Civic Master Plan - March 18, 2013 DRAFT

C ivic Master plan
CITY of BEAUFORT, south carolina
Draft 3/15/2013

©2013 by Lawrence Group and the City of Beaufort. All Photos and Images by Lawrence Group and their
sub consultants unless otherwise noted. Reproduction Permitted with Credit in Print.
DRAFT - 03.15.2013

ii City Of Beaufor t, SC | Civic Master Plan

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

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

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

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

City Of Beaufor t, SC | Civic Master Plan i

1 A CIVIC VISION ENABLED
1.1 The Planning Context: Past, Present
1
4 PROTECTING & EXPANDING
NATURAL INFRASTRUCTURE 67
and Future. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 4.1 Parks & Squares. . . . . . . . . . . . . . . . . . . . . . . . . 70
1.2 Plan Origins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 4.2 Washington Street Park. . . . . . . . . . . . . . . . . . 73
1.3 The Sector Plans, Process and Content. . . . . . 12 4.3 Boundary Street Tennis Center . . . . . . . . . . . . 73
1.4 Transect-Based Planning. . . . . . . . . . . . . . . . . 16 4.4 Basil Green Park . . . . . . . . . . . . . . . . . . . . . . . . 74

2
4.5 Pigeon Point Park. . . . . . . . . . . . . . . . . . . . . . . 74
THE PUBLIC WATERFRONT 25
4.6 Horse Trough Park. . . . . . . . . . . . . . . . . . . . . . . 75
2.1 Regional Waterfront Connectivity Plan. . . . . 29
4.7 Bay Street/Ribaut Road Intersection Park. . . 76
2.3 Marina Improvements. . . . . . . . . . . . . . . . . . . 33
4.8 Burroughs Avenue Park /School. . . . . . . . . . . 76
2.4 Waterfront Park Gateway Improvements . . . 34
4.9 Depot Plaza. . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
2.5 Bay Street Boardwalk. . . . . . . . . . . . . . . . . . . . 36
4.10 Southside Park . . . . . . . . . . . . . . . . . . . . . . . . . 79
2.6 Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 38
4.11 Arthur Horne Nature Park . . . . . . . . . . . . . . . . 80
2.7 Lady’s Island Waterfront Access . . . . . . . . . . . 39
4.12 Waddell Gardens Nature Preserve . . . . . . . . . 80
2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . 40
4.13 Burton Wells Park. . . . . . . . . . . . . . . . . . . . . . . 81
2.9 Boundary Street Waterfront Access . . . . . . . . 41
4.14 Beaufort Plaza Parks. . . . . . . . . . . . . . . . . . . . . 82
2.10 TCL/BMH Waterfront Access. . . . . . . . . . . . . . .42
4.15 Sam’s Point Road Park . . . . . . . . . . . . . . . . . . . 83
2.11 Battery Creek Marshfront Park . . . . . . . . . . . . 43
4.16 Urban Agriculture/Community Gardens . . . . 84

3 CELEBRATING & EXPANDING
THE DOWNTOWN 47
4.17 Natural Stormwater Infrastructure System. . 87

3.1 Historic Context and Preservation. . . . . . . . . . 52 5 COMMUNITY MOBILITY
AT OUR SPEED 91
3.2 Redefining & Expanding Downtown. . . . . . . 52
5.1 Streets & Public Spaces . . . . . . . . . . . . . . . . . . 94
3.3 Port Republic Street. . . . . . . . . . . . . . . . . . . . . 54
5.2 Spanish Moss Trail. . . . . . . . . . . . . . . . . . . . . . . 96
3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . 55
5.3 Pedestrian & Bicycle Infrastructure . . . . . . . . 98
3.5 Carteret Street. . . . . . . . . . . . . . . . . . . . . . . . . . 56
5.4 Boat Access/Water Taxi. . . . . . . . . . . . . . . . . . 101
3.6 Charles Street . . . . . . . . . . . . . . . . . . . . . . . . . . 59
5.5 Connectivity. . . . . . . . . . . . . . . . . . . . . . . . . . . 102
3.7 Bladen Street. . . . . . . . . . . . . . . . . . . . . . . . . . . 60
5.6 Streetscape Improvements. . . . . . . . . . . . . . 102
3.8 Boundary Street (east of Ribaut Road) &
Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 62 5.7 Boundary Street (west of Ribaut Road)
Streetscape Improvements. . . . . . . . . . . . . . 106
3.9 Retail Signage & Streetscaping. . . . . . . . . . . . 65
5.8 Ribaut Road Streetscape Improvements. . . 109

ii City Of Beaufor t, SC | Civic Master Plan

6 A CITY OF WALKABLE
NEIGHBORHOODS 113
10 REGULATING PLAN
10.1 Form-Based Code in Beaufort . . . . . . . . . . . 208
205

6.1 Building Typologies . . . . . . . . . . . . . . . . . . . . 116 10.2 Regulating Plan & the Transect . . . . . . . . . . . 210
6.2 Sector 1 Neighborhood Strategies. . . . . . . . 120 10.3 Street Regulating Plan . . . . . . . . . . . . . . . . . . 217
6.3 Sector 2 Neighborhood Strategies. . . . . . . . 131


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

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

7 A CITY OF GRAND CIVIC
INSTITUTIONS 149
APPENDIX 277
Map: Building Footprints. . . . . . . . . . . . . . . . . . . . . 280
7.1 University of South Carolina - Beaufort. . . . 153
Map: 4% and 6% Tax Rates. . . . . . . . . . . . . . . . . . . 282
7.2 Technical College of the Lowcountry . . . . . . 156
Map: Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . 284
7.3 Beaufort Memorial Hospital. . . . . . . . . . . . . 158
Map: Floodplains. . . . . . . . . . . . . . . . . . . . . . . . . . . . 286
7.4 Fire & Public Safety. . . . . . . . . . . . . . . . . . . . . 160
Map: Soil Conditions. . . . . . . . . . . . . . . . . . . . . . . . . 288
7.5 Elementary/Secondary Schools . . . . . . . . . . 162
Map: Existing Walk Score. . . . . . . . . . . . . . . . . . . . . 290
7.6 Churches & Other Religious Buildings . . . . . 164
Map: Building Uses. . . . . . . . . . . . . . . . . . . . . . . . . . 292

8 MIXED-USE CORRIDORS OF
VIBRANT ACTIVITY 167
Map: Vacant and Abandoned Buildings. . . . . . . . . 293

Map: Building Height. . . . . . . . . . . . . . . . . . . . . . . . 294

8.1 Ribaut Road North . . . . . . . . . . . . . . . . . . . . . 172

8.2 Ribaut Road South. . . . . . . . . . . . . . . . . . . . . 175

8.3 Boundary Street (west of Ribaut Road). . . . 176

8.4 Boundary Street (east of Ribaut Road) . . . . 180

8.5 Robert Smalls Parkway . . . . . . . . . . . . . . . . . 181

8.6 Sea Island Parkway and Lady’s Island
Village Center . . . . . . . . . . . . . . . . . . . . . . . . . 186

9 DISTRICTS FOR ECONOMIC
DEVELOPMENT ACTIVITY 191
9.1 Depot Road Area . . . . . . . . . . . . . . . . . . . . . . 195

9.2 Commerce Park . . . . . . . . . . . . . . . . . . . . . . . 197

9.3 Burton Industrial Area. . . . . . . . . . . . . . . . . . 198

9.4 Strategic Opportunity Sites. . . . . . . . . . . . . . 200

City Of Beaufor t, SC | Civic Master Plan iii

KEY STRATEGIES

A tangible sense of history is central to Beaufort’s
identity. The way the city is laid out, the manner in
which it has been built, rebuilt and extended over three
hundred years, and its fundamental relationship to
its natural environment, of sea, marsh and farmland,
underpins its citizens’ sense of identity and place in a
fast-changing, globalizing world.

1.1 The Planning Context: Past, Present
and Future. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

1.2 Plan Origins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
IN THIS CHAPTER

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

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

1: A Civic Vision Enabled

1.1 The Planning
Context: Past,
Present and Future
A tangible sense of history is central to Beaufort’s
identity. The way the town is laid out, the manner
in which it has been built, rebuilt and extended
over three hundred years, and its fundamental
relationship to its natural environment of sea,
marsh and farmland underpins its citizens’ sense of
identity and place in a fast-changing, globalizing
world.

This sense of history and place is critical to
Beaufort’s role as a distinct and significant player
in the economy and identity of the Lowcountry.
With well-established institutions and businesses,
the City serves as an important secondary urban
center and tourist destination to the larger markets
in Charleston, South Carolina and Savannah,
Georgia.

Yet, as in many American cities, a progressive
detachment from history and sense of place can be
seen in the changing townscape of Beaufort. The
developments of the last fifty years are scaled to the
automobile, not the person, and too often designed
with generic buildings and landscapes that create a
built environment virtually indistinguishable from
hundreds of other places across the country. Within
this new complex urban form, of both the very
best of walkable urbanism and some of the most
auto-oriented suburban sprawl, Beaufort struggles
to define itself economically in today’s challenging
and dynamic marketplace, and is threatened to
become no more than a stopover for the region.

While a modern Beaufort must be more than
simply an extension of its historic framework,
there exists an opportunity to reintegrate lessons
from its historical patterns of growth into new
developments, and into the redevelopment of areas
submerged in the placeless patterns of the late 20th
century. A living sense of history does not try to
turn back the clock, to reenact the past; instead it
seeks out principles and precedents which are as
relevant today as they were one hundred, or three
hundred, years ago. These principles may involve
the siting and orientation of buildings to minimize
the use of expensive energy, or the design of public
space that is scaled for people and where cars can

4 City Of Beaufor t, SC | Civic Master Plan


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

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

Image Source: Historic Beaufort Foundation

City Of Beaufor t, SC | Civic Master Plan 5


Image Source:: www.polawanaisland.com
1.2 Plan Origins

The 2009 “Vision Beaufort” Comprehensive Plan
included a wealth of information about targeting
public investment, establishing community design
objectives, pursuing potential catalyst projects, and
most, importantly, implementing the vision that
will guide Beaufort into its next decade of growth
and development. Additonally, the Comprehensive
Plan accomplished two important shifts in policy:

• First, it eliminated annexing low-density and
land-consuming development as the primary
means for city growth, and replaced these
outdated ideas with a vision of growth and

resiliency through infill and redevelopment.

• Second, it prioritized, edited and consolidated
several years’ worth of unfulfilled planning
efforts with contradictory and outdated
concepts, and created a single, coherent set of
policy guidelines.

Upon completion of the Comprehensive
Plan, Beaufort’s City Council tasked the city’s
Redevelopment Commission with conducting an
audit of existing policies and conditions, as well as
translating this shared vision into specific parcel-
level plans for public and private investment and
the implementation of a new form-based regulatory
framework. City Council also created the Office
of Civic Investment to provide professional
support for the Redevelopment Commission.
The Office of Civic Investment was established
to be seamlessly integrated with all of city’s other
major departments as both a staff support to the
various initiatives of the City Council and the
Redevelopment Commission as well as a project
manager of various cross department and cross
agency projects.

Under the direction of the Redevelopment
Commission, the Office of Civic Investment
coordinated a unified effort to produce “place-
based community design,” that is, the planning and
design of future (re)development that is closely
tied to the specifics of its location. The intention
was to avoid generic “place-less” development, and,
instead, create long-term sustainable development
unique to Beaufort. This recognized that each of
the City’s neighborhood contains its own unique



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

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

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

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



VISION BEAUFORT: 2009 COMPREHENSIVE PLAN
In 2009, the City of Beaufort adopted “Vision Beaufort,” a
comprehensive plan that articulated a vision for the growth and
development of the City. In completing the plan, a broadly inclusive
public participation process was used to ensure that the vision
established in the plan was shared by a wide variety of Beaufort
citizens, and truly reflective of the aspirations of the general public,
elected officials, city staff, the development and business community.

In the Comprehensive Plan, the City of Beaufort and its citizens
envisioned a City with:

■■ Beautiful, stable neighborhoods;
■■ A common community vision;
■■ A sustainable economic base;
V ISION ■■ Transportation options and convenient access to services and
BEAUF ORT destinations;
2009 Comprehensive Plan
■■ Attractive and vital community gateways and corridors;
Adopted by City Council
12.08.2009 ■■ Natural resources that balance protection with public access and
enjoyment;
■■ A balance between preservation and sensitive infill and
redevelopment of our historic core;
five: a framework for growth ■■ A predictable development process for citizens and developers
alike; and
■■ A welcoming atmosphere to all people.

To help achieve this vision, the plan committed to building upon and
protecting Beaufort’s assets and strengths of:

■■ Natural beauty and open spaces;
■■ Unique community design and historic atmosphere;
■■ Access to local goods, services, and cultural amenities;
■■ Military presence, hospital, and higher education institutions; and
■■ Community interaction and small community feel.
ComPlete framework iNCorPoratiNg tHe
eNtire urBaN growtH BouNdary

vision Beaufort | 2020 Comprehensive plan 56

SS2009 COMPREHENSIVE PLAN



1 Sustainability
The activities of the City of Beaufort
will consider the balance of social,
5

Economic Development
A strong, vibrant, and healthy economy
will be achieved through a successful
environmental, and economic economic development program in
sustainability principles for both the order to ensure the long term success and
community and the private property viability of the City of Beaufort. We must
owner with all of our decisions. support the continuation and expansion of
our primary economic engines - tourism,
the military, healthcare,and education -
while also seeking to expand opportunities
2

Regionalism
We are committed to the implementation
of the Northern Beaufort County
for the arts and the recruitment of
creative/knowledge-based industries.

Regional Plan as a guideline for our
regional decisions and future urban
form and we will continue to engage
and coordinate in regional planning 6

Access and Mobility
Our citizens and visitors need a
activities. Our planning will extend to the transportation system that integrates
established urban growth boundary and regional solutions with a fine-grained local
will tie together all areas of the community network of choices that accommodate the
in a cohesive manner. automobile, pedestrians, bicyclists, and
water-based travel.

3

Natural Infrastructure
We must protect our environmental
resources as fundamental to the natural 7 Urban Form
The City will maintain its distinct
ecosystem and our quality of life. We will urban form by encouraging growth
utilize innovative and context-sensitive and development using the model of
solutions to conserve and protect our walkable, urban, mixed-use neighborhoods
natural resources including our salt established by the historic core of the City.
marshes, marsh islands, coastal waters,
and marine resources; trees, forests, and
wildlife habitats; beaches and dunes; and
open space preservation.
8

Neighborhoods
We believe that all our neighborhoods,
including the downtown, must be vibrant
and diverse and thus require consistent
4

Growth
We must encourage growth within our
urban service area by primarily focusing
and continual public and private attention,
maintenance and re-investment. Our
neighborhoods should be reinforced in all
on the regeneration of our current planning and infrastructure projects.
assets through infill and redevelopment.
Development in our urban growth
boundary shall be sensitively focused on
a conservation ethic with a compact and
efficient built form that could be serviced
with municipal services in the future.



9

Parks & Public Open Spaces
The City will permanently preserve 14 Resource Efficiency

We will manage our consumption of
and expand a community-wide parks, renewable and non-renewable resources
recreation and open space network including energy and water and will
that serves the entire city from the continue to reduce our total waste
neighborhood playground to the regional stream. In addition we will be supportive
reserve. of community activities that promote
resource efficiency and the production of
alternative energy and innovative water use

10 Historic and Cultural Resources
and protection practices.

Beaufort is a living, dynamic community
and must balance the protection of its

15
abundant natural, cultural, institutional Fiscal Sustainability
and historic resources with managed The city, as a provider of urban services,
growth that adds to the community’s must focus on long-term solvency with
character for future generations without each incremental decision. Capital
degrading those resources which we value. investments should leverage future
benefits and must consider the impact
on long term operational costs prior to

11 Social Diversity
their implementation. Perhaps most

importantly, we will constantly seek
We will maintain and celebrate the efficient and innovative ways in which to
integrated ethnic and socioeconomic deliver services and maintain our assets.
diversity of the community. To this
end, we are committed to the provision
of affordable and workforce housing
throughout the city.
16 Adequacy of Infrastructure and

Facilities
The contiguous extension of our corporate

12 Hazard Mitigation boundaries will be considered to the extent
that the provision of city services can be
As a coastal community, we will feel the economically and efficiently provided and
direct impacts of tropical storm activity will be subject to the adequate availability
and flooding. We must be prudent in our and timely construction of community
preparation for these expected hazards and infrastructure and public facilities.
mitigate against the loss of property to the
greatest extent practical.

17 Planning & Implementation

13 Climate Change We will continue our history of
thoughtful, detailed planning and will
We must participate in solutions that include practical implementing elements
reduce or avoid potential impacts to our to leverage our ideas with actions. Success
regional and global climate and in turn we is bred not from what we say but what we
must adapt to those conditions which are accomplish.
likely to be inevitable, most specifically sea
level rise.



1.3
public could participate in conversations with the
The Sector Plans, designers, planners and traffic specialists, monitor
Process and and check on progress, and comment on the
proposals as they evolved.
Content
Each Sector Plan comprised the following
The first steps of the Civic Master Plan process elements:
involved collecting information through meetings
• A synoptic survey of each lot in Sector 1-3
with individuals, groups, and organizations, gaining
documenting lot size, lot coverage, building
data through on-the-ground, parcel-level surveys,
conditions, setbacks, building height, public
and reviewing previously completed plans, reports,
frontage/streetscape, and private frontage.
and studies.
• Physical development/redevelopment plans
Then, for planning purposes, the City was divided
to the parcel level illustrating the preferred
into five manageable sectors.
lot arrangements, building typologies and
Sector 1 The Historic District and Environs: frontages;
The Point, Downtown, Whitehall, The
• Physical infrastructure plans illustrating
Bluff, The Northwest Quadrant, Pigeon
preferred street sections for all streets and
Point, Higgonsonville
required improvements;
Sector 2 The Northern Portion of the Lower
• Natural systems plans illustrating preferred
Peninsula: North End, Depot, Hundred
stormwater management techniques, open
Pines, the Technical College of the
space protection/preservation, water access,
Lowcountry (TCL) campus and the
watercourse buffers, and other natural areas;
Hospital district
• Civic infrastructure plans that identifying
Sector 3 The Southern Portion of the Lower
opportunities to improve, expand, and/or
Peninsula: Cottage Farms, Jericho
inject new community facilities/amenities;
Woods, Spanish Point, Royal Oaks and
Mossy Oaks

Sector 4 Areas within the City limits west of
Ribaut Road and Battery Creek Road:
western portions of Boundary Street, the
Burton area, the Robert Smalls Parkway,
Parris Island Gateway corridors and the
Salem Farms area

Sector 5 Lady’s Island

The Sector Plans were developed through extensive
public participation from key stakeholders, elected
officials and the general public. The five geographic
areas were grouped together into a sequence of
three major public processes: Sector 1; Sectors 2
and 3 combined; and Sectors 4 and 5 combined.
Each public process utilized a series of public
preparatory meetings to discuss issues and establish
key facts and information, followed by a week-long
charrette, or detailed public design workshop. Each
of the three charrettes were held in public venues
within the community, whereby members of the
SSEXAMPLE OF SYNOPTIC SURVEY



Sector 1
Sector 2
Sector 3
Sector 4
Sector 5

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



• Civic investment strategies identifying borders of downtown as Ribaut Road to the west
capital and operating needs for the sector and and the Beaufort River to the east, north and
prioritizing improvements and investments; south. By expanding the idea of “downtown,” the
pressures for all of the wants and needs of the City
• Calibration of a form-based code to the block- to be forced into a few blocks were eliminated.
level; and Additionally, due to its visual relationship to
• Extensive illustrations providing a visual palette downtown, the Whitehall site, located on the tip
from which to market various development/ of Lady’s Island Gateway, at the opposite end of the
redevelopment opportunities at a parcel level. Hwy 21 Business bridge, was also included in the
Sector 1 planning area.
The planning of Sector 1 prompted a redefining of
downtown Beaufort. Prior to this planning process, Sectors 2 and 3 were combined into one study area.
the concept of “downtown” encompassed only a Sector 2 was defined as all the neighborhoods east
few blocks along Bay and Port Republic Streets, of Battery Creek, up to and including the campuses
a very narrow and constrained area that limited of The Technical College of the Lowcountry and
the district’s ability to grow. The civic master Beaufort Memorial Hospital. Sector 3 incorporated
planning process introduced a new expanded the neighborhoods south of the two campuses as
view of downtown, composed of a collection far as the municipal boundary with the Town of
of neighborhoods that constitute the core of Port Royal. Sectors 2 and 3 combined represent a
the City of Beaufort and its environs. This area peninsula with the main corridor of Ribaut Road
included the neighborhoods of The Point, Pigeon and an existing, unused rail corridor (a future “rails
Point, Higginsonville, The Bluff, the Northwest to trails” project). These two campuses, centrally
Quadrant, and their connectors of Boundary located between the two residential sectors,
Street, Bladen Street, Carteret, and Charles Streets represented the highest employment concentration
and Pigeon Point Road, defining the geographic in the City of Beaufort. Just as the Civic Master



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

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

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

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



1.4 Transect-Based
Planning
This Civic Master Plan honors Beaufort’s history
by reconnecting with its historic development
patterns, updated to meet contemporary needs
and to meet future challenges. Community design
returns to its American roots, where different uses
and building types were mixed together in place-
specific ways for convenience and mutual support.
To achieve this transformation in settlement
patterns means breaking with the conventional
assumptions and development formulas of recent
decades whereby each segment of peoples’ lives
-- living, working, shopping, recreating, learning
and worshipping – was separated out into different
and discrete “pods” of uses; that is, housing was
built in one location; offices in a second, separate
location; shopping in a third, while civic buildings
such as schools were often built miles from the
communities they serve.

