walking the distancesdining district. Mind you, this distance is shorter and required to reach them or walking along them. They’refar more interesting than the trip from the edge of the compelling, inviting, and people are drawn to exploreparking lot at the Wal-Mart to it front door (much less them, just like a person is drawn by a mall layout tofrom the front door to the electronics section in the back walk from one end to the other and back – the distanceof the store). This same walk through the often hostile of one-half a mile or more. Beaufort doesn’t have theWal-Mart parking lot is equivalent to the distance along population or the tourist draw that Savannah does, butBay Street from its intersection with Charles Street to the we can do a smaller version of that very easily.west and Carteret Street to the east, yet with an infinitelymore engaging and satisfying journey. In terms of the commercial improvement downtown, the four streets that are Carteret, Boundary, Bay and BladenAnd once this impediment is removed, we can continue are the commercial corridors. Three of these corridorsour journey along the waterfront to the west. Connecting allow Beaufort to be able to expand its retail andthe visitor to the beauty of Beaufort beyond Bay Street commercial menu, without destroying the existing fabricis an important objective. The vision here is to tie the or character of Bay Street. Because, as we said from theWaterfront Park, the formal front door of the community, beginning, Bay Street is just three blocks. It can’t be theand its new active dock and marina development, to active main street for all the citizens of Beaufort, whilethe more passive open space of the marsh front along also being the historic Main Street for all the tourists.the Beaufort River. At Waterfront Park the walking It can’t be the place where you go to get whatever youexperience is along an esplanade, which continues as need from a Walgreens or a FedEx/Kinko’s and stilla plaza and pier condition at the Marina. As the walk be the place that has unique furniture shops and artcontinues to the Bluff, a boardwalk would be built along galleries. The residents and the city have decided thatthe waterline at the foot of the Bluff following the curve the historic structures along Bay Street are importantof the river all the way to Ribaut. There was once a low enough to keep and this plan clearly support that priority.road in addition to the existing high road (Bay Street). In order to keep it like it is, you have to provide otherThe low road is what was used to carry the freight from places for certain things to go that don’t fit into thethe port down to the depot. Within the next 20 years, buildings there. That is the role of Boundary Street. Itthis boardwalk could stretch all the way to the Hospital. is the location where residents of the neighborhoods canThat requires some giving. Kind of harkens back to shop for daily conveniences from a broader mix of local,Chicago’s once industrial lake front, and Burnham’s regional, and national shops and business that requirevision of turning it over to the public. larger lots and more convenient accessibility.Bay Street has its place and Carteret/Boundary Street The transition then occurs at Bellamy’s Curve wheredoes to Savannah has its waterfront, where all the the long view of the Beaufort River beyond has fortourists shop and dine at the touristy establishments. It most of its history greeted travelers and begun theirhas Broughton Street, which is the shopping street where decompression from the region at large to the intimacyyou can get just about everything one would need day to of the historic waterfront. It is anchored around the bend Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  23. 23. Chapter 3 | Section 1 | Sector 1 Vision & Overview by the campus of USC-Beaufort which serves as an would argue that those against it were short-sighted important institution embedded directly into the fabric of and selfish because a neighborhood, a proper human the historic neighborhoods. The University provides an habitat, is a fair trade. Of the few places capable influx of students and the vitality that age group brings of handling development at high density within the to the businesses and the shops that they frequent. The sensitive ecosystem in which Beaufort sits, this is one. integration of higher education into a community is a The volume of water that flows along the Beaufort River key element for all vibrant places. at this point provides for the greatest amount of natural flushing. It’s at the foot of the bridge that connects to The master plan envisions the redevelopment of downtown Beaufort a quarter mile away and it has the current campus as a more traditional southern been developed on in the past. Instead of sprawling quadrangle with some current non-historic, under- on Lady’s Island in the form of shopping centers and utilizes structures giving way to more formally designed car-dependent commercial uses, a town center located at campus buildings more appropriate to the