Codified and enforced by zoning ordinances,
the nation’s traditional urban patterns of mixing
compatible uses together are no longer allowed
in many communities, including in many areas of
Beaufort. The end result of this practice is that
communities use up much more land at lower
efficiencies, higher infrastructure and maintenance
costs, and, of course, much more driving is required
for even the most commonplace activity.

This Civic Master Plan returns Beaufort to the
traditional forms of urban design. In the plan’s
illustrations of development opportunities, for both
private and public investment, streets are laid out
in a connected pattern. Blocks are typically short.
Parks are interspersed within new developments
and are easily accessible. Civic sites with important
community buildings are placed in prominent
locations. Uses are once again mixed and integrated
wherever compatible and the housing stock is
varied to include different types of homes, from
detached single-family homes, to attached houses,
and apartments. This enables new developments to
meet the range of needs, expectations and incomes
of Beaufort’s citizens.

These changes in approach to town planning and
urban design promote and support walkability, by
the proximity of buildings to one another and by
their engagement with a proper civic realm – the



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



SSDEVELOPMENT OPPORTUNITIES SECTORS 1-3



SSDEVELOPMENT OPPORTUNITIES SECTOR 4

SSDEVELOPMENT OPPORTUNITIES SECTOR 5



Existing Green Infrastructure

Proposed Green Infrastructure

Civic Buildings

SSGREEN INFRASTRUCTURE SECTORS 1-3





Civic Buildings

SSGREEN INFRASTRUCTURE SECTOR 4



Civic Buildings

SSGREEN INFRASTRUCTURE SECTOR 5



Spanish Moss Rail-Trail

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

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

Canoe/Kayak Route

Major Trailhead

Potential Future Trailead

Trail Access

Canoe/Kayak Launch

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





(multi-use path)

Canoe/Kayak Route

Major Trailhead


Trail Access

Canoe/Kayak Launch

SSMOBILITY INFRASTRUCTURE PLAN SECTOR 4


Expand public access to the waterfront and waterways
on public and private property for residents and visitors
alike

PRINCIPLES
KEY STRATEGIES
1: CONTINUOUSLY SEEK OUT OPPORTUNITIES TO IMPROVE/ENHANCE ACCESS AND VIEWS OF THE
WATER

2: EXTEND THE WATERFRONT PARK WESTWARD ALONG THE MARSH WITH A BOARDWALK AND
NEW ACCESS POINTS FROM BAY STREET

3: IMPROVE THE EXISTING MARINA AND EXPAND THE DAY DOCK FACILITIES
4: INTEGRATE WATERFRONT ACCESS WITH THE REGIONAL TRAIL SYSTEM
5: REDEVELOP THE MARINA PARKING TO EXTEND THE WATERFRONT PARK AND CREATE LASTING
ECONOMIC VALUE FOR THE CITY

6: IMPROVE LINKAGES TO WATERFRONT PARK FROM BAY STREET
7: CREATE A WATERFRONT PARK AND BOARDWALK/TRAIL SYSTEM ALONG THE WATER’S EDGE ON
LADY’S ISLAND

8: CONTINUE TO OPEN UP VIEWS FROM BOUNDARY STREET TO THE MARSHES OF BATTERY CREEK
TO THE SOUTH AND THE ALBERGOTTIE CREEK TO THE NORTH

2.1 Regional Waterfront Connectivity Plan. . . . . 29 2.9 Boundary Street Waterfront Access . . . . . . . . 41

2.3 Marina Improvements. . . . . . . . . . . . . . . . . . . 33 2.10 TCL/BMH Waterfront Access. . . . . . . . . . . . . . .42
IN THIS CHAPTER

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

2.5 Bay Street Boardwalk. . . . . . . . . . . . . . . . . . . . 36

2.6 Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 38

2.7 Lady’s Island Waterfront Access . . . . . . . . . . . 39

2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . 40

2: The Public Waterfront

Beaufort’s enduring legacy lies primarily with its
waterfront. It is this waterfront that forms the
essential backdrop of the community’s identity.

In its early history, the water served as the main
livelihood of the city and as the city’s only
connection to the world beyond. While industry
is no longer prominent along the water’s edge,
the water is still a critical component of the daily
lives of its residents and visitors and is a central
recreational resource. Today, some of the city’s
most distinguishing features are its highly-used
Waterfront Park and its preserved vistas across
marshes and waterways.

As a way to further differentiate Beaufort, the
strategies in this chapter articulate a vision for
a publicly accessible, world-class waterfront
environment. Through resourceful planning
and implementation, the city will build upon its
heritage and identity along the water to fully utilize
the tremendous natural asset that its Lowcountry
geography provides and become a truly great
waterfront city.

From a geographical standpoint, current public
access to the water is fairly limited, particularly
once you leave the historic core. At present,
approximately 55% of the 2.3 miles of waterfront
in the historic downtown core is publicly accessible.
By contrast, only 1.5 miles of the 20 miles (~10%)
of shoreline outside of the historic core is open to
the public.

To improve waterfront accessibility, the city and
its partners will use a wide variety of tools to
implement this strategy including, but not limited
to the following:

• purchase of private land for public use; and

• conservation and viewshed easements; and

• public access easements; and

• subdivision regulations; and

• private negotiation of public access and
connectivity.



2.1 Regional
Waterfront
Connectivity Plan
Sector: All

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

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

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



multi-modal connections from inland locations to
this one-of-a-kind parks system.
BA
Y
ST

Farmer’s
2.2 Marina
Redevelopment
Market Sector: 1
Project Type: Public | Private
Formal Civic Investment Required: Waterfront Park
Green Expansion and Parking Structure

The marina area provides the greatest opportunity
for transformative development along Beaufort’s
historic waterfront. The most underutilized space
in downtown, the marina area occupies the crucial
New flex-point between the regional amenities of
Housing Waterfront Park, the Bay Street shopping district,
and the new Bay Street Boardwalk. In its existing
condition as a three-acre asphalt lot, the marina
is an underutilized prime land in the middle of
downtown and an inappropriate complement to
both the built environment of downtown and the
natural environment of the river.

CRAVEN ST
CHARLES ST

WEST ST

SCOTT ST

PARKING
GARAGE

PORT REPUBLIC ST CARTERET ST

B AY S
T

Marina
Redevelopment

*Shown in detail above

SSPROPOSED DEVELOPMENT FOR DOWNTOWN



The proposed marina redevelopment scheme use to a much more intimate and active market
creates a more active and valuable space and environment beneath a new 3-story wharf building.
provides an exciting addition to Beaufort’s This portion of the marina redevelopment is
signature waterfront experience. Market-style reminiscent of the old Charles Street Wharf, in
buildings, derived from the traditional vernacular both form and location. The reintroduction of
of the Lowcountry, define new public spaces that the wharf building creates a commercial anchor,
extend the pedestrian environment of Waterfront servicing tourists, locals, and working fishermen.
Park. The development is organized around a It also serves as a landmark, providing a dynamic
focal open space, creating an outdoor room that connection between building and water that is both
provides additional space for Beaufort’s frequent unique, exciting and historically appropriate.
festivals and cultural celebrations. Three to four
story buildings accommodate a mix of uses
including retail, restaurants, boat service, market
space, apartments and condos, in addition to a new
marina and sailing club. This variety enlivens the
Beaufort Marina experience for visitors arriving by
land or by water.

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

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

BA
YS
T

SSEXISTING MARINA



SSCONCEPTUAL ILLUSTRATION OF MARINA REDEVELOPMENT
EXISTING

SSPROPOSED VIEW OF BAY STREET LOOKING WEST TOWARDS CHARLES STREET



2.3
Sector: 1
Marina
Improvements

Civic Investment Required: Day Dock

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

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

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

Boat
Club House

Day Dock

SSDAY DOCK AND BOAT HOUSE LOCATION- OPTION B



2.4 Waterfront
Park Gateway
Improvements
Sector: 1
Project Type: Public
Civic Investment Required: Gateway Features

Waterfront Park is a spectacular public amenity
that draws locals and tourists alike to downtown
Beaufort. However, there remains a strong
disconnect between the building frontages along
Bay Street and the park itself. The current park
gateways, with the exception of a formal entry
from the marina parking lot and West Street, are
not well demarcated. Pedestrian treatments in
the form of brick walkways are provided at Scott
Street, to the west of the Beaufort Bank building
as well as the entrance at Charles Street. However,
these entrances are not well demarcated or well
lit in the evening. In order to better connect the
urban shopping environment of Bay Street to the
waterfront, gateway signage and visual elements
such as archways and special lighting will be
installed. Additionally, the West Street entrance
will provide space programmed for smaller events,
evening music, and street vendors to increase
activity in the park. These improvements will make
the Waterfront Park more permeable to the rest of
the downtown area.



B AY S
T

Waterfront Park

SSKEY GATEWAYS TO WATERFRONT PARK

Image Source: Scott Sonoc

SSPROPOSED GATEWAY FROM BAY STREET TO THE WATERFRONT PARK



2.5
Sector: 1
Bay Street
Boardwalk
BL
AD
EN
ST

Civic Investment Required: Bay Street BAY ST
Boardwalk

The bluff to the west of Waterfront Park is an
underutilized asset. Yet, it has the potential to be a SSBOARDWALK ACCESS ON BAY STREET
truly great public space, extending the pedestrian
environment of downtown. A Waterfront Park
extension to the west creates a logical connection
from the existing Waterfront Park and marina
redevelopment to The Bluff neighborhood. A
simple boardwalk weaving through the salt marshes
at the river’s edge provides a pedestrian amenity
that recognizes and celebrates the significance of
the Beaufort River to the city, in an appropriately
low-impact fashion. This boardwalk preserves the
natural setting of the Bluff and is a key component
in the development of a regional parks and
greenway system.
SSEXISTING CONDITIONS

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



BLADEN ST

CHARLES ST
B AY
ST

SSEXTENSION OF WATERFRONT PARK CONCEPTUAL PLAN

Sidewalk Travel Travel Parallel
Lane Lane Parking

Naturalized
Bluff
Low Impact
Gravel
Trail with
Retaining
Wall Wetland

SSBOARDWALK ALONG THE MARSH



2.6 Bellamy Curve

Sector: 1
Civic Investment Required: Bellamy Curve Park
Improvements
Bellamy
BOUNDARY ST
Curve The present overlook known as Bellamy Curve at
the transition from Boundary Street to Carteret
Street is one of the most prominent and beloved
vistas in the city. Yet, though there is a sidewalk
along the street edge there are no other amenities,
such as seating for residents and visitors, to relax
CARTERET ST

and enjoy the changing of the tides. The proposed
improvements draw inspiration from the formal
civic art inherent in Waterfront Park and suggest an
increased formality to the area’s design and access to
encourage greater use and enjoyment.

SSCONCEPTUAL PLAN FOR BELLAMY CURVE

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



2.7
Sector: 5
Lady’s Island
Waterfront Access

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

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

SSCONCEPTUAL PLAN FOR WHITEHALL AND THE
VISTA AREA

SSCONCEPTUAL ILLUSTRATION OF THE WHITEHALL AREA WATERFRONT PARK



2.8
Across Sea Island Parkway from Whitehall, adjacent
to the existing Vista public waterfront access and Mossy Oaks
boat launch, the goal is to further open up views to
the Factory Creek area.
Waterfront Access
This plan illustrates the open space impact of the
Sector: 3
acquisition of three developed properties along Project Type: Public
Sea Island Parkway. The existing buildings at the
approach to Wood’s Bridge are removed to re-open
Civic Investment Required: Mossy Oaks
the view onto Factory Creek, the Old Point, and Waterfront Park and Garden
downtown Beaufort. The combined properties
become a passive public park, with a boardwalk Public access to Battery Creek along the western
along the water’s edge accessing two existing docks. portion of the Beaufort/Port Royal peninsula is
A widened sidewalk along Sea Island Parkway, particularly limited, at only 1% of the shoreline.
on-street parking, and pedestrian crosswalks at A large, mostly undeveloped, parcel of land along
key intersections, offer connections to the future Battery Creek, between Brotherhood Road and
Whitehall Main Street and Town Center, across the Mossy Oaks Road, provides a key location for a new
street at the redeveloped intersection of Meridian public waterfront park, and adds 500 feet of public
Road, Sea Island Parkway and the existing public shoreline. The depth of water at this location,
boat ramp. The boat ramp is be expanded by 50 during both high and low tide, makes it an ideal
feet on either side, doubling the number of trailer spot to provide a public canoe/kayak launch, and
parking spots to 36. The Vista property acquisitions its location adjacent to the Beaufort Spanish Moss
serve as the Lady’s Island anchor for a system Trail provides multi-modal accessibility. In addition
of continuous waterfront parks and walkways to the water access, ample bike parking, public
proposed for Beaufort and Port Royal. The showers and restrooms, and a 2-acre community
reclaimed open space along Sea Island Parkway ties garden provide a variety of activities for park-goers.
into the larger proposed system through its direct
connection via Wood’s Bridge, to the west, and its
connection to Whitehall’s proposed waterfront
park, to the south.

Waterfront
Access
SPANISH MOSS TRAIL

BROTHERHOOD RD

SSWATERFRONT ACCESS FROM MOSSY OAKS ROAD



2.9
Sector: 4
Boundary Street
Waterfront Access

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

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

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

The Boundary Street Plan identifies a number of
key civic improvements to facilitate an improved
waterfront, ranging from small access points at the SSILLUSTRATION OF BELT BUCKLE PARK

- public waterfront access

Belt Buckle
Park

ST
BO UN DA RY

County
Complex
Harvey
Y
S PA
NIS
Property
W HM
OSS
PK
RIB AU T RD

TRA
LS IL
AL
SM
RT
BE
RO

SSBOUNDARY STREET WATERFRONT ACCESS



2.10
ends of streets to larger park spaces. Most of the
identified park spaces are informal in nature, largely TCL/BMH
reverting the present development pattern to a
naturalist form. Some provide direct public access
Waterfront Access
while others are designed as viewsheds that may be Sector: 2/3
enjoyed while passing by on the street. In addition,
where it is practical, these restored area may be Project Type: Public | Private
designed to improve the quality and reduce the Civic Investment Required: TCL Waterfront
volume of the stormwater flowing into the marshes.
Park and Trail System and BMH Waterfront
Park and Trail System
TCL An integrated network of waterfront amenities is
provided at the narrow isthmus of land occupied
SPANISH MOSS TRAIL

by the campuses of Beaufort Memorial Hospital
(BMH) and the Technical College of the
Lowcountry (TCL). Kate Gleason Park on the
BMH campus is adjacent to a deep water access
point along the Beaufort River. This provides an
RIBAUT RD

ideal point for active engagement with the water,
including a canoe/kayak launch. On the other side,
BMH the TCL campus is punctuated by a boardwalk
connection across Battery Creek to Polk Island and
Kate Gleason a direct connection to the Spanish Moss Trail.
Park
SSCONCEPTUAL PLAN FOR TCL/BMH WATERFRONT
ACCESS

SSWATERFRONT ACCESS FROM TCL AND BEAUFORT MEMORIAL HOSPITAL (looking west)



The combination of the two networks of trails
on both sides of Ribaut Road in combination
with the spine of the Spanish Moss Trail create a BOUN
DA RY
wellness trail that is tightly integrated with wellness ST
and physical therapy programs provided by the
Hospital and TCL. This unique public waterfront
network, like virtually no other in the country,
brings prominence to each institution for engaging

D
SH R
their respective waterfronts in a very public manner

MAR
available to the entire community rather than
relegating these views to the service alleys.

2.11
County
Battery Creek Government
Complex
Marshfront Park
Sector: 2

RIB AU T RD
Civic Investment Required: Marsh Road
Waterfront Park, Harvey Property Waterfront
Park/Trail and Spanish Moss Trail - Phase 2
Harvey Property
What punctuates the views across the marsh
from Boundary Street are the natural edges to the SSWATERFRONT ACCESS FROM MARSH ROAD
east and south. The preservation of these areas WATERFRONT PARK AND HARVEY PROPERTY
and the creation of a continuous trail network
ensures public access for generations to come. The
proposed network begins with the land to the west
of Marsh Road, forming the western perimeter of
the Beaufort County Government campus, and N O RT H ST
extends across a new residential neighborhood on
the Harvey property. The trail system continues to
the west along North Street where it reconnects
with the Spanish Moss Trail in the North End
North End
SP

neighborhood.
AN

Neighborhood
ISH

In these instances, small boardwalks extend along
MO
SS

the tidal marshes of Battery Creek providing
TR

opportunities for bird watching, fishing,
AI
L

picnicking, and a place to tie up a canoe or kayak
during high tide. Although these connections to
the aquatic environment are costly, the educational
and recreational value of Beaufort’s changing tidal
landscapes remains a unique and significant public
amenity.
HAY ST


SSWATERFRONT ACCESS FROM SPANISH MOSS TRAIL



SSPROPOSED WATERFRONT ACCESS FROM HARVEY PROPERTY

SSCONCEPTUAL ILLUSTRATION OF COUNTY GOVERNMENT CAMPUS REDEVELOPMENT PLAN



SSCONCEPTUAL ILLUSTRATION OF PROPOSED NORTH END WATERFRONT ACCESS (looking east)


3
Celebrating & Expanding
The Downtown

The historic, mixed-use downtown of the Bay Street
area, Carteret Street, Bladen Street and Boundary
Street (east of Ribaut Road) must all be vibrant and
diverse in their own unique manner, and require
consistent and continual public and private attention,
maintenance, infill and
reinvestment.

KEY STRATEGIES
PRINCIPLES

1: PRESERVE AND PROTECT THE HISTORIC FABRIC OF THE COMMUNITY
2: ENCOURAGE SENSITIVE INFILL AND REDEVELOPMENT TO INCREASE ECONOMIC ACTIVITY AND
POPULATION DENSITY

3: EXPAND THE PERCEPTION OF DOWNTOWN TO INCLUDE CARTERET STREET, BOUNDARY STREET
(EAST OF RIBAUT ROAD), CHARLES STREET, AND BLADEN STREET AS MIXED-USE CORRIDORS
PROVIDING NEIGHBORHOOD AND COMMUNITY GOODS AND SERVICES

4: MAXIMIZE PARKING RESOURCES TO FOSTER INCREASED COMMERCE AND REAL ESTATE VALUE
5: PROGRAM ACTIVITIES SUCH AS THE FARMER’S MARKET TO INCREASE VISIBILITY OF PORT
REPUBLIC STREET MERCHANTS

6: COORDINATE SIGNAGE AND WAYFINDING THROUGHOUT THE ENTIRE DOWNTOWN AREA

3.1 Historic Context and Preservation. . . . . . . . . . 52 3.8 Boundary Street (east of Ribaut Road) &
Bellamy Curve. . . . . . . . . . . . . . . . . . . . . . . . . . 62
3.2 Redefining & Expanding Downtown. . . . . . . 52
3.9 Retail Signage & Streetscaping. . . . . . . . . . . . 65
IN THIS CHAPTER

3.3 Port Republic Street. . . . . . . . . . . . . . . . . . . . . 54
KEY INITIATIVES

3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . 55

3.5 Carteret Street. . . . . . . . . . . . . . . . . . . . . . . . . . 56

3.6 Charles Street . . . . . . . . . . . . . . . . . . . . . . . . . . 59

3.7 Bladen Street. . . . . . . . . . . . . . . . . . . . . . . . . . . 60

3: Celebrating & Expanding The Downtown

The emotional core of Beaufort has long been the
three blocks of Bay Street between Charles and
Carteret Streets. And yet, with all its amenities,
this small area cannot serve the greater community
with the range of goods and services normally
expected in a vibrant and robust downtown.
This area has emerged in the last few decades as
primarily an entertainment and tourist-oriented
destination. In truth, the central core of the city
has long extended beyond Bay Street, businesses
located along Boundary (east of Ribaut Road),
Carteret, Charles and Bladen Streets because of the
proximity to neighborhoods and convenient access
along less constrained corridors. This Civic Master
Plan recognizes the critical contribution of both of
these areas and envisions a future downtown that
embraces two personalities.

The first personality is that of the Bay Street/
Carteret Street/Charles Street corridors, which
continues to mature as a tourist-oriented shopping
and entertainment district, with a diverse array
of restaurants, galleries, and specialty shops
with a regional appeal. The historic fabric is to
be preserved and restored. Sensitive infill and
redevelopment is to replace outmoded, non-
contributing structures with buildings that are
modern in their programming, yet, within the
visual context of the historic area.

The second personality is that of the Bladen Street/
Boundary Street (east of Ribaut Road) corridors,
which will provide more local-serving shops and
businesses for city residents to satisfy daily needs.
With less historic fabric to serve as a precedent,
these corridors are freer to establish new patterns
more reflective of contemporary building practices.

On the surface, this expansion of downtown is in
terms of the perceived boundaries and the number
of people and businesses that call downtown
Beaufort home. More profoundly, this expansion
is in terms of the variety of uses and activities,
the support of anchoring civic buildings and
institutions, the diversity of users (from young
children to university students to the elderly)
that downtown caters to and the modes of travel
available to them, the length of time each day that
the streets remain active and populated, and the
breadth of basic needs and services that can be
accomplished by residents within walking distance
to their homes.



SSBEAUFORT HISTORIC PRESERVATION PLAN UPDATE - CONTRIBUTING BUILDINGS

SSBEAUFORT HISTORIC PRESERVATION PLAN UPDATE - CONTRIBUTING BUILDING CLUSTERS



3.1
To this end, this Civic Master Plan reiterates the
Historic Context recommendations of the Preservation Plan for
and Preservation Beaufort, updated in 2008, as a means to ensure
the long-term preservation of contributing
structures in the downtown area while also actively
As a living and working city, both today and for
encouraging infill development of vacant sites and
future generations, it is necessary to constantly
redevelopment of non-contributing properties.
regenerate the city’s neighborhood streets and
commercial corridors with new and preserved

3.2
structures. As a 300 year old city, Beaufort has
a long and recognized success with historic
Redefining
preservation within its National Landmark District & Expanding
and its conservation district, as well as in restoring
historic structures as viable buildings for occupancy Downtown
by residents and businesses.
Sector: 1
The challenge for the community is how best to
manage the spaces in between the historic context.
Many historically contributing building clusters Civic Investment Required: Streetscaping
throughout the downtown area will continue
to need the full resources of the community to Bay Street and Waterfront Park are the city’s most
guard against their loss and to protect the City’s recognizable assets. The unique identity and public
National Landmark District status. In addition, as amenities in this area create a special sense of place
a constantly evolving place with a number of largely that permeates the entire city. Yet, the activity in the
abandoned or decayed neighborhoods finding new Bay Street Commercial District is limited, in terms
life with both restoration and infill, the tools of of both geography and diversity of activity.
preservation and redevelopment are equally critical.

EXISTING

SSFACADE IMPROVEMENTS - BAY STREET



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 city. In terms
of diversity, downtown has an almost exclusively
tourist-driven market, with little commercial
provision for the everyday needs of residents. To
remain an authentic place, downtown needs to
foster and develop a diversity of functions.
BOUNDARY ST
There are five corridors in the Sector 1 study area
identified as key commercial corridors important

CARTERET ST
CHARLES ST
RIBAUT RD

BLADEN ST
to Beaufort’s downtown growth and development.
They promote efficient vehicular circulation, while
also supporting pedestrian-friendly mixed-use
centers.

This Civic Master Plan proposes the development
of mixed-use centers along Carteret Street and
Boundary Street (east of Ribaut Road) to transform B AY S
T
downtown Beaufort into an even more memorable
and appealing district that allows residents to
accomplish their daily needs while providing
exciting diversions for tourists.
SSEXPANDING DOWNTOWN CORRIDORS
EXISTING

SSFACADE IMPROVEMENTS - BAY STREET



3.3 Port Republic
CRAVEN ST

Street
CHARLES ST Sector: 1
PORT REPUBLIC ST
Civic Investment Required: Port Republic

WEST ST
Festival Street
B AY S
T
In conjunction with a proposed new parking
SSPROPOSED INFILL DEVELOPMENT garage, commercial infill development is
envisioned along Port Republic Street to extend
the commercial environment of Bay Street
throughout downtown. This type of development
embraces traditional Lowcountry vernacular in
its architectural style. In addition, Port Republic
Street is reoriented as a plaza street terminating to
the west at a prominent infill commercial building
along Charles Street. The new Port Republic
Street does not have a raised curb treatment, but
instead utilizes a consistent decorative paving
treatment from building face to building face, and
separates pedestrians from vehicular circulation

SSCONCEPTUAL ILLUSTRATION OF INFILL DEVELOPMENT ALONG PORT REPUBLIC STREET (looking west)



with intermittent bollards. This mix of pedestrian
and vehicular environments at an intimate scale
encourages slow traffic speeds and better serves the
CRAVEN ST
retail character of the area. It also allows the street
to be easily closed off to vehicular traffic and serve
as a new festival space for downtown.

CHARLES ST
Parking

WEST ST
Structure

3.4 Parking Structure
PORT REPUBLIC ST

Sector: 1
BA
Civic Investment Required: Parking Structure Y
ST

A parking structure is proposed in the middle of SSPROPOSED PARKING STRUCTURE
the block bound by Port Republic Street, Craven
Street, Charles Street, and West Street, replacing
the parking spaces displaced by a new development
on the Marina site and to provide easier access to
downtown. The parking structure accommodates
roughly 280 vehicles and is wrapped with mixed-
use liner buildings to contribute to the urban fabric
of the street.

SSEXISTING CONDITIONS (view from Craven Street Looking East)

SSPARKING STRUCTURE FACADE (view from Craven Street looking east)



3.5
On Port Republic Street and West Street, a new
Visitors Welcome Center and commercial space Carteret Street
activate the street for pedestrians. On Craven
Street, apartment units line the parking structure
and create an appropriate transition to the
residential neighborhoods north of the downtown Sector: 1
area. This development provides parking without Project Type: Public | Private
the typical negative visual impact of a parking
structure, accommodates businesses, residents and Civic Investment Required: Minor Streetscape
visitors, and extends the Bay Street commercial core Improvements
to the north.
Carteret Street Corridor
Why Is a Parking Structure Needed in The Carteret Street corridor begins where
Downtown Beaufort? Boundary Street (east of Ribaut Road) meets
Bellamy Curve, and connects to Lady’s Island via
According to a recent parking study, the City the US 21 (Business)/Sea Island Parkway Bridge.
of Beaufort’s parking demand will increase by It is the most significant north-south corridor in
approximately 100 spaces (less than 10% of downtown Beaufort, and connects key project sites,
the current demand) in the next 5-10 years. like Old City Hall, and institutions, like USCB and
However, the anticipated redevelopment of the Beaufort County Library. The corridor contains
existing surface lots will create a much greater two travel lanes for a majority of its length, with
need for new parking spaces in the future and on-street parking on either side. Carteret Street
drive demand for a new parking structure. supports a fairly wide variety of service businesses,
including real estate offices, insurance and financial
A parking structure will support the
planning firms, and attorney’s offices. It also
downtown infill development described in
supports several restaurants, a hotel, and religious
the Civic Master Plan in a central, walkable
facilities such as Carteret Street United Methodist
location.
and Beth Israel Synagogue.

SSPROPOSED LINER BUILDINGS IN FRONT OF PARKING STRUCTURE (Craven Street elevation)

SSPROPOSED LINER BUILDINGS IN FRONT OF PARKING STRUCTURE (Port Republic Street elevation)



To support a continued growth, an increased
variety of commercial uses, a greater density
of residential development, and an expanded
institutional presence, the plan recommends minor
streetscape improvements. These include wider BOUNDARY ST

sidewalks, more plentiful plantings, and generous
crosswalks that are clearly marked with alternative
paving treatments.

Courtyard Commercial Infill
Part of the envisioned commercial growth along
the Carteret Street corridor is a neighborhood-
scaled, commercial infill project organized around
a courtyard. Located on the two blocks bounded

WEST ST
by Carteret Street, New Street, Prince Street, and
North Street, this compound is comprised of
several independent, residentially-scaled buildings
that house business and neighborhood services.
A series of interior courts and inviting midblock
spaces are created through the thoughtful infill
of the block perimeters. A variety of business
support functions are envisioned to occupy the Courtyard Commercial Infill
compound, from graphic design and production,
PRICE ST
to research and development entities associated
with the primary business (and possibly USCB),
to administrative functions. The compound also
includes a limited amount of residential uses

CARTERET ST
KING ST

NEW ST
associated with visiting clients and consultants,
interns, etc.
NORTH ST

PRICE ST CRAVEN ST

PORT REPUBLIC ST
KING ST
CARTERET ST

NEW ST

B AY S
T

SSCOURTYARD INFILL SSCONCEPTUAL REDEVELOPMENT ALONG CARTERET



EXISTING

SSVON HARTEN BUILDING FACADE IMPROVEMENTS - CARTERET STREET

P R IC E ST
ST
ET
ER
RT

K IN G ST
CA

N EW ST

SSCOURTYARD INFILL (view looking north)



3.6 Charles Street

Sector: 1
Civic Investment Required: Minor Streetscape
Improvements

The Charles Street corridor is a key north-south
connection through the historic downtown KI N G ST
Beaufort peninsula, and unlike Carteret Street, is
more of a low-intensity street. It supports limited
commercial and mixed-use development within a

WEST
primarily residential urban fabric. The northern Post Office

CHARLE

ST
terminus of Charles Street occurs at Pigeon Point
Park, just past the Boundary Street (east of Ribaut

S ST
Road) Redevelopment District. At its southern
terminus, Charles Street meets Bay Street at one of N O RT H ST
the most critical intersections in all of Beaufort.

The Charles and Bay intersection represents
the crucial flex-point of the Bay Street shopping
district, Waterfront Park, the proposed Bay
Street Boardwalk and the proposed Marina
redevelopment. It is a transition point between
SSEXISTING POST OFFICE SITE ALONG CHARLES ST
regional commercial and neighborhood residential
uses; between land and water transportation;
between active and passive pedestrian amenities;
between vibrant private enterprise and the city’s
signature public space; and between the built and
natural environment.

Between the two crucial anchors at the north
and south ends of Charles Street, the corridor
is punctuated by several significant civic uses, KING ST
including (from north to south) Faith Evangelical
Lutheran Church, Washington Street Park, the
Baptist Church of Beaufort, the Parish Church of
St. Helena, the Post Office block redevelopment,
the proposed downtown parking deck, and the
NORTH ST
proposed Port Republic festival street.

The proposed development of a civic node at the
CHARLES ST

WEST ST

intersection of Charles Street and King Street
is anchored by a redeveloped Post Office site.
The current design of the Post Office, with a
low, angular, awkward building set back from
the street and surrounded by a moat of parking,
is emblematic of urban dysfunction and poor
SSCONCEPTUAL REDEVELOPMENT - CHARLES STREET



civic design in cities and towns all over the only one travel lane in each direction. Where the
country. Instead, the redeveloped Post Office right-of-way is sufficient, on-street parking, wider
block is designed to reinforce the streetscape sidewalks and formal planting strips should be
with a perimeter of buildings while parking and provided.
a stormwater bioswale (runoff drainage course)
are provided on the interior of the block. The
retail functions of the Post Office, including the
front-of-house services such as parcel shipping,
postal purchases, and post office boxes, should
be maintained on the site as a key anchor for the
3.7 Bladen Street

site. Across from the Post Office, extensions of the Sector: 1
Parish Church of St. Helena Education Center Project Type: Public | Private
and the Baptist Church of Beaufort reinforce the
intersection as a civic and religious node. Civic Investment Required: North Street
Realignment and Plaza, Boardwalk Gateway
In between new civic anchors and proposed project
sites like the Post Office, a general strategy of
The Bladen Street corridor runs north-south
low-intensity, mixed-use infill activates the Charles
between Boundary Street and Bay Street. It is a
Street corridor with small-scale commercial uses
connecting corridor within downtown. The city
that respect the primarily residential context of the
recently completed streetscape redevelopment
neighborhoods in the blocks behind. Larger, mixed-
work along Bladen Street, adding sidewalk bulb-
use anchor buildings are intended along Charles
outs at intersections, planting street trees, and
Street south of Craven as a transition to the higher
defining a street section with two travel lanes and
density of development on Bay Street. Charles
two lanes of on-street parking. It is expected that
Street maintains its neighborhood character with
these infrastructure improvements will stimulate

ST
TH
NOR

CH
AR
LE
SS
T

SSCONCEPTUAL ILLUSTRATION OF POST OFFICE SITE REDEVELOPMENT (view looking northeast)



strategic infill development along the corridor
with building types that are representative of the
neighborhood. The proposed infill contains a mix
of neighborhood commercial uses, senior housing, DUKE ST
and residential units, comprised of a gradient of
intensity and a mix of uses that are the greatest
along Bladen Street, and more residential in
character on adjacent blocks.

The current southern terminus of Bladen Street PRICE ST

occurs at an awkward three-way intersection

BLADEN ST
with North Street and Bay Street. The proposed
reorientation of North Street at this intersection
creates a new public plaza on the north side of
Bay Street, bringing new focus to the old Federal KING ST
Courthouse building, while a gateway feature to
the proposed Bay Street Boardwalk punctuates the
south side of the street.

NORTH ST

B AY
ST

SSPROPOSED REDEVELOPMENT - BLADEN STREET

BL
AD
EN H ST
ST NORT

B AY ST

SSCONCEPTUAL INFILL DEVELOPMENT OPPORTUNITIES ALONG BLADEN STREET (view looking northeast)



3.8
The strategy for redeveloping the Boundary
Boundary Street Street corridor (east of Ribaut Road) includes
(east of Ribaut reducing the number of travel lanes to two, one in
each direction, and a lane of on-street parking on
Road) & Bellamy each side. The intention is to encourage a more
pedestrian-friendly atmosphere with convenient
Curve parking to serve new buildings that are built to
the sidewalk. The city and SCDOT work in
Sector: 1
conjunction to implement this technique called a
Project Type: Public | Private “road diet.” The road diet converts the primarily
vehicular function of Boundary Street into a
Civic Investment Required: Streetscape complete street that promotes pedestrian activity
Improvements & Road Diet, Bellamy and bicycling.
Curve Park Improvements, USCB Housing
Expansion Proposed Student Housing
USCB student housing is proposed as a mix of
The Boundary Street corridor (east of Ribaut traditional dorm-style units and urban mansion-
Road) is the most significant east-west corridor in style units that emulate a traditional Lowcountry
the downtown Beaufort peninsula, connecting sites architectural vernacular. The plan calls for most
like City Hall, the Boys & Girls Club of Beaufort, on-campus housing to be located along Boundary
and USCB. Boundary Street currently is a vehicular Street (east of Ribaut Road), with additional
thoroughfare, with most of its length consisting housing provided by a selective conversion of
of four travel lanes, two in each direction, and historic mansion-style residences located in
an overall lack of adequate accommodation for the nearby neighborhoods. To manage these
pedestrians. residents, USCB or a designated third party will

EXISTING

SSBOUNDARY STREET ROAD DIET



need to carefully maintain and monitor these imperative in terms of providing essential services
properties to mitigate their impacts on surrounding and everyday needs for residents of the Pigeon
neighborhoods. The student population helps to Point and Higginsonville neighborhoods to the
spur further commercial investment and residential north of Boundary Street. These neighborhoods are
reinvestment in the area. The student housing currently not within walking distance of essential
along Boundary Street in particular helps to spur commercial uses.
commercial growth and redevelopment in that
corridor. Bellamy Curve
Bellamy Curve is a unique gateway into downtown
Neighborhood Commercial Beaufort, and can be an inspiring public space on
The Boundary Street corridor (east of Ribaut the banks of the Beaufort River. The plan proposed
Road) is an essential center for neighborhood transforming the curve into a pie-shaped public
commercial activity in the northern portion of plaza that transitions from a hardscape treatment to
the downtown Beaufort peninsula. Currently, a natural environment as it fans out to the river. The
the corridor is marked by scattered gaps, surface inside of the curve is a hardscape plaza with public
parking lots, and vacant buildings. As Beaufort art, seating, and planters. In the roadway, the visual
grows, more neighborhood serving commercial cue and textural change of the paving treatment
uses are necessary. These proposed uses are directed slows drivers down and creates a broad crosswalk
to strategically fill the gaps along Boundary for pedestrians. A terraced lawn on the outside of
Street with quality buildings that are close to the curve creates a connection to the river and to
the street. This creates a consistency within the USCB campus. The new plaza and terraced
the streetscape environment, produces a higher lawn are heavily used by USCB students as Bellamy
quality public realm, and activates the space by Curve marks the transition from the student
encouraging pedestrian traffic along the corridor. housing on Boundary Street to the academic quads
The neighborhood commercial infill strategy is on Carteret Street.

Bellamy’s
Curve
BOUNDARY ST
CARTERE T ST

USCB

SSCONCEPTUAL PLAN OF BOUNDARY STREET REDEVELOPMENT



SSUSCB - CONCEPTUAL ILLUSTRATION OF ADDITIONAL ACADEMIC BUILDINGS AND HOUSING

SSVIEW LOOKING EAST TOWARDS BELLAMY CURVE AT CHARLES STREET

SSCONCEPTUAL ILLUSTRATION OF BELLAMY CURVE IMPROVEMENTS



3.9
driven, niche market. As more people move into
Retail Signage & infill housing closer to downtown, the retail
environment should naturally move to serve these
Streetscaping markets within a walkable distance. Increasing
Sector: 1 oil demand and gas prices make this kind of
neighborhood-serving retail even more viable. The
Project Type: Public | Private ultimate goal is a diversity of retail, professional
Civic Investment Required: Streetscaping and offices, restaurants, and neighborhood services that
attract regional tourism but also serve the local
Wayfinding Signage population in Beaufort effectively.
Retail & Merchandising Plan Wayfinding
The retail and merchandising strategy for
Among the pedestrian amenities that can be offered
downtown Beaufort is twofold: First, use simple
in downtown Beaufort is a more effective system of
pedestrian amenities to improve the character
wayfinding. Beaufort has a wealth of parks, retail
of the streetscape; Second, expand the mix of
areas, and other attractions beyond Bay Street and
commercial uses in downtown to serve local
Waterfront Park that many casual visitors do not
residents more effectively.
realize. An effective system of signage, one that
Regarding streetscape character, there are several reflects the local vernacular and is appropriately
simple and inexpensive improvements that can be scaled to serve pedestrians, unifies the different
made to improve the public realm of the downtown areas of downtown and encourages visitors to
retail area. Replanting street trees, adding light wander beyond the three blocks of Bay Street.
fixtures with banners and flowering baskets,
marking building entryways with benches and
other amenities, and adding awnings over blank
windows help to invigorate the public spaces of
downtown.