setting. Also, Whitehall would serve the community more efficiently the provision of full-time student housing both on and provide more opportunities for residents seeking campus as well as around the corner on Boundary Street lifestyle opportunities not dependent on car use and long provides an important symbiotic relationship that can fill commutes. in certain gaps in the urban fabric with students, giving both life and character to the corridor simultaneously. Our plan saves a tremendous amount of trees and still provides a marketable and successful building program We would be remiss to discuss encouraging pedestrian that leaves about 25 percent of the property open. The activity and business vitality along Boundary Street main street of Whitehall and the buildings that front if we did not also address the current geometrics of Sea Island Parkway will have riverfront and park the four-lane thoroughfare. Very simply, the current views. Through proper design, the new village center configuration encourages speeding, is hostile to would allow the waterfront walk to continue forming an pedestrians and cyclists alike, and does not provide any important anchor for pedestrians and cyclists enjoying convenient, shared on-street parking forcing each site to the now extensive and unique waterfront experience create their own parking lot. It’s time to put this section we have begun to envision, stretching from maybe the of Boundary Street on a road diet – shrinking it from Hospital all the way to Whitehall. Imagine landing four lanes to three with on-street parking – and this can in a boat at the marina and being able to walk three be done by restriping, not rebuilding, with cans of paint miles, a little over a mile and a half in either direction, and thermoplastic stencils to be specific. through plazas with cafes and shops, into parks, along boardwalks that lead to points where you can access the water by Marina or boat launch, by kayak and boat, and WHITEHALL AS A COMPLIMENT TO BAY cross the river by foot on the bridge. STREET There are those that would scream that the Whitehall AND FINALLY, A STRONG DOWNTOW property be left undeveloped – and we would join IS SURROUNDED BY STRONG them, tied to a tree – if a shopping center or a big box NEIGHBORHOODS store, or a series of gas stations and fast food outparcels were being proposed. That would not be a fair trade, For too long, the neighborhoods surrounding the would it? You can’t remove nature and replace it downtown have either been in a state of stasis or with development that not only degrades the natural deterioration. With the exception of The Point and environment, but also negatively impacts the human perhaps parts of the Old Commons, investment and environment. But if you propose a neighborhood, we population have been in decline. This slow decline42 Civic Master Plan | Sector 1
  24. 24. 43has left entire blocks in nearly every neighborhood a once dying part of town into some of the highestvacant, blighted, or otherwise destabilized. For the housing values in the area. Streets in the Point willentire downtown area to succeed, it must be bolstered benefit from a systematic burying and relocation of theby continual investment and re-investment in the aerial utility lines that obscure the beautiful mansionsneighborhoods. The pedestrian traffic of the resident and cottages than sit cheek to jowel. Lastly, new housingpopulation is the constant to the ebbs and flows of has sprung forth from the largely abandoned Post Officethe tourist market. To increase the population is to and around the old Jail. These entire blocks alongimprove the market conditions for every business and with the hundreds of vacant sites scattered around therestaurant in the downtown area. Once we move from downtown will provide a living framework on whichthe waterfront area, the Beaufort of 2051 must consist of new homes will rise.a series of closely connected, highly walkable, diverse,neighborhoods and mixed-use corridors that maintainthe charm and character of their historic roots amidst A CHARGE TO OUR FUTUREnew construction that has sensitively infilled all of themissing gaps. As you will see by this Master Plan, we have created a vision for a community that is walkable and mixed use;We have identified opportunities for more than 2500 that reinforces its urban character, but also celebrates thepeople to move in tomorrow without a new street, sewer natural context in which it sits. We leverage nature toline, or using any more gas to collect garbage. We will raise awareness of its importance in order to celebratesimply build on our existing network of well-connected the history and aspirations of the people of Beaufort andstreets and do so at a density that would be generally Beaufort County.unnoticed by the average citizen. All in all, we hope that present and future generationsAlong Bladen Street in the Northwest Quadrant, new share our vision. Most importantly, for this plan tomixed-development along an improved streetscape succeed, it will need leadership and determination ofwill