Over the long term, Beaufort needs to broaden
the mix of commercial uses in downtown to better
serve local residents. At one time, downtown
included neighborhood-serving retail, like
hardware stores, pharmacies, grocers, and produce
markets. Today, it is an almost exclusively tourist-

DOWNTOWN

VISITOR’S CENTER
DOWNTOWN
CITY HALL
VISITOR’S CENTER

CITY HALL

WATERFRONT

POPULATION 12,361 FARMER’S MARKET

The images presented are all
conceptual only and are intended
to illustrate the types and range
of signage, not the final design.

Project: Stewart Park Project No. 09136.GP6 Sketch/Page No.

G1
Title: Signage Design By AD

SSWAYFINDING TYPOLOGIES FOR DOWNTOWN BEAUFORT (illustrative only)
Phase Programming Schematic Design Design Development Final Art Date 12.08.10

Issue Scale Quarter Scale


4
Protecting & Expanding
Natural Infrastructure

Our natural resources - our salt marshes, marsh islands,
coastal waters, marine resources, and trees - and our
public spaces - our parks, viewsheds, and gardens - are
necessary ingredients for the community’s quality of
life and will be preserved, protected, and expanded.

KEY STRATEGIES
PRINCIPLES
1: EVERY HOME SHOULD BE WITHIN WALKING DISTANCE OF A PARK OR SQUARE
2: LEVERAGE THE INVESTMENT INTO PARKS AND SQUARES WITH SURROUNDING/ADJACENT
PRIVATE DEVELOPMENT

3: DESIGN NEW PARKS AND EXPAND EXISTING PARKS WITH LONG TERM MAINTENANCE COSTS IN
MIND

4: THE PRODUCTION OF FOOD AND OTHER AGRICULTURAL ACTIVITIES AT ALL SCALES SHALL BE
ENCOURAGED IN THE COMMUNITY

5: THE MANAGEMENT OF STORMWATER SHALL BE CONTEXT SENSITIVE AND CAREFULLY
INTEGRATED INTO THE DESIGN OF EACH SITE

6: PROTECT AND EXPAND THE URBAN TREE CANOPY

4.1 Parks & Squares. . . . . . . . . . . . . . . . . . . . . . . . . 70 4.10 Southside Park . . . . . . . . . . . . . . . . . . . . . . . . . 79

4.2 Washington Street Park. . . . . . . . . . . . . . . . . . 73 4.11 Arthur Horne Nature Park . . . . . . . . . . . . . . . . 80

4.3 Boundary Street Tennis Center . . . . . . . . . . . . 73 4.12 Waddell Gardens Nature Preserve . . . . . . . . . 80

4.4 Basil Green Park . . . . . . . . . . . . . . . . . . . . . . . . 74 4.13 Burton Wells Park. . . . . . . . . . . . . . . . . . . . . . . 81

4.5 Pigeon Point Park. . . . . . . . . . . . . . . . . . . . . . . 74 4.14 Beaufort Plaza Parks. . . . . . . . . . . . . . . . . . . . . 82
IN THIS CHAPTER
KEY INITIATIVES

4.6 Horse Trough Park. . . . . . . . . . . . . . . . . . . . . . . 75 4.15 Sams Point Road Park. . . . . . . . . . . . . . . . . . . . 83

4.7 Bay Street/Ribaut Road Intersection Park. . . 76 4.16 Urban Agriculture/Community . . . . . . . . . . . . .
Gardens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
4.8 Burroughs Avenue Park /School. . . . . . . . . . . 76
4.17 Natural Stormwater Infrastructure
4.9 Depot Plaza. . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 System. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87

4: Protecting & Expanding Natural Infrastructure

It is impossible to separate the history and identity
of Beaufort from its rich natural setting. The
tidal marshes and live oaks that punctuate the
landscape are as much a part of the character and
emotion of Beaufort as any feature of the city’s
built environment. Places like Waterfront Park,
the Arthur Horne Nature Preserve, and various
pocket parks connect residents and visitors to
nature as they experience downtown and the
city’s many neighborhoods. It is common to see
visitors strolling along Bay Street, enjoying the
view of the marsh and the enormous live oak trees.
These natural features are just one component of a
critical linked network of open space and natural
infrastructure in the City of Beaufort. Through
the Civic Master Plan, Beaufort will build on its
existing natural infrastructure by enhancing and
connecting open space to aesthetically improve the
city, provide greater access and opportunity for
recreation, encourage healthy lifestyles, and address
drainage and stormwater management issues
throughout the city.

Protecting and expanding Beaufort’s natural
infrastructure involves a variety of techniques
including strategic improvements to the city’s
existing parks, the development of new parks and
preservation areas in key locations, the introduction
of a community-wide urban agriculture system, and
the provision of natural stormwater infrastructure.

4.1 Parks & Squares

Sector: All

Beaufort’s public parks and squares are a unique
physical expression of its civic life. These spaces
play host to a wide variety of valuable activities,
from daily meetings over coffee, to annual festivals
that enrich the Beaufort experience for residents
and visitors alike. In addition to serving critical
social and cultural functions, Beaufort’s parks and
squares provide important natural functions such as
stormwater management, habitat conservation and
micro-climate regulation.

Because the city’s parks and squares play such a
valuable role within a wide variety of civic and
natural functions, the Civic Master Plan seeks
to establish and improve parks and squares



- Existing Green Infrastructure

- Proposed Green Infrastructure

- Civic Buildings

SSGREEN INFRASTRUCTURE OPPORTUNITIES SECTORS 1-3





- Civic Buildings

SSGREEN INFRASTRUCTURE OPPORTUNITIES SECTOR 4



- Civic Buildings

SSGREEN INFRASTRUCTURE OPPORTUNITIES SECTOR 5



throughout the city so that all homes and businesses sited at the corners of the park, and play equipment
are within a 5-minute walk of these amenities. In strategically located for easy child supervision.
order to facilitate this broad accessibility, the plan Some of the play equipment should be preserved,
connects the natural infrastructure of Beaufort as it dates back to the original construction of
through streetscape improvements, stormwater the park and holds historical significance to local
management enhancements, the provision of new community members. Other improvements include
open space in key locations, and new investment both active and passive recreational uses with a
in existing open space. Each of these techniques basketball court, a tennis court, an amphitheater,
represents an integral part of an overall natural and an open lawn for common activities. New
infrastructure strategy that will provide meaningful basketball and tennis courts are located so as not to
access to parks and squares for all Beaufort disrupt adjacent homes.
residents.

Parks and squares that continue to embody the civic
spirit of Beaufort, while providing a meaningful
connection to the city’s rich natural setting,
will improve the quality of the city’s built and
4.3
Sector: 1
Boundary Street
Tennis Center
natural environments and the quality of life for its
residents. Project Type: Public
Civic Investment Required: Boundary Street

4.2
Sector: 1
Washington Street
Park
Tennis Center Improvements

The Boundary Street Tennis Center occupies the
block bounded by Boundary, Bladen, Congress
and Monson Streets. It includes seven tennis courts
Project Type: Public with limited seating and a small parking area along
Monson Street. Small improvements to this facility
Civic Investment Required: Washington Street
include more formalized parking areas along
Park Improvements Congress and Monson Streets and the construction
of two small buildings to provide restrooms, lockers
Washington Square Park is an important and concessions. These additions will encourage
neighborhood gathering place for local residents in greater use of the Tennis Center and ensure that
the Northwest Quadrant. Yet, the park’s facilities it continues to be an effective facility for active
are dated and in need of improvement. Proposed recreation.
upgrades include new picnic shelters, restrooms

CONGRESS ST
BOUNDARY ST
NEWCASTLE ST

CHARLES ST

MONSON ST
BLADEN ST

WASHINGTON ST
CONGRESS ST

SSWASHINGTON STREET PARK SSBOUNDARY STREET TENNIS CENTER



LAFAYETTE ST
4.4 Basil Green Park

Sector: 1
Civic Investment Required: Basil Green Park
Improvements

NAIRNE ST
RODGERS ST

Basil Green Park, located in the Pigeon Point
neighborhood, is one of the most popular and
frequently used parks in Beaufort. At roughly 10
acres, the park includes 3 baseball/softball fields
and a multi-use field typically used for soccer. Many
sports teams play in the park on the weekends and
several nights a week during spring, summer, and
fall. In recent years, parking has become a problem.
The proposed plan shows how the parking can be
reorganized to handle large crowds. An extension
of Godfrey Street provides a connection to the
Pigeon Point neighborhood to the east and more
opportunity for on-street parking. The plan also
SSBASIL GREEN PARK IMPROVEMENTS recommends the fields be reoriented to create new
pavilions, a new soccer field and an entry drop-off
point.
EMMONS ST

4.5 Pigeon Point Park

Pigeon Sector: 1
Point Project Type: Public
Park
Civic Investment Required: Pigeon Point Park
Improvements
PIGEON POINT RD
NEWCASTLE ST

With its ample playground equipment and a
wide lawn for field sports, Pigeon Point Park is
especially valuable for children and young families.
At approximately 7 acres, the majority of the park
is covered by an impressive live oak tree canopy.
Recent improvements to the park include a circle
drive with formal pervious parking areas and access
to Pigeon Point Road, new restroom facilities,
brick paver paths throughout the park, and new
playground equipment.

SSPLAN OF PIGEON POINT PARK



Ongoing improvements to the park are focused
on improving access and connectivity to the

B LA D EN
surrounding neighborhood. An alley between
Pigeon Point Road and Newcastle Street creates a
direct connection to Basil Green Park and provides

ST
an opportunity to create alley-serviced accessory
dwelling units on the lots fronting Emmons Street
to the north. A trail extension to the south meets
Charles Street and provides a direct pedestrian/
B AY ST
bicycle connection to the Bay Street area
downtown through the streetscape improvements
proposed along that corridor.

4.6 Horse Trough Park

Sector: 1
KING ST
Civic Investment Required: Horse Through

BLADEN ST
Park Improvements, North Street/Bladen
Street Improvements

Horse Trough Park is the small triangular
parcel of land in front of the historic Beaufort
County Courthouse building. It is located in The B AY
ST
Bluff neighborhood at the awkward three-way
intersection of Bay Street, Bladen Street and North
Horse Trough
Street. A proposed reorientation of North Street Park
at this intersection creates a new public plaza on
the north side of Bay Street, extending Horse
Trough Park while bringing new focus to the old SSPLAN OF HORSE TROUGH PARK
courthouse building. This park, along with the
recent streetscape improvements along Bladen
Street, helps to spur the mixed-use redevelopment
planned at the southern end of Bladen Street.
A gateway feature to the proposed Bay Street
Boardwalk punctuates the south side of Bay Street BL
AD
EN
across from Horse Trough Park and provides a ST
connection to Waterfront Park and the regional
trails system.

BAY ST

SSTROUGH PARK



4.7 Bay Street/Ribaut
Road Intersection
Park
Sector: 1 & 2
RIBAUT RD Civic Investment Required: Bay/Ribaut Park
Improvements
T
YS The intersection of Ribaut Road and Bay Street
BA
is a primary gateway to downtown Beaufort for
residents and tourists yet it’s current design is
haphazard and informal. The northeast corner of
the intersection, owned by the Beaufort Open Land
Trust, is currently the location used to informally
SSBAY STREET / RIBAUT ROAD INTERSECTION PARK hang banners announcing upcoming festivals
and events in the town. The plan formalizes this
prominent intersection with permanent mountings
JON ES AVE
for event banners, the creation of a landscape park
area, the preservation of key mature trees and a
small walking path. In addition, this area should
BURROUGHS AVE
FR

highlight key stormwater techniques employing
AS
ER

highly visible management tools such as bio-swales
DR

and rain gardens to treat and filter the runoff from
Ribaut Road and the areas north of Bay Street and
BULL ST serve as a community education showpiece


JON ES AVE
4.8
Sector: 2
Burroughs Avenue
Park /School

Civic Investment Required: Burroughs Avenue
BURROUGHS AVE

Park Improvements
Burroughs Avenue Park is a 4.5 acre park associated
with the Holy Trinity Classical Christian School
FR

near the Depot Area. The park includes three little
AS
ER

league baseball fields, a basketball court and a
DR

small playground. A reconfiguration of the school
building on the site draws it closer to the street,
emphasizing the streetscape and opening up area
behind the building for a small parking lot. The
ball fields and basketball court are maintained
BULL ST
as they currently exist within the park, while the
small playground in the southwest portion of the
SSPLAN OF BURROUGHS AVE SCHOOL AND PARK



block is improved with upgraded play surfaces
and playground equipment. An extension of Bull
Street to the west provides a critical connection
to the Spanish Moss Trail allowing children to
safely and easily get to the school and park from
neighborhoods along the trail.

4.9 Depot Plaza

Sector: 2
Civic Investment Required: Depot Plaza -
Phase 2
Since 2006, when the Port Royal Railroad was
deactivated, the historic Beaufort Depot Area
has become a neglected, “back-of-house” district,
squeezed between residential neighborhoods. The
construction of the Spanish Moss Trail offers an
SSRENOVATED DEPOT BUILDING
Depot Building

MID
DLE
TO N
ST

DE PO T RD

L
AI
TR
SS
O
M
S H
A NI
SP

SSCONCEPTUAL ILLUSTRATION OF DEPOT REDEVELOPMENT WITH CIVIC SPACE



opportunity to create a signature public square
within the Depot Area and bring a renewed sense
of civic life and significance to this part of Beaufort.
The Spanish Moss Trail spurs the redevelopment
in the area by connecting the Depot Area to the
rest of Beaufort, Port Royal and other regional
destinations.

The Civic Master Plan proposes new mixed-use
and light industrial buildings to define an intimate
linear square, centered on the trail, running from
Hay Street to the old Depot Building. These
buildings and uses are of a similar scale and
character to the existing industrial buildings and
warehouses, and are careful not to overwhelm
the single family residential atmosphere of the
surrounding area.

A new pavilion is proposed at the end of Depot
Road, mirroring the character of the old Depot
Building at the south end of the square. These two
structures punctuate Depot Plaza and provide
seating areas, small performance and retail space,
bicycle lockers and other amenities for local
residents and trail users. All of these features help
to define a reinvigorated Depot Area and create a
regional destination with neighborhood character.

S PA
NISH
MOS
S TR
AIL

HAY ST

RD
P OT
DE

HERM ITAGE RD

SSPROPOSED INTERIM SSCONCEPTUAL BUILD- SSCONCEPTUAL ILLUSTRATION OF
PLAN OUT CIRCULATION DEPOT REDEVELOPMENT



4.10
to accommodate a wide variety of activities and
Southside Park programs to cater to different user groups. The
proposed redeveloped park contains 1.5 miles
of trails, a multi-use green may be divided into
multiple playing fields, tennis courts, basketball
Sector: 3 courts, playgrounds, and an open air pavilion.
The massive area of the park also provides an
Civic Investment Required: Southside Park opportunity for Southside Park to serve as a key
Improvements stormwater management and water quality asset.
The plan shows large reconstructed wetlands that
At nearly 50 acres, the proposed Southside Park punctuate the park and retain stormwater before
is the largest recreational space in the City of slowly releasing it to Battery Creek. Pervious
Beaufort. The park’s substantial area allows it parking areas and a large tall-grass meadow provide

Shaded Play Area SOUTHSIDE BLVD

1.5 Miles of Trail

Multi-Use Green
Southside
Butterfly Meadow Park
Community Garden

Single Family Infill

Open Air Pavilion &
Pervious Parking

Reconstructed Wetlands
WADDELL RD
Additional Tennis Courts

Existing Tree Canopy
BATT ERY CREE K RD
SPANISH MOSS TRAIL

Arthur
Horne
Nature
Preserve

SSSOUTHSIDE PARK & ARTHUR HORNE NATURE PRESERVE



further opportunity for stormwater infiltration.
Together with Arthur Horne Nature Park and
the Ivy Lane bioswales, this integrated water
management strategy slowly helps to clean the
Battery Creek waterway.

4.11 Arthur Horne
Nature Park
Sector: 3
SSEXISTING SOUTHSIDE PARK
Civic Investment Required: Arthur Horne
SOUTHSIDE BLVD
Nature Park Improvements

In conjunction with Beaufort County, public
Southside amenities are proposed to the Arthur Horne Nature
D

Park
KR

Park so that the park may more effectively serve its
REE

purpose as a passive recreation area and stormwater
YC

management asset. An elevated boardwalk weaves
TER
B AT

throughout the canopy trees in the old-growth
WADDELL RD
swamp and species identification markers offer an
enriched experience of interaction with plants and
wildlife. Strategically positioned bioswales along
Ivy Lane detain water from the swamp and drain
Arthur Horne into newly reconstructed wetlands in Southside
Nature Preserve Park, and eventually, to Battery Creek.
SSEXISTING

4.12 Waddell Gardens
Nature Preserve
Sector: 3
Civic Investment Required: Waddell Gardens
Nature Preserve Improvements

While low-lying parcels along Waddell Road, west
of Ribaut Road, are unsuitable for development,
they provide an ideal location for a combined
passive recreation area and stormwater retention
tool for the greater stormwater management system
of southern Beaufort. The dedication of this area as
a nature preserve and stormwater system allows the
surrounding area to accommodate redevelopment
with a greater degree of flexibility than would
otherwise be possible. Trails surrounding the
SSCONCEPTUAL ILLUSTRATION OF SOUTHSIDE PARK



stormwater retention feature connect to adjacent
development and provide an opportunity to
observe native plant species and wildlife within this
dedicated habitat area.

4.13 Burton Wells Park

Sector: 4

TW IN LAN ES RD
Civic Investment Required: None
Burton Wells Park is a large park west of the
Beaufort city limits operated by Beaufort County Waddell

WRENHAVEN LN
Parks and Leisure Services. It offers the best Gardens
selection of active recreation facilities in the
area, including five baseball/softball fields, three
soccer fields, a football field, racquetball courts,
a basketball gymnasium and a fitness center. No
specific improvements are recommended at this
ELL RD
time, although future development on the western WA D D

edge of Beaufort should be careful to provide
adequate connections to this regional resource.

SSWADDELL GARDENS

RD
L S
EL
W
T ON
B UR

MIDD LETO N RECR EATI ON DR

SSEXISTING BURTON WELLS PARK



4.14 Beaufort Plaza
Parks
Sector: 4
Civic Investment Required: Beaufort Plaza
Parks, Spanish Moss Trail - Trailhead Park

The planned redevelopment of the Beaufort Plaza
area, near the intersection of Boundary Street and
Robert Smalls Parkway, offers the opportunity
for the inclusion of small park spaces integrated
at focal points throughout the development. A
particular focus is given to the intersection of the
Spanish Moss Trail and Robert Smalls Parkway.
Because of the speed and volume of traffic at this
point, Robert Smalls Parkway represents the most
significant obstacle for users of Spanish Moss Trail
to cross. As such, a pedestrian bridge is envisioned,
providing a gateway feature to the Beaufort Plaza
area and allowing trail users to easily navigate an
otherwise dangerous intersection. An alternative
paving treatment beneath the bridge defines a long
SSCONCEPTUAL ILLUSTRATION OF ROBERT SMALLS plaza at this gateway, with mixed-use buildings
PARKWAY REDEVELOPMENT activating the space and serving trail users. The
combination of the bridge and plaza transform
Robert Smalls Parkway from a potential obstacle
into a major trailhead for the Spanish Moss Trail.

A RY S T
BOUND
Y
W
PK
LS

S PA
NIS
AL

HM
SM

OSS
TRA
RT

IL
BE
RO

SSILLUSTRATIVE PLAN OF BEAUFORT PLAZA AND SPANISH MOSS TRAIL



4.15 Sams Point Road
Park
Sector: 5
Civic Investment Required: Sam’s Point Road
Park Improvements
RD
D
The proposed redevelopment of the Lady’s Island L AN
IS
’ S
Village Center area, at the intersection of Sea Island DY
LA
Parkway and Lady’s Island Drive, includes the Sams
construction of a park along Sam’s Point Road. The Point Rd
small park includes a public pavilion and a roughly Park
1-acre lawn that may host small performances and
temporary markets. New adjacent commercial
and multi-family development helps to define and
activate the space throughout the day.

SE
AI
SL
AN
DP
KW
Y

SSSAMS POINT ROAD PARK

AND PKWY
S E A IS L

LA
DY

Sams
’S
IS

Point Rd
LA
ND

Park
RD

SSILLUSTRATION OF SAMS POINT ROAD PARK



4.16 Urban Agriculture/
Community
Gardens
Sector: All

Community gardens provide productive open
space, allow residents to grow their own food,
promote social interaction, and encourage healthy
eating and active lifestyles. The Civic Master
Plan envisions community gardens strategically
positioned, in vacant or under-utilized areas
throughout Beaufort’s neighborhoods, to provide
access to garden plots within a 5-minute walk of
every residence in the city. The plan also envisions
the gardens as an integrated part of the City’s
neighborhood stormwater management systems,
providing stormwater infiltration areas and cisterns
for rainwater irrigation.
SSPOTENTIAL LOCATIONS FOR COMMUNITY
GARDENS IN SECTOR 1

SSEXAMPLE OF COMMUNITY GARDEN



RDEEK
RY C R
B AT T E
SOUTHSIDE BLVD

LOOP
TRAIL
RA M SE Y RD

GLAZE DR
D
LV
E RB
RIV
D
OA
BR

SSURBAN AGRICULTURE AS PART OF A SSURBAN AGRICULTURE AS A TEMPORARY USE IN
CONCEPTUAL REDEVELOPMENT OF SOUTHSIDE PARK
BURTON



SSCOMMUNITY GARDEN EXAMPLES



4.17 Natural Stormwater
Infrastructure
System
Sector: All
Civic Investment Required: Site Specific
Stormwater Improvements

The unique geography/hydrology of Beaufort
demands special attention be given to the
management of stormwater runoff, with a
community-wide strategy as well as a specific
localized response.

In addition to Beaufort’s parks, nature preserves
and community gardens, the Civic Master Plan
recommends passive stormwater management
techniques be incorporated throughout the city.
Streetscape improvement projects in strategic
locations should include bioswales within the
planting strip to receive runoff from streets
and adjacent development. Pervious pavement
treatments in parking areas, sidewalks and plaza
accommodate development while increasing the
available area for stormwater infiltration. Larger
development projects should include rain gardens,
constructed wetlands and other stormwater
retention facilities as passive amenities.

In addition to addressing water quantity issues, each
of these features helps to improve water quality by
filtering stormwater runoff before it is conveyed to
storm sewers and transported to the adjacent waters
of Beaufort River, Battery Creek and Albergotti
Creek. Certain portions of these waters have been
designated as impaired because of a lack of water
quality protections in the existing stormwater
system. Over time, the use of natural stormwater
infrastructure will help to clean impaired waters
and strengthen Beaufort’s tidal ecosystems.

SSON-SITE STORMWATER MANAGEMENT EXAMPLES



- Existing Stormwater Infrastructure & Waterways

- Proposed Stormwater Infrastructure

SSNATURAL STORMWATER INFRASTRUCTURE OPPORTUNITIES SECTORS 1-5



This Page Intentionally Left Blank


5
Communit y Mobilit y
at Our Speed

We will enhance our local and regional transportation
system with fine-grained network of choices that
accommodates pedestrians, bicyclists, boaters, and
motor vehicles.

PRINCIPLES
KEY STRATEGIES
1: STREETS ARE THE MAIN CIVIC INFRASTRUCTURE OF THE CITY AND SHOULD BE DESIGNED
ACCORDING TO THEIR CONTEXT

2: THE HISTORIC STREET NETWORK SHALL BE PRESERVED AND, WHERE APPROPRIATE,
EXPANDED ACCORDING TO THIS MODEL

3: OUR QUALITY OF LIFE IS MEASURED BY HOW WE GET AROUND WITHOUT OUR CARS -
THEREFORE FACILITIES FOR PEDESTRIANS, BICYCLISTS, AND BOATERS SHOULD BE GIVEN
EQUAL OR BETTER PRIORITY AS WE REINVEST IN OUR TRANSPORTATION SYSTEM

4: EVERY STREET IMPROVEMENT PROJECT WILL CONSIDER THE NEEDS OF ALL USERS IN ITS
DESIGN - TRANSIT, AUTOMOBILES, BICYCLISTS, AND PEDESTRIANS

5: STREETS WILL BE DESIGNED TO MOVE TRAFFIC EFFICIENTLY, SAFELY AND SLOWLY THROUGH
OUR COMMUNITY

6: THE SPANISH MOSS TRAIL IS THE BACKBONE OF OUR MOBILITY INFRASTRUCTURE FOR NON-
MOTORIZED TRAVEL

5.1 Streets & Public Spaces . . . . . . . . . . . . . . . . . . 94 5.7 Boundary Street (west of Ribaut Road)
Streetscape Improvements. . . . . . . . . . . . . . 106
5.2 Spanish Moss Trail. . . . . . . . . . . . . . . . . . . . . . . 96
5.8 Ribaut Road Streetscape Improvements. . . 109
IN THIS CHAPTER

5.3 Pedestrian & Bicycle Infrastructure . . . . . . . . 98
KEY INITIATIVES

5.4 Boat Access/Water Taxi. . . . . . . . . . . . . . . . . . 101

5.5 Connectivity. . . . . . . . . . . . . . . . . . . . . . . . . . . 102

5.6 Streetscape Improvements. . . . . . . . . . . . . . 102

5: Community Mobility at Our Speed

Community mobility refers to the availability of
transportation choices offered to residents, workers
and visitors of a city. Historically, the Beaufort’s
community mobility is one of pedestrian character,
a quality of life measured by chance encounters of
people on the street, walks along the riverfront,
and trips on foot to accomplish daily tasks. Yet,
the infrastructure of today’s Beaufort is mostly
focused on the automobile; and continued use of
thoroughfare standards that emphasize vehicular
circulation, threaten the City’s community
character, pedestrian safety, and overall quality of
life.

Good streets form the backbone of healthy
neighborhoods. These streets are complete
streets, that effectively serve multiple modes of
transportation, as well as serve to enhance the
public realm. Good streets are designed not
only for the safe and efficient flow of traffic, but
also for pedestrian comfort and safety, as well as
accommodation of parking and utilities.

The Civic Master Plan embraces the relaxed pace
of the Lowcountry, and proposes a fine-grained
network of convenient transportation options that
accommodates the movement of people and goods
at a pace appropriate to Beaufort.

5.1
Sector: All
Streets & Public
Spaces

Civic Investment Required: Various

Beaufort’s streets comprise the great majority of
publicly-owned land in the city. As such, Beaufort’s
streets serve as much more than thoroughfares;
they define the civic life of the city. While
Waterfront Park and similar public spaces play host
to major festivals and events at special times of the
year, Beaufort’s streets are the public spaces where
everyday encounters create a sense of community
and define the Beaufort experience.

Every street serves a unique purpose in response
to its specific transportation demands and
development expectations. With this in mind, the
Civic Master Plan seeks to establish streets that
are attractive public spaces, conveying traffic, as



well as encouraging development in an appropriate
manner and specific in context. The Street
Regulating Plan detailed in Chapter 10 of the Civic
Master Plan accomplishes this by assigning a street
classification to every street segment in Beaufort.
Every street classification comes with a standard
street section that illustrates all of the significant
features that contribute to the character and
BOUNDARY ST (EAST)
function of that street, including the width of travel
lanes, planting strips, sidewalks, landscaping, and

RI BAUT RD
general expectations for fronting development.

Collectively, these street classifications create a
coherent hierarchy of roadways in Beaufort that
protect the character of streets as public spaces and
respond to the surrounding neighborhood context,
while ensuring an efficient movement of people,
bicycles and cars throughout the city.
SSSTREET REGULATING PLAN EXAMPLE

SSEXAMPLE OF PROPOSED STREET SECTIONS



5.2 Spanish Moss
Trail
Sector: 2, 3 and 4
Civic Investment Required: Spanish Moss Trail

The construction of the Spanish Moss Trail is
a critical investment, creating a backbone for
alternative transportation throughout the city. The
Spanish Moss Trail is a transformative amenity,
enabling walkable/bikeable lifestyles, improving
public health and catalyzing redevelopment in
neighborhoods adjacent to the trail. The trail
connects homes, workplaces, parks, churches
and other uses, providing extraordinary new
opportunities for recreational users and daily
commuters moving throughout Beaufort, Port
Royal and Beaufort County.

The Civic Master Plan proposes infrastructure
improvements throughout the city, such as widened
sidewalks, bike lanes, sharrows, and multi-use
paths to improve access to the trail, to promote
the trail’s use, and to create an extensive network
of non-motorized transportation opportunities.
Special places along the trail, such as the Depot
Area and Beaufort Plaza, are designated as activity
centers with potential opportunities for new retail,
recreational, and programmed amenities. In several
locations, such as where the trail crosses over
Major Trailhead Battery Creek, new opportunities for interaction
with the water are created. Where the trail runs
adjacent to private property, new housing and
Trail Access mixed-use development fronts the trail catering to
the increasing numbers of people who embrace a
lifestyle based on non-motorized transportation.
SSSPANISH MOSS TRAIL DIAGRAM

SSRENOVATED DEPOT BUILDING SSPROPOSED REUSE OF DEPOT BUILDING



SSILLUSTRATION OF SPANISH MOSS TRAIL
Depot Building

MID
DLE
TO N
ST

IL
T RA
O SS
M
I SH
AN
SP

DEPO T RD

SSSPANISH MOSS TRAIL - CENTRAL FEATURE OF CONCEPTUAL REDEVELOPMENT OF DEPOT AREA



5.3 Pedestrian
& Bicycle
Infrastructure
Sector: All

The average distance a typical pedestrian is willing
to walk is between 1/4 and 1/2 mile, or about a five
to ten minute walk. This distance is often referred
to as the “pedestrian shed.” Housing, shopping,
workplaces, and recreational amenities traditionally
integrated within mixed-use neighborhoods
at a pedestrian scale, are the building blocks of
successful cities around the country.

Creating neighborhoods that operate within
the traditional idea of the pedestrian shed, that
enable walkable lifestyles, decrease automobile
dependency, improve public health, increase social
interaction, and create more vibrant and sustainable
cities. The use of “bike sheds” expands this idea
to include urban design techniques that cater to
bicycle users and extends the ability of communities
to accommodate the growing number of people
who prefer and/or depend upon alternative modes
of transportation.

Although 1/4 to 1/2 mile may be the average, the
actual distance of each pedestrian shed, as well as
each bike shed, varies widely based on the character
of the infrastructure. The safer and more attractive
the infrastructure is for pedestrians and/or cyclists,
the larger the pedestrian and/or bike shed becomes.
Effective infrastructure design includes two critical
components. First, it dedicates space within the
public right-of-way that makes pedestrians and
cyclists feel safe and comfortable. Second, it helps
to catalyze development fronting the corridors that
contribute to a consistent and attractive streetscape
environment.

The Civic Master Plan proposes a variety of
techniques for including pedestrian and bicycle
infrastructure in a manner uniquely tailored
to site-specific plans throughout Beaufort.
Improvements range from “can-of-paint” solutions,
that create shared bike travel lanes, to dedicated
multi-use paths, like the Spanish Moss Trail, that



BOUNDARY ST (WEST)

BOUNDARY ST (EAST)

Y
W
PK
LS
AL
SM
RT
BE
RO

RIBAUT RD


(Bike lanes/sharrows)

(multi-use path)

Major Trailhead


Trail Access

SSPROPOSED PEDESTRIAN AND BICYCLE INFRASTRUCTURE SECTORS 1, 2, 3, 5



BO UN DA RY ST (WE ST)



(multi-use path) Y
KW
L SP
AL

RIBAUT RD
Major Trailhead M
TS
B ER
Potential Future Trailead RO

Trail Access

SSPROPOSED PEDESTRIAN AND BICYCLE INFRASTRUCTURE SECTOR 4

Midblock Crossings
At certain locations it may be appropriate to
install midblock crossings to support Beaufort’s
growing pedestrian/bicycle network. Midblock
crossings can compliment other pedestrian
and bicycle infrastructure improvements and
are most beneficial in areas with long block
lengths and/or areas that have particularly high
pedestrian/bicycle activity.
Areas in Beaufort where midblock crossings
might be appropriate include the TCL/
BMH campuses, the County Government
Complex, the Belt Buckle Park/Battery Creek
Marshfront area, and various mixed-use
neighborhood centers throughout Beaufort.
In order to be safe and effective, midblock
crossings should be identified with bold
marking features and/or raised on “street
tables” from the adjacent pavement grade. In
some situations, pedestrian-activated traffic
signals, referred to as “HAWK Signals”, may
be necessary to stop traffic and provide safe
passage for pedestrians across fast-moving
thoroughfares. (See illustration at right). SSPEDESTRIAN-ACTIVATED MIDBLOCK CROSSING

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


serve as a major spine for pedestrian and bicycle
transportation. Each proposal responds not only to
the street section prescribed to a specific portion of
roadway, but also to the character of adjacent uses,
as they exist now and as they are imagined in the
future.

Collectively, the pedestrian and bicycle
infrastructure improvements support a more
sustainable built environment for Beaufort
residents. They also strengthen the tourism industry
by allowing people to reach downtown in new
ways, to move around more easily once they are
there, and to explore parts of town that were not
previously accessible within a reasonable walking/
biking distance.

5.4
Sector: All
Boat Access/Water
Taxi

Civic Investment Required: Day Dock
Expansion

For the first 150 years of Beaufort’s history, the
Beaufort River was the city’s lifeblood, providing
the primary connection for transportation of goods
L
AI

and people throughout the Atlantic Seaboard.
TR

The opening of the “Magnolia Line” railroad in
SS
MO

1871, followed by the construction of a reliable
ISH

roads system throughout the American Southeast,
AN
SP

diminished the importance of the Beaufort River
for commerce and personal transportation over
time.

The Civic Master Plan proposes to reinvigorate the
Beaufort waterfront and reemphasize Beaufort’s
long-standing legacy of water travel, with an
expanded day dock and the introduction of a
regional water taxi system. These improvements,
envisioned located within the Beaufort Marina,
provide tourists and commuters connections to
regional destinations, such as Hilton Head Island,
Charleston and Savannah, as well as reinvent the
significance of the Beaufort River in an exciting,
contemporary manner.
Canoe/Kayak Launch

SSWATER TAXI ROUTES DIAGRAM

C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n 101


5.5
uses. And while it is true that connecting cul-de-
Connectivity sacs increases the traffic volume on the connected
segments, these increases are usually so slight and
localized that adjacent neighbors and property-
owners seldom notice any appreciable difference.
Sector: All The benefits of establishing greater connectivity
Project Type: Public through strategic connections far outweigh any
issues of increased traffic volumes.
Combined with a future development strategy
In general, well-connected street networks, with that promotes a greater variety and mix of uses,
small blocks and few cul-de-sacs, produce better the proposed improvements of the Civic Master
communities than their disconnected, dead-end Plan create a coherent and connected street
counterparts. Cities with strong connectivity hierarchy that will enable people to live locally and
typically have greater efficiency and capacity to accomplish their daily needs in a short walking,
convey traffic, enhanced safety for pedestrians, biking, or driving distance.
bicycles and automobiles, greater ability to
accommodate walkable/bikeable lifestyles and a
more attractive, edifying public realm.

With Beaufort’s inflexible geographic constraints,
establishing a connected and coherent street
5.6
Sector: All
Streetscape
Improvements
hierarchy is especially critical. The Beaufort River,
Battery Creek and Albergotti Creek severely limit Project Type: Public
the connections that can be made between different
parts of the city. Neighborhoods with frequent Civic Investment Required: Various
cul-de-sacs exacerbate this situation and force
traffic onto a small number of high volume streets, Throughout Beaufort, streetscape improvements are
decreasing overall system capacity and safety, proposed to support development objectives within
increasing infrastructure maintenance cost and site-specific development plans. The streetscape
traffic delays, and hampering the public realm. This improvements encompass a wide range of strategies
is not to say that every cul-de-sac is inappropriate and design techniques, including road diets,
and must be connected somehow to the grid, crosswalks, bike lanes, sharrows, on-street parking,
but in certain situations strategic connections planted medians, street furniture and signage.
should be made that will substantially improve Each of these streetscape features is tailored to the
the connectivity of Beaufort as a whole without unique traffic needs and development expectations
threatening the character of the adjacent uses. of the surrounding parcels. These streetscape
improvements leverage development and serve as
The Civic Master Plan identifies strategic an instructive example for future improvements
connections necessary to improve greater local that are designed and maintained to promote safe
mobility; this includes reconnecting dead-end and convenient access and travel for all users -
streets. Eliminating cul-de-sacs is typically met pedestrians, bicyclists, transit riders, and people of
with concerns on behalf of the adjacent neighbors all abilities.
or property owners regarding dramatic increases
in traffic volumes and a degradation off the
public realm. This is of particular concern in
primarily residential neighborhoods with low
traffic volumes. In reality, establishing connections
typically improves the character of the surrounding
neighborhood by increasing accessibility to
community amenities, shopping areas and civic



SSILLUSTRATION OF PEDESTRIAN BRIDGE OVER ROBERT SMALLS PARKWAY - OPTION A

SSILLUSTRATION OF PEDESTRIAN BRIDGE OVER ROBERT SMALLS PARKWAY - OPTION B

SSILLUSTRATION OF PROPOSED MULTI-USE PATH ALONG ALLISON RD (Looking east toward Ribaut Road)



BOUNDARY ST (WEST)
BOUNDARY ST (EAST)

WY
RIBAUT RD

S PK
LL
MA
R TS
BE
RO

Streetscape Project

New Street Connection

SSPROPOSED STREETSCAPE IMPROVEMENTS SECTORS 1, 2, 3, 5



Streetscape Projects
• Port Republic • Allison Road
• Duke Street • First Boulevard
• Greene Street • Mossy Oaks Road
• Boundary Street • Waddell Road
(east of Ribaut Road) • Battery Creek Road
• Boundary Street • Lady’s Island Drive
(west of Ribaut Road) • Robert Smalls Parkway
• Greenlawn Drive • Deanne Drive
• Ribaut Road • Shanklin Road
• North Street
• Heyward Street
• Depot Road
• Hermitage Road

RD
L IN
A NK
SH

Streetscape Project

New Street Connection

SSPROPOSED STREETSCAPE IMPROVEMENTS SECTOR 4



5.7
The adopted master plan also calls for the
Boundary Street conversion of existing commercial parcel lot on the
(west of Ribaut south side of the street along the marsh areas into
permanently protected open space. In addition,
Road) Streetscape mobility between parcels on the north side will be
facilitated by an interconnected series of driveways
Improvements and a shared access driveway across the frontage to
improve on site circulation and minimize driveway
Sector: 4
cuts over time. The Spanish Moss trail will intersect
Project Type: Public | Private the corridor at Beaufort Plaza providing a manner
in which this bicycle backbone can be extended
Civic Investment Required: Boundary Street to serve the commercial areas along Boundary
Streetscape Improvements Street and the neighborhoods to the north that
are presently cut off from getting around except by
In accordance with the Master Plan adopted in automobile. A roundabout in front of City Hall
2006, the City is seeks to transform Boundary will replace the current intersection of Ribaut Road
Street (west of Ribaut Road) from a five-lane strip and Boundary Street to help improve overall traffic
commercial corridor into a complete, compact, flow and reduce overall speeds through the area to
and connected, mixed-use district that supports a improve pedestrian safety.
more walkable, livable, and sustainable community
with multimodal forms of transportation. The Over time, as this area between Neal Road and
overall Boundary Street infrastructure project is Ribaut Road continues to redevelop, the plan will
a combination of a number of integrated projects help to guide new street connections through the
including a realigned intersection of Boundary area with a fine-grained network of streets that
Street and SC 170, a landscaped median, wide accommodate new mixed-use development. This
sidewalks, a multi-use path, a new Main Street street network will provide viable choices for those
through Beaufort Plaza, and an extension and moving through this corridor in a car, on a bike, or
improvement of the current Polk Street/1st Street walking.
that parallels Boundary Street.