usher in a wave of housing in the form of few champions and it will need to be powerful andcottages, duplexes, bungalows, and perhaps even some compelling enough to make visitors think that Beauforttownhomes and apartments. Up in Higgonsonville, has its act together – and would be a good place to movemany individuals, many of them artists, will reclaim a to and invest in.number of the homes in the area lost to neglect to createa thriving community. In Pigeon Point, the former base For this plan, the fabric of each new building in thehousing from Parris Island that were moved to scattered downtown was intentionally set to the same scale aslots throughout the neighborhood will be expanded, such historic precedents as the Elliott House as well asrenovated, and redeveloped with homes that are more buildings that are now only remembered in photographs.suitable for the gracious lots that exist there. And in Gone are the days of the mega-project on the superblock.the Old Commons, particularly along the periphery by If progress is to be made, it will be slow, calculated andBoundary Street and Carteret Street, large old homes in in small increments. The work will be done by manydecrepit conditions and new homes on empty lots will hands and over a long period of time. But, if we havebe reclaimed by the University and others to provide done our jobs like Burnham did in Chicago, we will havemuch-needed housing for faculty, staff, and student for created a legacy that will ably secure our rights as a greata thriving University that is a regional leader in the arts American city for centuries to come.and environmental studies. - The Office for Civic Investment, 2010The Point will continue to be a beacon of the success ofthe national preservation movement that has resurrected Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  25. 25. Chapter 3 | Section 1 | Sector 1 Vision & Overview SECTOR 1 STUDY AREA EXISTING BUILDINGS The study area covered in the Sector 1 Planning and Design Charrette includes the Beaufort peninsula to the east of Ribaut Road. Sector 1 also includes the Whitehall Plantation property on Lady’s Island (just across the Beaufort River) as a logical extension of downtown Beaufort. In addition to Beaufort’s entire 304-acre National Historic Landmark district, the following neighborhoods are included in Sector 1: • Downtown/Bay Street • Northwest Quadrant • The Point • Old Commons PROPOSED DEVELOPMENT • The Bluff PHASE 1 • Dixon Village • Pigeon Point • Uptown Beaufort • Higginsonville • Whitehall Each of these neighborhoods has a unique character, form, and personality that were recognized during the charrette process. For the Sector 1 Planning and Design Charrette the Sector 1 study area was split among five design teams each with a specific focus area for design. The sequence of images at right illustrates the summation of that work, across the entirety of Sector 1, in phases. The existing PROPOSED DEVELOPMENT building footprints are shown at the top. Below that is PHASE 2 the proposed Phase 1, which illustrates development potential within 10 to 20 years. Finally, Phase 2 is shown as a long-term build-out of the Sector 1 planning area. The image on the facing page (Sector 1 Proposed Development Plan) is the aggregate of all the proposed interventions for Sector 1, including short- and long- term development strategies and key open space improvements. In total, the plan accommodates about 2,500 new people living in Sector 1, as well as about 180,000 square feet of new commercial (non-residential) space and 126,000 square feet of new civic space. PHASES OF PROPOSED DEVELOPMENT (See Appendix A for larger maps)44 Civic Master Plan | Sector 1
  26. 26. 45SECTOR 1 PROPOSED DEVELOPMENT PLAN(See Appendix A for larger map) Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  27. 27. Chapter 3 | Section 2 T R A N S P O R TAT I O N WALKABILITY key corridors such as Boundary Street, Bladen Street, Ribaut Road, and Carteret Street will foster walkability The average distance that a typical pedestrian is willing throughout the Sector 1 study area over the long term. to walk is one-fourth to one-half miles, which equates to a five to ten minute journey. This distance is often Currently, the historic district, and Bay Street in referred to as the “pedestrian shed.” The downtown particular, is the most walkable area in town. It includes Beaufort peninsula is about 1.5 miles across at its the greatest variety of uses at a potentially walkable widest point (from Waterfront Park up to Pinckney scale. Part of the intent behind the Open Space Plan Park). Because this distance is greater than a typical is to create attractive walkable corridors throughout pedestrian shed, it is important to provide employment Sector 1. While the establishment of mixed-use nodes opportunities, services, neighborhood retail, and spaces along key corridors occurs in the long term, streetscape for recreation throughout the downtown Beaufort improvements and the development of an open space peninsula. Encouraging an appropriate mix of uses along network help to extend the walkability of the Bay Street area in the short term. 10 M IN WALK (1/ TE UT 4 NU EW M I IL 5M A L K (1/ 2 M I L E E) ) WA L K A B I L I T Y (See Appendix A for larger map)46 Civic Master Plan | Sector 1