BOU NDA RY ST (WES T)
RI BAUT RD

SSEXISTING CONDITIONS ALONG BOUNDARY STREET (WEST OF RIBAUT ROAD)



SSPROMOTIONAL MATERIAL FOR THE BOUNDARY STREET (WEST OF RIBAUT ROAD) PROJECT



SSMATERIAL FOR THE BOUNDARY STREET (WEST OF RIBAUT ROAD) PROJECT


5.8 Ribaut Road
Streetscape
Improvements
BOUNDARY ST (WEST)
Sector: 1, 2 and 3 BOUNDARY ST (EAST)

Civic Investment Required: Ribaut Road
Streetscape Improvements

Following the same planning model as Boundary
Street, this plan suggest a series of alternatives to
improve Ribaut Road from its intersection with
Boundary Street to the city limits at Mossy Oaks
Road to improve the conditions for pedestrians
and cyclists. Previously, this corridor functioned
as US 21 but has since been downgraded with
the re-designation of US 21 through Parris Island

RIBA
Gateway. As a result, this is no longer a truck route

UT R
and GPS devices will help to shift regional traffic to

D
the McTeer Bridge to the south.

The current configuration of the corridor is
heavily dominated by vehicular traffic even
though it traverses a residential area with
infrequent sidewalks and no bicycle facilities in
Streetscape Project
the corridor. Additionally, the fact that both the
Beaufort Memorial Hospital and the Technical New Street Connection

SSPROPOSED RIBAUT RD IMPROVEMENTS

SSCONCEPTUAL REDEVELOPMENT ALONG RIBAUT RD CORRIDOR (south of Allison Road)


College of the Lowcountry have facilities on not having a dedicated center turn lane. In other
both sides of Ribaut Road, it is very challenging situations, the existing lanes can be evaluated for
as a pedestrian to cross the street. The city has lane width reduction (e.g., reducing from 13 foot
long managed speeds in the corridor through to 11 foot) to reduce pedestrian crossing times and
an artificial speed limit – one that is set well reduce overall traffic speeds (lane width reduction
below its actual design speed. Over time this plan have been found to reduce overall speeds).
advocates for appropriate land widths, bicycle
and pedestrian facilities, landscaping and lighting Regardless, this plan affirms the city’s desire to
that is appropriate to a mixed-use corridor with a improve the overall pedestrian and bicyclist
moderate amount of traffic. mobility in this corridor, maintain adequate
vehicular capacity for both normal operations and
Hundreds of similar corridors around the country emergency access to the hospital facilities, and
with similar traffic volumes are being evaluated for improve the overall aesthetics for this primary
possible road diets to better allocated the existing city gateway. These goals will form the basis
pavement and available right-of-way. In some cases, for a specific corridor plan in the future that
four lane roads are being to converted to three lane will combine the technical capacity and access
roads with bicycle lanes to maintain a similar level requirements of the roadway with the long term
of mobility and reduce crashes that come from desires of the community

SSEXAMPLES OF CONCEPTUAL STREETSCAPE ALTERNATIVES FOR RIBAUT RD


6
A Cit y of Walkable
Neighborhoods

The city will maintain its distinct urban form by
encouraging growth and development using the
resilient model of walkable, urban, mixed-use
neighborhoods established by the historic core of the
city.

KEY STRATEGIES
PRINCIPLES

1: OUR HISTORIC NEIGHBORHOODS WILL CONTINUE TO BE PROTECTED AND CONSERVED TO
ENSURE THEIR VITALITY AND ENJOYMENT FOR FUTURE GENERATIONS

2: OUR NEIGHBORHOODS EVOLVE TO ACCOMMODATE INCREASING HOUSING DENSITIES AND
NEW BUILDING TYPES

3: OUR NEIGHBORHOODS ARE BASED ON A NETWORK OF SMALL BLOCKS THAT SUPPORT A WIDE
RANGE OF HOUSING TYPES AND SIZES

4: SENSITIVE NEIGHBORHOOD INFILL THAT INCLUDES NEW HOUSING TYPES WILL BE
SUPPORTED AND ENCOURAGED AND IS NECESSARY TO SUPPORT A THRIVING ECONOMY

5: THE CITY WILL CONTINUE TO SUPPORT AND ADVOCATE FOR A WIDE RANGE OF HOUSING
VALUES AS A MEANS TO SUPPORT OUR DISTINCT MIX OF HOUSEHOLDS AND INCOMES

6.1 Building Typologies . . . . . . . . . . . . . . . . . . . . 116

IN THIS CHAPTER

KEY INITIATIVES




6: A City of Walkable Neighborhoods

The character and form of buildings along a street are important
determinants in creating walkable environments. Successful pedestrian
environments are created intentionally through the careful use of
appropriate building types, frontages, setbacks, and materials.

There are many streets throughout Beaufort’s historic core and
older neighborhoods that embody the principles of walkable
neighborhoods. Buildings are set up on the sidewalk, with primary
entrances oriented toward the street. Storefront windows create
visual interest for those walking by. Generous porches and patios
allow interior activities to spill out of buildings and invigorate the
streetscape. Traditional materials and architectural detailing enrich
the streetscape environment and provide a consistency of form. All of
these features contribute to pedestrian-friendly streets that continue to
be its most resilient model of urban form.

With this is in mind, neighborhood plans have been crafted for
areas throughout all five sectors in the City of Beaufort. Each plan is
uniquely tailored to the existing context of the neighborhood. In some
cases, significant changes are envisioned, transforming the character
of dilapidated areas and reinvigorating neglected neighborhoods.
In other cases, only subtle, strategic changes are proposed, building
on the existing strength of vibrant, healthy neighborhoods and
enhancing their character. In all cases, the proposed strategies focus on
establishing walkable neighborhoods, with a variety of building types
reminiscent of the city’s historic downtown core.

Among the most frequently expressed concerns at public involvement
sessions during the preparation of the Civic Master Plan were
the issues of scale and compatibility of development, as it relates
to existing neighborhoods. Therefore, the plan responds to these
concerns by prescribing building typologies that are derived from the
existing Lowcountry vernacular and tailored to the unique context of
individual neighborhoods.

6.1 Building Typologies

Sector: All
Project Type: Private

The Civic Master Plan prescribes the use of building typologies
derived from Beaufort’s existing architectural vernacular. In this way,
new development and redevelopment are all focused on compatibility,
accommodating a variety of different building types in a manner that
compliments and enhances existing neighborhoods. Some common
building typologies proposed in the various development schemes
throughout the plan are described in more detail below.



Accessory Unit
Historically referred to as carriage houses or
servant’s quarters, accessory dwelling units have
long been a part of Beaufort’s built environment.
As the name implies, this type of housing
unit is located within an accessory building,
typically located behind the primary residential
structure on the property, and served by mid-
block alleys. Accessory units are an ideal way to
accommodate development pressure through
increased density without changing the character
of the neighborhood. They also are an effective
way to accommodate affordable rental units or
multi-generational housing arrangements within
established neighborhoods.

Cottage/House SSACCESSORY UNIT
Single-family residential units in Beaufort vary
widely in scale. Along this continuum of housing
size and scale, there are several consistent features
that help to define Beaufort’s traditional vernacular,
including pitched roofs, raised porches and the use
of wood, brick and stucco as primary materials. The
smaller workingman’s cottages were historically
the primary form of residential building in
Beaufort. In many of the proposed development
schemes this building type is prescribed as a way to
accommodate single-family homes on small lots.

Duplex
Duplexes are similar in nearly every way to single-
family homes except that they are divided internally
to create two single-family dwellings under one
SSCOTTAGE HOUSE
roof. When used properly, this building type
can be seamlessly integrated within the fabric of
existing single family residential neighborhoods.
Similar to accessory units, duplexes accommodate
more density and affordability in established
neighborhoods with no negative impact on the
overall character of the neighborhood.

Mansion House
Similar in character and scale to the historic
mansion houses throughout The Point and
The Bluff neighborhoods, this building type is
extremely flexible in terms of use and appropriate
location. Mansion houses may accommodate a
variety of uses: single-family residential; apartments
(typically 4 to 8 units depending on size); office;

SSDUPLEX



and mixed-use with retail on the ground floor and
residential or office above. Regardless of the use(s)
accommodated within the building, the outward
appearance of this building type reflects the
character of the large historic homes treasured by
Beaufort residents. Mansion houses are appropriate
in many locations, compatible in established
single-family neighborhoods as well as in mixed-use
neighborhood centers.

Bungalow Court
More of a development type than a building type,
bungalow courts are a collection of modestly scaled
single-family homes organized around a common
open space. Homes are arranged to face shared
public space and are usually served by a rear alley.
SSMANSION HOUSE This arrangement of buildings, typically. has the
effect of increased social interaction and civic
engagement. Though they are not appropriate in
every context, bungalow courts can be especially
useful on very deep lots or awkwardly shaped
blocks.

Townhome
Townhomes may be referred to as multi-family or
as attached single-family residential. They typically
are two to three stories in height, and may be built
in rows or incorporated as double or triple height
units on the ground floor of larger apartment
buildings. The individual units may share walls,
but are usually independently owned. The units
in a row of townhomes front the same street or
public space and are frequently served by a rear
SSBUNGALOW COURT alley or parking area. Townhomes are well-suited
for transition areas located between lower density,
single-family residential neighborhoods and higher
density mixed-use neighborhood centers. In certain
instances, they also may be appropriate on corner
lots or other limited locations within the context of
established residential neighborhoods.

Live-Work Unit
Live-Work units are essentially townhomes with
ground floor space specifically designed and used
for commercial purposes. Owners of such units
operate small businesses on the ground floor and
live in the upper floor(s). Instead of porches or
stoops at the building entry, the ground floor
frontage, typically, is designed with storefront
windows and/or awnings. Live-work units are two
SSTOWNHOME



to three stories in height, and typically served by
a rear alley or parking area. This versatile building
type can be used effectively in a wide variety of
contexts, but is most frequently constructed along
commercial/mixed-use corridors and in transition
areas located between single-family residential areas
and neighborhood centers.

Apartment Building
Apartment buildings are larger multi-family
structures, typically 2 to 4 stories in height, which
contain units and associated amenities. Because
of its size and scale, this building type is best
suited for dense neighborhood centers and mixed-
use corridors. Depending on the surrounding
context, the careful use of porches, balconies, roof
lines and materials allows apartment buildings SSLIVE-WORK
to reflect the vernacular of typical Lowcountry
neighborhoods, or the character of mixed-use main
street areas. Apartment buildings are most effective
in enhancing the public realm when they are built
up to the street and mixed with a variety of other
building types, as opposed to being concentrated
within large apartment building complexes.

Mixed-Use/Main Street Building
Mixed-use/main street buildings are emblematic
of the character that currently exists along Bay
Street in downtown Beaufort. They are located in
areas that are intended to have the highest intensity
of development and the greatest concentration
of pedestrian activity. Although they can take
on a variety of sizes (2+ stories) and scales (from
narrow lots to entire blocks), mixed-use/main SSAPARTMENT BUILDING
street buildings share several distinguishing
characteristics: A zero setback alignment; a
storefront and awning frontage; ground floor retail
use; upper floor residential or office use; and the use

SSMIXED-USE / MAIN STREET BUILDING



of brick, concrete, stucco and other heavy materials. recommendations for these neighborhoods are to
preserve their historic character and to encourage

6.2 Sector 1
Neighborhood
Strategies
investment necessary to continue to maintain the
many historic properties.

The success of these areas continues to be tied to
the success of Beaufort’s waterfront and downtown.
Additionally, some limited (re)development
Sector: 1 is proposed at the neighborhood edges along
Project Type: Public | Private Carteret Street, Bay Street and Bladen Street, with
commercial and mixed-use buildings, as well as
Civic Investment Required: Various development associated with University of South
Carolina - Beaufort, placed in strategic locations.
The Point and The Bluff The plan also proposes uses that accommodate
tourists, such as bed and breakfasts and historic
The Point and The Bluff neighborhoods offer the inns, to be mixed in with higher density infill
greatest collection of well-maintained historic development along Bay Street. In all cases,
homes, antebellum architecture and private development is to be regulated so as to ensure
gardens in Beaufort, with many properties contextually appropriate design that enhances the
having been passed down through families for overall neighborhood character.
multiple generations. The primary strategic

PIGEON
HIGGINSONVILLE
POINT

THE
NORTHWEST
OLD
QUADRANT
DIXON COMMONS
VILLAGE

THE
POINT

THE BLUFF

DOWNTOWN

SSNEIGHBORHOOD IN SECTOR 1



Old Commons
The Old Commons neighborhood is a relatively
narrow residential strip between Carteret Street
and Charles Street. As such, future improvements KING ST
of the Old Commons neighborhood is to be
guided by the plans for the two corridors, as well

CHARLES ST
as the plan for the Boundary Street corridor (east

WEST ST
of Ribaut Road). The neighborhood is to grow
through steady and responsive infill, incorporating
low impact development techniques to mitigate the
stormwater problems on certain low-lying blocks.
NORTH ST
The Civic Master Plan proposes a redevelopment
of the current Beaufort Post Office to serve as an
anchor for the neighborhood. The current Post
Office building, a low, angular, awkward design
SSCONCEPTUAL PLAN FOR THE POST OFFICE BLOCK
set back from the street and surrounded by a moat
of parking, is emblematic of urban dysfunction
and poor civic design in cities and towns all over
KI N G ST
the country. The proposed redesign of the entire
block reinforces the streetscape with a perimeter
of buildings. Parking and a stormwater bioswale

WEST
(runoff drainage course) are located to the interior
Post Office
CHARLE

of the block. The retail functions of the Post

ST
Office, including the front-of-house services, parcel
S ST

shipping, postal purchases, and post office boxes,
can be moved to Boundary Street (east of Ribaut
Road) as a key retail anchor for this area. This civic N O RT H ST
node is supported by proposed three-story mixed-
use buildings along Charles Street and smaller
residential units along West Street. SSEXITING POST OFFICE SITE ALONG CHARLES ST

T
TH S
NOR

CH
AR
LE
SS
T

SSCONCEPTUAL REDEVELOPMENT OF THE POST OFFICE BLOCK



Northwest Quadrant
The Northwest Quadrant is a historically African-
GR EE NE ST
American community, with rich history and
architecturally unique housing stock. Scattered
among the historic housing, are vacant and poorly-
maintained properties that have become a blight

TO N ST
on the community. The Northwest Quadrant plan
WI LM ING TO N ST

calls for these properties to be redeveloped through

H A RR IN G
N ST
WA SH IN G TO selective demolition, avoiding as many historically
contributing structures as possible, and careful
infill. The plan phases infill development, using
building types that are representative of Beaufort, as
well as incorporating some modern building types
(townhomes, mansion homes) with appropriate
architectural styling.
D U KE ST
The first phase includes new neighborhood
commercial development on Charles and Bladen
SSEXITING NORTHWEST QUADRANT

Existing (left).
Vacant lots and dilapidated homes
beyond repair represent an opportunity to
GREENE ST accommodate a significant amount of growth
through infill redevelopment within Beaufort’s
existing urban fabric.
WILMINGTON ST

Phase 1 (next page)
Historic homes are repaired and new homes
are built in vacant lots to fill in neighborhood
blocks. Lots are designed with homes close
to the street to reinforce the streetscape
WASHINGTON ST
environment and new homes are built
using traditional Lowcountry vernacular to
complement the aesthetic of their historic
counterparts.
HARRINGTON ST

Phase 2 (next page)
The large interior block spaces of Beaufort’s
deep blocks are utilized to accommodate
DUKE ST public amenities and even more growth.
Community gardens are cultivated by residents
and accessory dwelling units, served by alleys
provide additional housing for grandparents,
kids returning from college, or young
professionals who need a small space to rent.

SSCONCEPTUAL INFILL OF NORTHWEST QUADRANT



DU
KE
N ST ST
G TO
RIN
HAR

ST
ON
GR

T
I NG
EE

LM
WI
NE
ST

SSPHASE 1

DU
ST KE
N ST
N G TO
HA RRI

ST
T ON
I NG
LM
WI
GR
EE
NE
ST

SSPHASE 2



SSMIDTOWN SQUARE DEVELOPMENT

Image Source: Lowcountry Real Estate

SSSITE PLAN FOR MIDTOWN SQUARE DEVELOPMENT ALONG BLADEN STREET



Streets. The second phase includes infill residential
development on the perimeter of adjacent blocks,
and then development of interior and mid-block PR IN CE ST

spaces throughout the neighborhood. The block

TO N ST
structure of the Northwest Quadrant creates ample

ST
backyard areas that are underutilized. In fact, many

W IL M IN GT ON

H A R R IN G
of the blocks were originally built with service

MONSON ST
KI NG ST
alleys, that have become overgrown and impassable.
The neighborhood plan utilizes these mid-block
spaces for accessory dwelling units, community
gardens, and passive stormwater management
facilities. Mid-block alleys also are reintroduced NO RT H ST

as a means of access to these uses. The Midtown
development underway in the two blocks bound
by Bladen Street, King Street, Adventure Street and
Duke Street offers an instructive example of this SSEXISTING JAIL SITE
phased infill development strategy.

The proposed redevelopment plan for the former
Beaufort County Jail provides another example for
neighborhood revitalization through phased infill.
The former jail is a beautiful Art Deco building
that has been vacant and neglected for decades.
It shares a block with the Department of Health
and Environmental Control (DHEC) offices. The
adjacent blocks, occupied by the old School Board
building and the County Health Center, are also
underused and are included as part of this local
redevelopment area. The distinctiveness of the jail
building makes it an attractive candidate for reuse
as a restaurant, a boutique hotel, or condo units.
The plan envisions mixed-use buildings replacing
the DHEC offices. It also recommends the County SSEXISTING JAIL BUILDING
Health Center and old school board building
sites be redeveloped with townhomes and urban
mansion-style units, which may be used for senior
PRINCE ST
housing. The plan also recommends preserving the
existing mature trees and small park areas along
Wilmington Street.

KING ST
HARRINGTON ST
WILMINGTON ST
MONSON ST

NORTH ST

SSCONCEPTUAL INFILL OF FORMER JAIL SITE



Jail Reuse Possibility PR IN CE ST
(Condos or Hotel &
Restaurant)
Department of Health
and Environmental County
N
ST Control Health Center
SO
ON
M
K IN G S T

ST
ON
GT
IN
LM
WI

NORTH
ST
SSCONCEPTUAL REDEVELOPMENT OF FORMER JAIL SITE - PHASE 1

Jail Reuse Possibility
P R IN C E ST
(Condos or Hotel &
Restaurant)
Neighborhood Park

ST
N
ST

SO
ON

ON
M
GT
IN
LM

K IN G S
T
WI

NORTH
ST

SSCONCEPTUAL REDEVELOPMENT OF FORMER JAIL SITE - PHASE 2



Pigeon Point/Basil Green development along the neighborhood’s southern
boundary.
The Pigeon Point neighborhood has some of
the greatest variety of recreational opportunities Just to the northwest of Basil Green Park is a large
within the downtown Beaufort area, including the vacant lot currently owned by the City. The Pigeon
Basil Green Complex, Pigeon Point Park, and the Point neighborhood plan illustrates how this lot
Pinckney Park/Boat Landing. Connecting these may be subdivided into multi-family residential
amenities to each other, and to the rest of Beaufort, units to capitalize on the excellent location for
through greenways and bike lanes, more firmly young families near the park.
establishes the Pigeon Point neighborhood as the
City’s recreational hub.