  28. 28. 47ALTERNATIVE TRANSPORTATION MAP dedicated bike lanes that connect to the regional parks and greenways system. Finally, the existing marinaSidewalk improvements throughout Sector 1 are another serves as a terminal for regional water taxis and boatmethod of extending the walkability of downtown tourism.Beaufort. The Alternative Transportation Map belowillustrates blocks where sidewalks are recommended to These improvements all support a more sustainablebe installed, if they are not so already. The introduction built environment for Beaufort residents and strengthen/of a downtown circulator bus that shares stops with broaden the tourism industry by allowing people to reachregional routes also improves local and regional downtown Beaufort in new ways, move around moremobility. easily once they are there, and explore parts of town that were not previously within a reasonable walkingBike infrastructure improvements range from “can-of- distance.paint” solutions that create shared bike travel lanes, toA L T E R N AT I V E T R A N S P O R TAT I O N M A P(See Appendix A for larger map) Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  29. 29. Chapter 3 | Section 2 | Transportation STREET HIERARCHY Combined with a future development strategy that promotes a greater variety and mix of uses in Sector 1, The predominant gridiron pattern of the Sector 1 study Beaufort’s gridded street hierarchy will enable people area is a tremendous asset for developing a more to live locally and accomplish their daily needs in a walkable urban environment in downtown Beaufort. short walking, biking, or driving distance. The pages While the grid network increases the overall efficiency that follow illustrate some transportation strategies and capacity of the system to convey traffic to and from that will support these street classifications, as well as destinations within the Sector 1 study area, there are development concepts that will make the most effective only 3 routes that allow access beyond the downtown use of the street hierarchy as illustrated. peninsula: Boundary Street to the west, Ribaut Road to the South toward Port Royal, and Carteret Street to the South across the US 21 bridge. Because of these geographic constraints, establishing a coherent street hierarchy within the downtown environment will be a key consideration for enabling local mobility in the future. The map on the facing page illustrates how mobility in the Sector 1 Study Area will be enhanced by the improvement of Beaufort’s existing street network. • Primary thoroughfares like Ribaut Road, Carteret Street, and Boundary Street will continue to serve a regional purpose and convey the highest volume of traffic to destinations within the downtown peninsula and beyond. These streets will also be enhanced to more effectively accommodate non-motorized (pedestrian and bicycle) modes of transportation. • Bay Street, Bladen Street, and Newcastle Street will serve as local thoroughfares and support neighborhood commercial development in close proximity to downtown neighborhoods. • Port Republic Street is noted as a festival street and retail counterpart to Bay Street (see page 67). • South of Boundary Street, the remaining streets are local roads and alleys that follow a regular grid and efficiently serve individual lots. • North of Boundary Street, the local grid is a little slightly less regular and frequent. As a result, each neighborhood street plays a slightly more prominent role in conveying traffic to the major thoroughfare of Boundary Street.48 Civic Master Plan | Sector 1
  30. 30. 49 Boundary Street Bay Street Ribaut Road Port Republic Street Carteret Street G-5 Street Charles Street G-3 Street Bladen Street Rear LanesSTREET HIERARCHY MAPNOT TO SCALE(See Appendix A for larger map) Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  31. 31. Chapter 3 | Section 2 | Transportation BOUNDARY STREET ROAD DIET This plan for Boundary Street utilizes the existing 44’-0” of pavement, curb to curb, and reconfigures the lane striping. It reduces the number of travel lanes from four to two, adds parallel parking on both sides, as well as a turning lane in the center. In the future, when rear access is incorporated into the lots fronting Boundary Street, the turn lane can be converted into a planted median. This “road diet”, or reconfiguration of the street, will slow traffic making the Boundary Street Corridor more pedestrian-friendly. B O U N DA RY S T R E ET ROA D D I ET C O N C E P T UA L P L A N SCALE: 1”= 300’50 Civic Master Plan | Sector 1
  32. 32. 51 KEY A - Public Frontage B - Parallel Parking C - Travel Lane D - Turning Lane SCALE: 1” = 30’ N Civic Master PlanCity of Beaufort, SC | www.beaufortcivicinvestment.org