The plan proposes the redevelopment of Basil
Green Park and nearby infill development along
Woodward Avenue, Lafayette Street and Emmons
Street to anchor the western portion of the
Pigeon Point neighborhood. The Boundary Street
corridor (east of Ribaut Road) plan serves to guide

1403
Lafayette St
LAFAYETTE ST

Basil
Green

Pigeon Point
Park
PIGEON POINT RD
NEWCASTLE ST
ROGERS ST

BOUNDARY ST (EAST)

SSCONCEPTUAL INFILL AND REDEVELOPMENT OF PIGEON POINT AND BASIL GREEN AREA



Higginsonville engagement, and provides for a greater density and
variety of housing within Beaufort.
Much of the Higginsonville neighborhood is
occupied by the expansive Beaufort National Given its affordable cost of housing and
Cemetery. The rest of Higginsonville is comprised strong proximity to the river and downtown,
of residential streets that wrap between the Higginsonville is an excellent location to encourage
cemetery and Albegotti Creek. The neighborhood an arts community. A Community Artist Studio
plan calls for Higginsonville’s relationship to and Meeting Hall is proposed on the north-south
Albergotti Creek and the Beaufort River to Cuthbert Street axis that terminates at Horse Hole
be strengthened through the completion of Park. The studio provides an open-air workspace
improvements to two small waterfront parks, for artists, as well as public display and gathering
Sycamore Park and Horse Hole Park. space in close proximity to neighboring residents.
The plan also calls for incremental infill
development within Higginsonville’s residential
blocks. Proposed accessory dwelling units created
at the rear of residential lots allow for a greater
density without changing the character of the
street or neighborhood. Several blocks include
bungalow courts, in which small homes are
arranged around interior public open spaces. This
traditional arrangement allows for a more efficient
use of Higginsonville’s block structure, creates
more affordable housing units, promotes civic

City-Owned Lots
(12 units)
Privately-Owned
Lots (29 units)
LAFAYETTE ST

Privately-Owned
Lots (12 units)
PARK AVE
LAFAYETTE ST
PALMETTO ST

Potential Privately-Owned
Artist Lots (5 units)
Colony
Existing Affordable
Housing Complex
RODGERS ST

to be phased out
(40 units)
NATIONAL ST

SSCONCEPTUAL INFILL AND REDEVELOPMENT OF HIGGINSONVILLE



SSCIVIC SPACE AS PART OF ARTIST COMMUNITY IN HIGGINSONVILLE

SSEXAMPLE OF BUNGALOW COURT INFILL



Dixon Village
Piggly
Dixon Village contains a mix of residential blocks,
Wiggly
BOUNDARY ST (EAST) commercial strip, and some remnant industrial
parcels. It is anchored in the southeast corner by

HAMAR ST
Beaufort Elementary School and in the northwest
corner by the Piggly Wiggle shopping complex.

Future development along the perimeter of the
UNION AVE neighborhood is to be guided by the corridor plans
for Ribaut Road and Boundary Street (east of
Ribaut Road), including a proposed redevelopment
for the Piggly Wiggly shopping center. The plan
RIBAUT RD

is for the rest of the neighborhood to grow in
the form of incremental infill development. The
amenity of a nearby elementary school is attractive
to young families. Thoughtful infill development
should seek to allow young families to buy into the
neighborhood at an affordable price point.
Beaufort
Elementary

SSCONCEPTUAL REDEVELOPMENT OF DIXON VILLAGE

Piggly Wiggly
)
ST
(EA
ST
RY
DA
UN
BO

RIBAUT RD

SSILLUSTRATION OF PIGGLY WIGGLY SHOPPING CENTER REDEVELOPMENT CONCEPT (Looking east)



6.3
waterfront access in the city. As such, preserving
Sector 2 public access to the water is a primary consideration
in the proposed development plan for this
Neighborhood property. The plan envisions a public park and
Strategies waterfront trail created along the northern edge of
the property, linking with a trail system that creates
Sector: 2 a 2.5 mile loop around the headwaters of Battery
Creek and connects to the Spanish Moss Trail. The
plan recommends a small portion of the property
Civic Investment Required: Spanish Moss Trail, be included as part of a redevelopment of the
Public Park Beaufort County complex to the northeast. Yet, the
plan illustrates the majority of the Harvey Property
Harvey Property developed with single-family homes. A community
center with a pier extending into Battery Creek is
The Harvey Property is a forested parcel of land on the focal point of the development.
Battery Creek, near the Beaufort County complex.
It is one of the largest undeveloped properties with

HARVEY
PROPERTY

NORTH
END

DEPOT
AREA

SSNEIGHBORHOOD PLANS - SECTOR 2



D
SH R
MAR
HUGUENIN DR

OAKLAWN AVE

SSILLUSTRATION OF HARVEY PROPERTY CONCEPTUAL DEVELOPMENT PLAN

SSILLUSTRATION OF HARVEY PROPERTY CONCEPTUAL DEVELOPMENT PLAN (Looking north)



North End SPAN
ISH M
OSS T
RAIL
NORTH ST
To the southwest of the Harvey Property,
across the Spanish Moss Trail, is the North End
neighborhood. This area enjoys waterfront access

RD
on Battery Creek and beautiful views across the

GE
tidal marshes, but is relatively isolated from the rest

ITA
ERM
of the City. As a result, only a few large residential

NH
lots occupy the area.

The construction of the Spanish Moss Trail and
the introduction of new street connections opens
this area up for redevelopment. The plan calls for
footpaths to connect the Spanish Moss Trail to SSEXISTING NORTH END SITE
waterfront parks, with piers extending into Battery
SPA
Creek. Approximately 70 units are envisioned, NIS
HM
OSS
TR A
using mostly small lots clustered around waterfront IL
parks and internal open space. With access to
both Battery Creek and the Spanish Moss Trail, NORTH ST
these highly desirable units are likely to generate
considerable value within the Beaufort real estate

RD
market.

GE
ITA
ERM
NH

SSPROPOSED PLAN FOR NORTH END INFILL SITE

D
AG E R
RMIT
N HE

SP
AN
IS
H
MO
SS
TR
AI
L

SSCONCEPTUAL ILLUSTRATION OF PROPOSED NORTH END INFILL NEIGHBORHOOD (Looking east)



6.4
The plan shows these parcels adjacent to the new
Sector 3 Spanish Moss Trail, and redeveloped with a variety
multi-family and single family housing types that
Neighborhood embrace the trail and extend the surrounding
Strategies street network. Townhomes and single family
lots are served by rear alleys allowing streets to be
Sector: 3 unimpeded by driveways and garages. Community
gardens and a civic structure are integrated
within the development at a location adjacent to
Civic Investment Required: Various the Spanish Moss Trail, creating an amenity for
residents as well as trail users. Stormwater bioswales
are incorporated into the design of the trail and
Brotherhood Road Redevelopment Plan
elsewhere in the community to passively manage
In the southeastern part of Beaufort, just north runoff from the development.
of Southside Park, two dilapidated multi-family
residential complexes front either side of a short
street called Brotherhood Road.

TCL

BMH

ROGERS DR MYSTIC DR
REDEVELOPMENT INFILL

BATTERY
CREEK

BROTHERHOOD RD
NEIGHBORHOOD

S RIBAUT
INFILL

SOUTHSIDE

WADDELL RD INFILL

ARTHUR HORNE
NATURE PRESERVE




RD
OD
HO
HER
OT
BR
BROTH
ERHOO
D WAY

SSCONCEPTUAL ILLUSTRATION OF BROTHERHOOD RD REDEVELOPMENT
L
TR AI
OSS
ISH M
SPAN
BROTHERHOOD WAY

BROTHERHOOD RD

SOUTHSIDE BLVD
K RD
Y CREE
BAT TER

SSCONCEPTUAL REDEVELOPMENT PLAN OF BROTHERHOOD ROAD



Mystic Drive Neighborhood Infill
The Mystic Drive infill plan illustrates the ideal
TD R
H POIN pattern of redevelopment in the largely vacant area
IS
SPAN of land between Ribaut Road and Mystic Drive
in southern Beaufort. The plan preserves several
single family homes, existing businesses and the
Cornerstone Christian Church, while creating a
new connection from Ribaut Road to Mystic Drive
and providing new opportunities for development.

Proposed mixed-use development along the western
edge of Ribaut Road accommodates medical office
uses, similar to what currently exists in the area,
MYSTIC DR E

as well as housing and retail uses that serve the
RIBAU Battery Creek neighborhoods, to the west, and the
Spanish Point neighborhood, across Ribaut Road
T RD

to the east. A transition in building height and scale
occurs, from the mixed-use corridor along Ribaut
Road to the single family residential neighborhood
along Mystic Drive, in order to accommodate infill
development in a contextually appropriate manner.

Rodgers Drive Redevelopment
FIRST BLVD
The Rodgers Drive redevelopment plan engages
an underutilized parcel located immediately south
of the existing Cottage Farms neighborhood. The
SSCONCEPTUAL PLAN OF MYSTIC DRIVE INFILL
property is located along the proposed Spanish
Moss Trail and has superb access and views to
the tidal marshes of Battery Creek. It is currently
occupied by a mobile home park and is likely to
IL
RA

face redevelopment pressure in the near future.
ST
LN

OS
VE

M
DO

The plan envisions single family homes organized
H
IS
AN

around a preserved community structure and
SP

oriented to maximize views to Battery Creek.
Public space is preserved along the tidal marshes
and incudes a pier extending over the water. Finally,
an extension of Dover Lane into the Rodgers Drive
redevelopment provides another connection for the
isolated Cottage Farms neighborhood, which, as it
currently exists, is essentially a large cul-de-sac with
one entry point. Providing another connection
RO
to the broader grid improves access from Cottage
GE
RS
Farms to the Spanish Moss Trail, decreases the
DR response time of emergency services and alleviates
traffic volume on Allison Road.

SSCONCEPTUAL PLAN FOR REDEVELOPMENT FOR
ROGERS DR


Battery Creek Road Redevelopment KR
D
YC REE
A current subdivision organized around a small BAT
TER
close off area of Battery Creek Road is reimagined
as a connected part of the greater network. New
connections to Center Drive West and Acorn Hill
Avenue join the existing infrastructure and open
up the awkward interior spaces of blocks for infill
housing development. New alleys accommodate
small residential lots and allow for greater lot
coverage to be devoted to building space as
opposed to driveways. The current stormwater
management facility is preserved and landscaped
with native plants to provide an attractive focal
point for the area.

Southside Park Redevelopment
In addition to the proposed improvements
to Southside Park, the plan recommends SSEXISTING CONDITIONS
redevelopment of vacant and underutilized parcels

L
AI
around the park to provide for a variety of housing TR
SS

options. A more regular pattern of housing is
MO

introduced next to the park between Talbird
ISH
AN

Road and the Southside Park Loop Road. This
SP

capitalizes on the demand for housing adjacent to
the park, and offers more security within the park
by providing eyes on the park.

The plan recommends that the southern portion
RD
K
of the Southside Park Loop Road be extended to RE
E
C
provide a continuous connection from Battery E RY
TT
Creek Road through the park to the redeveloped BA

blocks to the east. New housing development along
the northern edge of the park capitalizes on an
existing alley and helps to reinforce the streetscape
edge along Southside Boulevard. BL
AC
K
O
AK
CI
R
CENTER DR

ILL AVE
ACORN H

SSCONCEPTUAL REDEVELOPMENT PLAN FOR
BATTERY CREEK RD


Mixed-Use Redevelopment

Potential Civic Structure

Residential Redevelopment

RD
SOUTHSIDE BLVD

RIBAUT
D
EK R
CRE
T E RY
BAT

Southside TALBIRD RD Waddell
Park Gardens

WADDELL RD

Waddell
Road Infill

SSSOUTHSIDE NEIGHBORHOOD REDEVELOPMENT PLAN & WADDELL RD INFILL PLAN

TALB
IRD
RD

VD
E BL
H SID
UT
SO

SSVIEW OF SOUTHSIDE NEIGHBORHOOD SHOWING CONCEPTUAL INFILL AND REDEVELOPMENT



Waddell Road Infill and Redevelopment
The plan envisions new single-family
FIRST BLVD
redevelopment in the neighborhood along Waddell
Road, between Southside Park and Arthur Horne
Nature Preserve, stimulated by improvements
to those parks and the Spanish Moss Trail. The
plan extends Harvey Road from Ivy Lane through
Grinkley Place to meet with Sergeant Drive,
creating a continuous street and completing the
block structure in the area. A system of rear alleys

RIBAUT RD
is introduced to allow rear access garages and to
emphasize an attractive streetscape environment
along Waddell Road and the streets to the south.

MCTEE R CIRCLE
Small interior block spaces between the rear alleys

OYSTER COVER RD
provide ideal spaces for small playgrounds and dog
runs.

South Ribaut Road Neighborhood Infill
MOSSY OAKS RD
Building on existing street stubs and cul-de-sacs,
the plan introduces a coherent street network to
accommodate new development in the large block
bound by Ribaut Road, Southside Boulevard,
Talbird Road and Waddell Road. Multi-family
development is accommodated in the interior
of this area, with a focus on creating a consistent
streetscape environment. Low-lying areas, such as SSSOUTH RIBAUT RD NEIGHBORHOOD INFILL PLAN
the Waddell Gardens Nature Preserve, are set aside
to accommodate stormwater runoff and provide
wildlife habitat area.

WA
D DE
LL
RD

R D
AUT
RIB

SSCONCEPTUAL ILLUSTRATION OF RIBAUT RD
(SOUTH) REDEVELOPMENT



6.5
lots individual uses to the east and west. This
Sector 4 unnecessarily large amount of asphalt gives the area
Neighborhood a harsh atmosphere and prevents any meaningful
activity along Boundary Street or streets within the
Strategies strip center.

Sector: 4 The plan shows this area retrofitted with buildings
that define the street edge, both along Boundary
Project Type: Public | Private Street (west of Ribaut Road) and internal
Civic Investment Required: Various connections throughout the peninsula. Recently
constructed buildings, existing hotels and a major
big box tenant are maintained on the site and
Greenlawn Drive / Marsh Gardens / Beaufort
complimented by new mixed-use development.
Town Center The northern portion of the redevelopment area
Greenlawn Drive extends north from Boundary transitions quickly from mixed-use to multi-family
Street (west of Ribaut Road) along a small to small-lot single family development. The edges
peninsula of land stretching out into the marshes of the peninsula are maintained as a linear public
of Albergotti creek. The dominant use in the park winding along the tidal marsh. The northern
area is currently parking. Roughly eight acres tip of the peninsula is punctuated by a large
of uninterrupted parking lots serve the strip structure intended to serve as a civic use or possibly
retail Beaufort Town Center, with more parking an assisted living facility with views and access to
the marsh.

BELT BEAUFORT
BUCKLE TOWN CENTER
PARK

BEAUFORT
PLAZA

BATTERY CREEK
HIGH SCHOOL
AREA




Hogarth Street Neighborhood / Belt Buckle
Park West
Set between Polk Village to the west and the
planned Belt Buckle Park to the east the area along
Hogarth Street is a planned neighborhood that
takes advantage of its dual adjacency to the marsh
and the mixed-use shopping environment along
Boundary Street (west of Ribaut Road). The largely
vacant tract located behind two hotels is a prime
parcel for medium density infill neighborhood
comprised of small lot and attached building types

similar to the Midtown area near Bladen Street.
With direct access to the marshes of Albergotti
Creek and the proposed Belt Buckle Park, this area
has a framework of parks and civic space that is well
suited to support a large number of housing units at
a walkable scale.

SSILLUSTRATION OF BELT BUCKLE PARK

GREENLAWN DR
R
ANK D
R IV E R B

Belt Buckle
HOGARTH ST

BUR
Park NSI
DE
ST

Jean Ribaut
Square
PEARL ST

ST (W ES T)
BO UN DA RY

SSCONCEPTUAL REDEVELOPMENT PLAN FOR GREENLAWN DR / HOGARTH ST / BELT BUCKLE PARK



Battery Creek High School Area
Due to the high prevalence of infill opportunities
with existing infrastructure, it is not expected
that greenfield development will be necessary
to accommodate future growth in Beaufort for
an extended period of time (perhaps even 20+
years). The focus of the Civic Master Plan is
neighborhood revitalization strategies that seek to
leverage resources in support of Beaufort’s existing
neighborhoods.
Battery Creek That said, some development schemes have
High School been presented in Beaufort’s peripheral areas to
provide an instructive example for greenfield
development whenever that need should arise.
The small neighborhoods near Battery Creek
High School, west of the Beaufort city limits,
offer such an example. Key road connections are
proposed to establish a coherent street network


CO U
NTY
SHE
D RD

RIVERS HILL RD
CALICO CT

JE NN IN GS RD

Battery Creek
High School

SSILLUSTRATIVE PLAN OF BATTERY CREEK HIGH SCHOOL AREA



and link previously isolated neighborhoods.
Blocks are developed incrementally, and large
portions of land used as small hobby farms
until development pressure necessitates further
residential development. Even in the beginning
stages of this process, important decisions are made
that begin to establish walkable neighborhood
character in the future. Significant locations at
the termination of vistas are set aside for civic
sites. Neighborhood centers are established, by
allowing limited commercial and mixed-uses in
central locations that are within walking distance
to the majority of homes. Parks and trail needs
are identified and critical connections are made to
existing regional systems. This care and attention
to detail at the outset ensures that the incremental
development which is expected to occur over the
years contributes to the neighborhood as an asset,
instead of accommodating growth in a haphazard
manner.
SSCONCEPTUAL ILLUSTRATION OF BATTERY CREEK
HIGH SCHOOL AREA

SSCONCEPTUAL ILLUSTRATION OF HOBBY FARMS ON INDIVIDUAL LOTS



SEA
6.6 Sector 5
Neighborhood
Strategies
ISL
AN
DP
ARK
WA
Y Vista Area Sector: 5
Whitehall Project Type: Public | Private

Whitehall
The old Whitehall Plantation property, currently
vacant, sits directly across the river from downtown
Beaufort near the bridge from Carteret Street
to Lady’s Island (US Business Route 21). The
property offers impressive views of the Beaufort
SSBIRD’S EYE AERIAL OF WHITEHALL PROPERTY

HAMILTON
VILLAGE

WHITEHALL

LADY’S ISLAND
VILLAGE CENTER




River, with downtown Beaufort just beyond. The
plan envisions the site developed as a traditional
neighborhood, with the northwestern tip of the
property preserved as public open space for the
regional parks and greenway system. The plan
illustrates one major entrance to the property, Vista Area
marked by a civic or religious structure, and a
SE
public green defined by townhouses and mixed- A
ISL
AN
use buildings. The town center green includes D
PA
R
a diversity of uses, while land closer to the river KW
AY
is primarily residential, including apartment Whitehall
buildings, townhouses, and single-family houses. A
proposed public dock provides another connection
to downtown Beaufort or other destinations from
the river. Developed using this approach, the
Whitehall property becomes a logical extension
of downtown that compliments, but does not
compete with, the historic core.
SSCONCEPTUAL PLAN FOR WHITEHALL AND THE
VISTA AREA

SSCONCEPTUAL ILLUSTRATION OF THE WHITEHALL AREA NEIGHBORHOOD



Hamilton Village
Hamilton Village is a small area along the Beaufort
River within the limited area of land on Lady’s
Island that is within Beaufort’s jurisdiction. The
area is adjacent to the Lady’s Island Marina, enjoys
waterfront access and is within walking distance to
the Whitehall redevelopment area and the Lady’s
Island Village Center.

The plan recommends development in this area
to accommodate higher density residential and
SE limited commercial uses, to capitalize on the
AI
SL
AN desirability of the waterfront location. Building
D
PA
R KW
forms create a consistent, attractive streetscape
AY environment, and a pedestrian friendly network of
streets ties into nearby activity centers.
S
ON
MM

SUNSET BLVD
Lady’s Island Village Center
CO
D

Lady’s Island Village Center is a regional
AN
SL

commercial center at the intersection of Sea Island
SI
DY

Parkway and Lady’s Island Drive/Sam’s Point Road.
LA

SSILLUSTRATIVE PLAN OF HAMILTON VILLAGE

SSCONCEPTUAL ILLUSTRATION OF TOWNHOMES AROUND A SMALL PARK (see next page for location)



Existing development in the area is typical of a
suburban strip pattern of retail, catering almost
Y
exclusively to automobile traffic. Over time, infill LAN D PKW
S E A IS
development and redevelopment will create a more
connected and coherent pattern of circulation
through the area and reinforce the streetscape with
building types that define a consistent urban street
edge to improve the pedestrian environment and
general aesthetics. Nearby residential development
as well as mixed-use buildings within Lady’s Island
Village Center, will bring more housing to the area

LA
DY
at a walkable density. The perimeter of parking

’S
IS
lots set aside for existing shopping centers will be

LA
Sam’s

ND
gradually filled in to create real urban blocks that

RD
cater to pedestrians and bicyclists, in addition to Point Rd
those travelling by car from elsewhere. Finally,
Park
the development of Sam’s Point Road Park will
begin to provide a civic anchor and focal point
for redevelopment in the area, creating a sense of
identity and opportunity for recreation.