  33. 33. Chapter 3 | Section 2 | Transportation C O N C E P T U A L I L L U S T R AT I O N o f B E L L A M Y C U R V E (Looking west along Boundary Street) BELLAMY CURVE Bellamy Curve is a unique gateway to the USCB campus and downtown Beaufort, and can be an inspiring public space on the banks of the Beaufort River. The Bellamy Curve proposal transforms the corner into a pie-shaped public plaza that transitions from a hardscape treatment to a natural environment as it fans out to the river. The inside of the curve is a hardscape plaza with public art, seating, and planters. In the roadway, the visual cue and texture change of a plaza paving treatment slows drivers down and creates a broad crosswalk for pedestrians. Finally, a terraced lawn on the outside of the curve creates a connection to the river and to the USCB campus. The plaza and terraced lawn are heavily used by USCB students as it marks the transition from the student housing on Boundary Street to the academic quads on Carteret Street. The portion of the plan north of Boundary Street is a long-term plan for the area. The plan depicts a large structure that could house a conference center or large hotel fronting the marsh. The waterfront park is extended from Bellamy Curve north into Pigeon Point. In addition, smaller, more dense infill development such as town houses is possible to the north of the hotel/conference structure. B E L L A M Y C U RV E C O N C E P T UA L P L A N SCALE: 1”=200’52 Civic Master Plan | Sector 1
  34. 34. 53RIBAUT ROAD CORRIDOR BO NEW UN CITY DA HALLThe Ribaut Road Corridor begins at the new City Hall RY STbuilding to the north and connects to the Town of Port RE ETRoyal in the south. It is one of the most heavily traveledcorridors in Beaufort and supports major institutions likeBeaufort Memorial Hospital and the Technical Collegeof the Lowcountry. For most of its length, the corridorcontains four travel lanes, two in each direction, anda center turn lane. Reconfiguring Ribaut Road northof Duke Street allows on-street parking to supportdenser town center development as well as continuedredevelopment of the County Government Campus. R I BAU T ROA DSouth of Duke Street, residential-scaled infill willincrementally add home offices, neighborhood services,and a greater density of dwelling units.The corner of Ribaut and Bay Street will be redevelopedas a major gateway into downtown Beaufort, marked COUNTY GOVERNMENTby planted medians, crosswalks in an alternative paving COMPLEXtreatment, wayfinding signage, and a banner stand thatwill advertise community events (see plan on followingpage). R I BAU T ROA D C O R R I D O R C O N C E P T UA L PLAN NOT TO SCALE Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  35. 35. Chapter 3 | Section 2 | Transportation R I BAU T ROA D S T R E ET S E C T I O N S54 Civic Master Plan | Sector 1
  36. 36. 55Marsh Road Improvements B OUA road diet along Ribaut Road north of Duke NDAStreet is needed to encourage pedestrian activity RY S T REEto support the planned town center development Tand continuted redevelopment of the County ROADGovernment Campus. This road diet wouldinclude closing two travel lanes of Ribaut Roadin order to provide parking. In order to close the MAR SHtravel lanes, alternative access must be providedbetween Duke Street and Boundary Street. Toprovide this access, Marsh Road will be improvedand extended to connect to Ribaut Road at PrinceStreet. This will allow adequate access and trafficflow from Ribaut Road to Boundary Street. RIBAU T ROAD DUKE ST. PRINCE ST. Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  37. 37. Chapter 3 | Section 2 | Transportation G5 RESIDENTIAL STREET SECTION (PIGEON P OINT AREA)56 Civic Master Plan | Sector 1
  38. 38. 57G3 RESIDENTIAL STREET SECTION (DUKE STREET ) Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  39. 39. Chapter 3 | Section 3 N AT U R A L I N F R A S T R U C T U R E & PA R K S GREEN INFRASTRUCTURE these streetscape improvements will also provide stormwater filtration on site and more effectively direct The City of Beaufort is rich with natural beauty. the overflow water into the downtown system. Places including Waterfront Park and the many pocket parks connect residents and visitors to nature as they Improvements to Existing Open Space experience the downtown and Bay Street. It is common The Civic Master Plan also upgrades several areas of to see visitors strolling along Bay Street, enjoying existing open space. Basil Green Park north of Boundary the view of the marsh and the enormous live oak Street and Washington Street Square Park south of trees. These natural features are just one component Boundary Street include enhancements that will benefit of a critical linked network of open space and natural the surrounding neighborhoods, while also connecting infrastructure in Downtown Beaufort. Through the into the greater system of open space and infrastructure. Civic Master Plan the City of Beaufort will build on Both parks are ideal locations for new intermediary the existing natural infrastructure by enhancing and stormwater runoff measures including rain gardens, bio- connecting the open space to not only aesthetically retention swales and retention hollows. improve the area, but to also improve drainage and stormwater management in downtown. Natural Infrastructure System Creating opportunities for open space and natural The Civic Master Plan connects the existing natural infrastructure is a multi-pronged approach with a infrastructure in downtown Beaufort through streetscape variety of techniques. Each technique used in the natural improvements, stormwater management enhancements, infrastructure plan is outlined below and highlighted on and new investment in existing open space. Each part the plan at right. of the plan represents an integral stage in improving the quality of the built and natural environment. Streetscape Improvements Ribaut Road, Bladen Street and Charles Street are the north-south connections south of Boundary Street to the river. Each of these streets will have enhanced streetscapes with street trees, sidewalks, and on-street parking. The improvements help to mitigate runoff issues by incorporating tree planting wells that collect, filter and drain water to the greater stormwater system. East-west connections north of Boundary Street on Park Avenue also integrate streetscape enhancements with stormwater management improvements in Pigeon Point. For example, a planting strip and pervious parking areas will filter water before it enters the piping system and then efficiently channel overflow water into the greater stormwater management system. Other street improvements north of Boundary Street on Pigeon Point Road, Sycamore Street, Lafayette Street, and Rodgers Street include the addition of street trees, pervious opportunistic parking and a sidewalk on one side of the street. To improve stormwater management58 Civic Master Plan | Sector 1
  40. 40. 59PROP OSED GREEN INFRASTRUCTURE Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  41. 41. Chapter 3 | Section 3 | Natural Infrastructure & Parks EXTENSION of WATERFRONT PARK Waterfront Park provides a pedestrian amenity that recognizes and celebrates the significance of the Waterfront Park is a spectacular public amenity that Beaufort River to the city, in an appropriately low- draws locals and tourists alike to downtown Beaufort. impact fashion. This boardwalk preserves the natural However, to the west along the Bluff is an underutilized setting of the Bluff and is also is a key component in the asset that has the unrealized potential to be a truly great development of a regional parks and greenway system. public space. Beaufort’s waterfront is a tangible part of the city’s history and identity. With a waterfront park extension, there will is a logical connection from the existing Waterfront Park to The Bluff. A simple boardwalk EXISTING extending along the river’s edge to the west of C O N C E P T U A L I L L U S T R AT I O N o f B O A R D WA L K a l o n g t h e M A R S H (Looking east toward downtown)60 Civic Master Plan | Sector 1
  42. 42. 61 BLADEN N O RT H S T R E ET C A RT E R ET S T R E ET CHARLES STREET BA Y S TR EE T D T ROA R I BAUE X T E N S I O N o f WAT E R F R O N T P A R K C O N C E P T U A L P L A NNOT TO SCALECourthouse Sidewalk Travel Travel Parallel Lane Lane Parking Naturalized Bluff Low Impact Gravel Trail with Retaining Wetland WallB O A R D WA L K A L O N G T H E M A R S H Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  43. 43. Chapter 3 | Section 3 | Natural Infrastructure & Parks All Baseball Fields at Standard Pony Sizes New Soccer Field (180’x300’) New Pavilions New Park Entrance & Dropoff Playground Reconfigured Godfrey Street Existing Stormwater Retention Parcel Pervious Parking Summary Layfayette St. (34 spots) 14 parallel 20 head-in Rodgers Ave. (48 spots) 22 parallel 26 angled Nairne St. (62 spots) All head-in Godfrey St. (79 spots N All head-in Entrance (108 spots) All angled TOTAL: 331 spots B A S I L G R E E N PA R K C O N C E P T UA L P L A N NOT TO SCALE62 Civic Master Plan | Sector 1
  44. 44. 63BASIL GREEN PARK COMMUNITY GARDENSBasil Green Park, located in the Pigeon Point At the scale of the block, the natural infrastructureneighborhood, is one of the most popular and frequently plan includes incremental agriculture opportunities.used parks in Beaufort. Many sports teams play in the These community gardens provide open space for thepark on the weekends and several nights a week during neighborhood, as well as opportunities for residents tospring, summer, and fall. In recent years, parking has grow their own food. The gardens can also be integratedbecome a problem. The proposed plan (see previous into the stormwater management system to fill cisternspage) shows how the parking can be reorganized to for watering the growing plants.handle large crowds. It is also recommended that thefields be reoriented to create new pavilions and an entrydrop-off point.P O T E N T I A L L O C AT I O N S f o r C O M M U N I T Y G A R D E N S Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  45. 45. Chapter 3 | Section 3 | Natural Infrastructure & Parks WASHINGTON SQUARE PARK support both active and passive recreational uses with a basketball court, a tennis court, an amphitheater, and Washington Square Park is an important neighborhood an open lawn for common activities. The basketball and gathering place for local residents in the Northwest tennis courts will be located so as not to disrupt adjacent Quadrant. The park’s facilities are dated and in need homes. The plan described and shown here carefully of improvement. New picnic shelters and restrooms considers the requests made by neighborhood residents. mark the corners of the park. Play equipment is located near the structures for easy child supervision. Some of the play equipment is preserved as it dates back to the original construction of the park and holds historical significance to local community members. The park will GREENE STREET New Equipment Shed New Basketball NEWCA ST LE ST REET CHARLES STREET Court Mixed-use Infill New Volleyball Area New Amphitheater New Pavilion Historic Swing Set New Restroom WA S H I N G T O N S T R E E T N WA S H I N G T O N S Q U A R E P A R K C O N C E P T U A L R E D E V E L O P M E N T P L A N NOT TO SCALE64 Civic Master Plan | Sector 1
  46. 46. 65 RIBAU T ROAD Planted Median Open Air Pavillion Grass Swales Rain Garden Fitness Loop Underneath Community Banners Mature Trees lk s wa ros dC nce ET ha E En S TR Y BAC O N C E P T U A L L A N D S C A P E P L A N f o r C O R N E R O F R I B A U T R O A D a n d B AY S T R E E TNOT TO SCALEBANNER AREA ture trees will be preserved and a pervious fitness loop will provide recreation opportunities to residents. BothThe intersection of Ribaut Road and Bay Street is corners employ strategic stormwater management toolsthe gateway to downtown Beaufort for the majority such as grass swales and rain gardens to treat and filterof residents and tourists. The northeast corner of the the runoff from Ribaut Road and the areas north of Bayintersection owned by the Beaufort Open Land Trust is Street.currently the location used to hang banners announcingupcoming festivals and events in the town. The gateway The improved gateway and banner location to Beaufortis now only marked with these informal banners, miss- is further complimented by the streetscape improve-ing an opportunity to welcome visitors and residents to ments on Ribaut Road that include traffic calming thethe historic waterfront in Beaufort. The Civic Master street from four lanes to two lanes, adding a bike lanePlan will reinstate this corner as a prominent entrance in each direction, enhanced crosswalks, and new streetto downtown Beaufort. The plan includes a designated trees. The result of these upgrades is a sense of arrival tolocation for community banners and a pocket park on downtown Beaufort and a unique opportunity for boththe northeast corner. On the northwest corner the ma- active and passive users. Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org
  47. 47. Chapter 3 | Section 4 B A Y S T R E E T a n d t h e WAT E R F R O N T BAY STREET The Bay Street and Waterfront Park are the city’s most recognizable assets. The unique identity and public amenities combine to create a special sense of place that permeates the entire city. Unfortunately, the activity in this area is currently limited in terms of both geography and diversity. With the changes proposed in this plan, downtown can be transformed into an even more memorable and appealing district with resourceful planning and implementation. In terms of geography, what most people consider to be downtown Beaufort is limited to the three blocks of Bay Street from Charles to Carteret Streets. To become a unified district, the perception of downtown Beaufort needs to expand beyond its Bay Street core and develop a vibrancy of activity that connects to other parts of the B AY S T R E E T S T U D Y A R E A city. C R AV E N S T R E E T WEST STREET PARKING CHARLES STREET GARAGE C A RT E R ET S T R E ET P O RT R E P U B L I C S T R E ET SCOTT STREET B AY STR EET MARINA N PROPOSED DEVELOPMENT for DOWNTOWN NOT TO SCALE66 Civic Master Plan | Sector 1
  48. 48. 67 B AY S T R E E TPROPOSED MARINA REDEVELOPMENT BAIn terms of diversity, Downtown Beaufort is an almost Yexclusively tourist-driven market, with little commercial ST Rprovision for the everyday needs of residents. To become EE Tan authentic place, Downtown Beaufort needs to fosterand develop an identity and diversity of function beyondtourist shops and carriage tours.Four major projects are identified in Downtown Beaufortto help the area overcome its narrow geography and lackof diversity: the Marina redevelopment, a Port RepublicStreet parking garage and commercial infill strategy, anextension of Waterfront Park along the Bluff, and theWhitehall Plantation property development.Marina RedevelopmentThe most underutilized space in downtown is the Marina Nparking lot. This approximately three-acre asphalt lotis an unfitting use of a prime location in the middle of C O N C E P T UA L P L A N f or tha M A R I NA SCALE: 1”= 200’ Civic Master Plan City of Beaufort, SC | www.beaufortcivicinvestment.org

×