SSILLUSTRATION OF LADY’S ISLAND VILLAGE CENTER

SU NS ET BLVD

D
RD Sam’s
L AN Point Rd
IS
DY
’ S Park
LA

SE
AI
SL
AN
DP
KW
Y

FER
RY
RD

SSILLUSTRATIVE PLAN OF LADY’S ISLAND VILLAGE CENTER REDEVELOPMENT


7
A Cit y of Grand Civic
Institutions

The physical growth and programmatic expansion of
our educational institutions, religious organizations
and health care facilities are critical to our economic
base and our long term quality of life.

Key Strategies
principles

1: support the expansion of USC-Beaufort’s footprint on their existing campus
along carteret street and around bellamy curve to boundary street

2: support the expansion of The technical college of the lowcountry and Beaufort
memorial hospital as prominent employers and civic landmarks

3: coordinate the parking needs of the technical college of the lowcountry and
Beaufort memorial hospital to minimize impervious surface and driveways

4: schools and churches are important civic infrastructure for our walkable,
urban fabric and should be encouraged as integral and compatible elements of
our neighborhoods

5: Local governments in Beaufort will work together to provide public services
through the efficient and strategic location of facilities

7.1 University of South Carolina - Beaufort. . . . 153
“One of the ways we strengthen our
7.2 Technical College of the Lowcountry . . . . . . 156 community and make it attractive to others
is by building within. The strong cultural,
In this chapter

7.3 Beaufort Memorial Hospital. . . . . . . . . . . . . 158
key initiatives

artistic, and education-oriented community
7.4 Fire & Public Safety. . . . . . . . . . . . . . . . . . . . . 160 we have is in many ways the heart and soul
of Beaufort, even beyond the water and the
7.5 Elementary/Secondary Schools . . . . . . . . . . 162 beautiful vistas. “
-Mayor Billy Keyserling
7.6 Churches & Other Religious Buildings . . . . . 164

7: A City of Grand Civic Institutions

As a mid-size regional center, attracting and
maintaining successful institutions is crucial to
Beaufort’s competitiveness in a global economic
environment. The social and economic leverage
that major institutions provide is becoming
increasingly important as our national economy
continues to shift away from manufacturing to
professional, service, and administrative jobs.
Communities with strong civic institutions attract
both “Creative Class” professionals, as well as other
individuals, such as active retirees, seeking the
programs and services offered by such facilities,
and have a competitive advantage in quality of
life relocation decisions of new businesses and
residents.

Beaufort already has a strong institutional presence
through three major institutions: The University
of South Carolina at Beaufort (USCB), The
Technical College of the Lowcountry (TCL),
and Beaufort Memorial Hospital (BMH). In
spite of recent turbulent economic cycles, these
institutions continue to provide local stability
and regional significance to the City. Along
with Beaufort’s numerous churches, schools, and
civic organizations, these major institutions lend
a prominent social and economic identity to
complement the striking geographic characteristics
that more frequently define the city.

This plan facilitates the growth and expansion of
these civic institutions as a means to economic
stability within the City by encouraging more
compact and efficient development practices, better
use of constrained campuses, and advocating for
continued programmatic cooperation between the
major institutions. Additionally, this plan seeks
to break down the various campus barriers by
encourage each to think about the palette of the
City as an extension of their campus though the
construction of various “off-site” elements, such as
student and workforce housing, classroom space,
and general office use.



7.1
Sector: 1
University of South
Carolina - Beaufort

Civic Investment Required: Boundary
Street(east of Ribaut Road) Road Diet,
Bellamy Curve Improvements

Located at Bellamy Curve, where Boundary Street SSExisting USCB Building
turns to meet Carteret, the University of South
Carolina - Beaufort (USCB) occupies one of the
most prominent corners in Beaufort. USCB is
the primary institutional stakeholder and anchor
of the downtown peninsula. Due to its unique
location, USCB has the notable potential for
growth along two of Beaufort’s most prominent Bellamy
Boundary st (East)
corridors, Boundary Street (east of Ribaut Road) Curve
and Carteret Street (to the south). This strategic
location facilitates additional growth along these
corridors, contributing a valuable consistency of
streetscape and quality of the public realm to the
city.

The Civic Master Plan recommends a campus
growth pattern focusing on a historic, academic
quad-style design, organized around the existing
buildings on campus and along Carteret Street.
Parking is accommodated on-street in the blocks
surrounding USCB to alleviate the need for
CARTERET st

unsightly and environmentally unfriendly paved
lots. Many students are also accommodated in on-
campus housing to lessen the need for commuter
lots and parking areas.

In the short term, the plan proposes housing for
200 to 400 students in on-campus facilities and
adds 30,000 to 50,000 square feet of classroom,
USCB
faculty office, and recreational space. As a vital
component of the plan, the campus partners with
the City to utilize adjacent property along the
Beaufort River to create a civic, public amenity
focused at Bellamy Curve.

SSConceptual plan for USCB & Bellamy Curve



C
ARTERET s t a ry s t
bound

SSView of Bellamy Curve from Marsh with conceptual infill (looking west down Boundary Street)

C
ARTERET s t

SSUSCB - conceptual illustration of additional academic buildings and housing



In the long term, the continuous growth of the a specific opportunity for adaptive reuse to USCB.
campus population supports mixed-use infill The renovation and reuse of this building as a new
and redevelopment along Boundary Street USCB student center is an ideal strategy because
(east of Ribaut Road) and Carteret Street, of its location near proposed student housing and
stimulating positive reinvestment in retail and its ability to create a western anchor for the USCB
services businesses along these corridors and in campus along the Boundary Street corridor (east
rehabilitation efforts in the surrounding residential of Ribaut Road). More detailed recommendations
neighborhoods. for the redevelopment of this block are discussed in
Chapter 4 of this plan.
The Boys and Girls Club building located at the
corner of Boundary Street and Newcastle Street in
the Northwest Quadrant neighborhood provides

Boundary st (east) Bellamy
Curve
Fire Station
Potential
USCB
Student
Center

SSPotential USCB Student Center and Student Housing along Boundary Street

SSillustration of conceptual mixed-use along boundary street (looking east down Boundary Street)



7.2
opportunity for student and faculty interaction,
Technical College and provides a vital connection to the Spanish Moss
of the Lowcountry Trail. The lawn is framed by academic buildings
and punctuated by a large quad at the corner of
Sector: 2 Reynolds Road and Ribaut Road.

Project Type: Public Parking needs are accommodated in a deck with
direct access to Reynolds Road. Bike lockers are
Civic Investment Required: Ribaut Road provided in the deck, which sits adjacent to the
Improvements Spanish Moss Trail, catering to students and faculty
that live elsewhere in the city and commute to
The Technical College of the Lowcountry and campus via the trail.
Beaufort Memorial Hospital occupy the most
geographically constrained portion of the Student and faculty housing is primarily provided
Beaufort/Port Royal peninsula. Pinched between in facilities located across Ribaut Road along the
the waters of the Beaufort River and Battery Beaufort River.
Creek, these two civic institutions jostle for space
on an isthmus of land that is just over 1/10 of a Bookstores, coffee shops, restaurants and other
mile wide at its narrowest point. Together, these commercial uses are located in mixed-use buildings
institutions and their associated redevelopment along Ribaut Road and cater to TCL students
strategies represent a major employment center and and faculty as well as employees and patients of
provide a key strategic opportunity for coordinated Beaufort Memorial Hospital to the south.
redevelopment. This traditional arrangement of buildings around a
The plan for TCL proposes a more traditional formal campus lawn creates a primarily pedestrian
campus environment with a generous academic environment, while the vibrant mixture of
lawn stretching west from Ribaut Road to the residential, academic, medical and commercial
Spanish Moss Trail. The lawn serves as the uses transforms the area from a strictly commuter
focal space within campus, offers the primary environment into a vibrant all-hours destination.

SSConceptual illustration of TCL gateway



Spanish Moss Trail
Reynolds St
Beaufort
River

ribaut rd
Battery
Creek

SSexisting conditions - TCL

Reynolds St
ribaut rd
Spanish Moss Trail

SSConceptual TCL masterplan



7.3
The building types used, especially along Ribaut
Beaufort Memorial Road are intended to create a seamless transition
Hospital from the medical environment of the BMH campus
to the academic environment of the TCL campus
Sector: 3 to the north,

Project Type: Public The manner in which vehicular and pedestrian
circulation are organized throughout the BMH
Civic Investment Required: Ribaut Road campus is critical, as pedestrians, bicycles and
Improvements, Allison Road Improvements cars are in clear competition for space within the
constrained land around BMH. Therefore, a careful
The plan for Beaufort Memorial Hospital (BMH) circulation strategy focused on complete streets
suggests a long-term vision for accommodating that effectively accommodate pedestrians, bicyclists
significant campus growth within the very and cars alike will be necessary for the successful
constrained land area around the hospital campus. redevelopment of the hospital campus.
A new hospital tower and parking structure is Ribaut Road offers the primary access to BMH
proposed on a site immediately south of the and a direct connection to the pedestrian
existing hospital tower. environment of the TCL campus to the north. The
redevelopment of this corridor calls for more on-
Trails along the Beaufort River offer pedestrian
street parking and improvements to the pedestrian
connections throughout the BMH campus and the
environment such as wider sidewalks and planting
nearby TCL campus.
strips to buffer pedestrians from moving traffic. The
New medical offices and mixed-use buildings are construction of bike lanes, a multi-use path or an
arranged with parking on the interior of blocks urban boulevard may also be appropriate strategies
to create a consistent streetscape environment to offer a more effective streetscape environment,
along Ribaut Road and offer attractive office and without compromising emergency access and the
residential frontage along the Beaufort River. free flow of traffic to and from the BMH campus.

Battery
Creek
ribaut rd

Beaufort
River

Kate Gleason
Park

allison rd

SSexisting conditions - BMH



The connection to the Spanish Moss Trail via
Allison Road is also a critical component for
redevelopment in this area. The Allison Road
streetscape will be appropriately detailed to
emphasize the pedestrian connection from the
major employment center at BMH to the major reynolds rd
pedestrian/bicycle corridor along the Spanish Moss

spanish moss trail
Trail. This will encourage more non-motorized
commutes and establish an important local open
space network connecting the Spanish Moss Trail,
TCL
TCL, BMH, Kate Gleason Park, Battery Creek and
the Beaufort River.

Directly across Battery Creek from BMH, Polk
Island is a small undeveloped piece of property with

ribaut rd
Polk
limited accessibility. At about 5 acres, Polk Island is Island
an ideal size to accommodate a private conference/
retreat center with 10 to 12 overnight cabins and a
main dining and meeting facility. The island’s close
proximity to the TCL and BMH campuses, make it
an ideal location for events and conferences hosted BMH
in conjunction with the two institutions. While
automobile access to Polk Island is somewhat
restricted, its location along the Spanish Moss Trail,
as well as a boardwalk connecting the island to allison rd
the BMH campus, tie the conference center into a
robust system of local trails and open spaces.

SSConceptual plan for Tcl & bMH

Battery Creek

Polk Island
Boardwalk

d
tr
au
rib

SSconceptual illustration of TCL & BMH redevelopment along ribaut rd



7.4
Sector: All
Fire & Public
Safety
Fire
Station
Civic Investment Required: Boundary Street
(east of Ribaut Road) Fire Station, Ribaut

riba
Road South Fire Station, Beaufort Plaza Fire

ut r
Station

d
The Beaufort Fire Department provides fire services
First BLVD to the City of Beaufort, The Town of Port Royal
and surrounding areas. As Beaufort and Port Royal
SSRibaut rd Headquarters grow in area and population, new public safety
facilities will be needed to provide an adequate level
of service for the area’s residents. The Civic Master
Plan has identified several potential locations for
the construction of new fire and public safety
stations, including a new fire headquarters which is
anticipated to be a need within the next 5 years.
boundary st The intersection of Ribaut Road and First
Boulevard has been identified as an ideal location
newcastle st

Fire
church st

for a new fire department headquarters because it
Station
offers quick response times, via the Ribaut Road
corridor, to locations in Beaufort and Port Royal.
Several potential sites near this intersection are
congress st suitable to accommodate a new headquarters.

Moving the fire department headquarters from
its current location across from the Beaufort
County Government to a site near the intersection
SSboundary st station
of Ribaut Road and First Boulevard is likely
to temporarily decrease response times to the
downtown Beaufort peninsula and the Beaufort
y
W

Plaza area. As a result of this and expected
pk
l

population growth, new neighborhood fire stations
al
sm

will be necessary to provide effective fire coverage
rt
be

throughout the city. Two specific sites have been
Ro

identified to meet this need, one in Beaufort
Plaza along the Spanish Moss Trail, and one at the
Fire southeast corner of Boundary Street and Church
deanne dr

Station
Street near the current Boys and Girls Club
building. These sites are ideally spaced to provide
adequate coverage to different parts of the city and
s pa
are located next to civic uses that will complement
nis
hm
o ss
their function.
tra
il

SSBeaufort plaza station



2
3

1

- Engine Response Area

- Existing Fire Station

1 - Proposed Ribaut Road Headquarters

2 - Proposed Boundary Street Fire Station

3 - Proposed Beaufort Plaza Fire Station

SSexisting and proposed fire station locations



7.5
of traffic patterns and overall circulation during
Elementary/ peak hours. Strategies for improving the Beaufort
Secondary Schools Elementary School environment include increased
collaboration with the City of Beaufort Police
Sector: All Department and a focus on infill residential
housing in downtown that will accommodate more
Project Type: Public | Private families with school-age children within walking
Civic Investment Required: None distance of the school.

Beaufort Elementary School Beaufort Middle School and Mossy Oaks
Elementary School
With an enrollment of approximately 650
students, Beaufort Elementary School is located Beaufort Middle School and Mossy Oaks
in downtown Beaufort at the corner of Bay Street Elementary School are located on Mossy Oaks
and Hamar Street. Most of those students are Road near the intersection with Duncan Drive.
dropped off and picked up from the school by car, Improvements to this school environment are
creating a challenging situation for the management focused on the Mossy Oaks Road streetscape. In

2
1
5

8

4

6

3
1 - Battery Creek High School 7
2 - Beaufort Elementary School

3 - Beaufort Middle School

4 - Beaufort High School

5 - Burroughs Avenue School

6 - Lady’s Island Middle School

7 - Mossy Oaks Elementary School

8 - Robert Smalls Middle School

SSschool locations



its current condition, Mossy Oaks Road does not
provide a safe environment for students to walk or
bike to school. Sidewalks along the road are at the
same grade as vehicular traffic and are not buffered
from traffic lanes by a planting strip. Further, Beaufort
traffic lanes constitute approximately 40 to 45 feet Middle School
of roadway width, which encourages fast traffic
speeds and results in an unnecessarily wide crossing
distance for pedestrians. moss y oaks rd

Potential strategies for redeveloping Mossy Oaks Mossy Oaks
Road include planting strips, bike lanes, a reduction Elementary
in travel lane width, and planted medians, especially
at intersections, to shorten crossing distances. As a
possible alternative to some of these improvements, SSexisting conditions - mossy oaks rd
an off-street multi-use path might be constructed
within the generous Mossy Oaks Road right-of-way
linking the schools to the Spanish Moss Trail. These
improvements will create a pedestrian-sized campus
district around the two schools that encourages Jon es ave
slower traffic speeds.

burroughs ave
fr
Establishing a direct connection to the Spanish

as
er
Moss Trail will be critical to provide safe bicycle

dr
and pedestrian access to students throughout
Beaufort. In the short-term, trail heads at Broome
Lane and Brotherhood Road provide nearby access bull st

to the Spanish Moss Trail. Over the long-term, it
may be possible to create a park and major trail
head by extending Mossy Oaks Road to meet the
SSexisting conditions - burroughs ave. School
Spanish Moss Trail. This would establish Mossy
Oaks Road as a primary east-west pedestrian/
bicycle connection across the southern Beaufort
peninsula, linking the neighborhoods along the
Jon es ave
Spanish Moss Trail to the two schools, Battery
Creek and the Beaufort River.

Burroughs Avenue School
burroughs ave

Having previously served as the school building for
Riverview Charter School, the Burroughs Avenue
school facility is currently occupied by the Holy
fr

Trinity Classical Christian School, a ministry of
as

the Parish Church of St. Helena. Due to its ideal
er
dr

function and location as a civic anchor embedded
within an existing residential neighborhood, this
property should be supported and maintained as a
school environment with active park facilities. As
the school building ages and needs to be repaired
or replaced, it is recommended that a redeveloped bull st

building be located closer to the sidewalks along
Burroughs Avenue and Bull Street to create a more
consistent streetscape environment. SSplan of burroughs ave school and park



7.6
applies traditional notions of community design
Churches & Other to Beaufort’s neighborhoods, allows churches to
Religious Buildings function as civic anchors and satisfies the growing
demand for religious expression that is expected to
Sector: All accompany Beaufort’s growing population.


The religious traditions of the Lowcountry are very
much intertwined with the history of Beaufort
as evident through the city’s numerous historic
churches and places of worship. These institutions
are the civic heart of the city’s neighborhoods and
will continue to serve that function in the future.
Potential
In many instances, the Civic Master Plan suggests Future Church
unspecified civic uses within neighborhoods. Location
Typically established in prominent locations,
these civic sites are ideally suited to accommodate
new church congregations as the focal point
of neighborhood redevelopment. Establishing
places of worship on these prominent sites
SSExample Church Site

Beaufort
House
of God
Central
Baptist
Church

Baptist Church
of Beaufort

St. Helena’s
Episcopal Church

Grace Chapel
AME Church

SSexisting religious buildings in downtown Beaufort


8
Mixed-Use Corridors of
Vibrant Activit y

Our gateway corridors are hubs for regional mobility,
shopping, dining and services that are mixed use in
nature and accommodate pedestrians, bicyclists and
motor vehicles in a safe and attractive manner.

Key Strategies
1: the design of the streetscape along mixed-use corridor shall be supportive of
its use and function

2: the ground floor frontage of all structures in the mixed-use corridors shall
encourage pedestrian activity with clear entries from the public sidewalk, a
high percentage of storefront along the frontage, and awnings/canopies for
weather protection

3: parking areas will generally not be along frontages and will be interconnected
with adjacent parking areas to minimize driveways

4: regional corridors such as trask parkway (US 21), Boundary street (west of
ribaut), robert smalls parkway (SC 170), ribaut rd and sea island parkway
are intended to provide overall mobility through the community for cars,
bicyclists and pedestrians

5: where on-street parking is not practical, an enhanced sidewalk, bicycle
network, and more substantive landscaping with be pursued

6: though the general corridor will be auto-oriented by the nature of the streets
and the lack of planned on-street parking, the careful placement of buildings
and related pedestrian and bicycle facilities is critical

8.1 Ribaut Road North . . . . . . . . . . . . . . . . . . . . . 172

8.2 Ribaut Road South. . . . . . . . . . . . . . . . . . . . . 175
In this chapter

8.3 Boundary Street (west of Ribaut Road). . . . 176

8.4 Boundary Street (east of Ribaut Road) . . . . 180

8.5 Robert Smalls Parkway . . . . . . . . . . . . . . . . . 181

8.6 Sea Island Parkway and Lady’s Island
Village Center . . . . . . . . . . . . . . . . . . . . . . . . . 186

8: Mixed-Use Corridors of Vibrant Activity

The four corridors discussed in this chapter, Ribaut
Road, Boundary Street, Robert Smalls Parkway and
Sea Island Parkway are typical 20th century urban
arterials. Originally designed with a narrow focus
on capacity, they serve only to move the greatest
number of vehicles, as quickly and efficiently as
possible. Unfortunately, they also create very
unfriendly environments for businesses, residences,
and people. While this narrow focus on capacity
might be appropriate for some infrastructure
systems, Beaufort’s streets, which make up the
greatest amount of public space in the city, need to
serve more than just the car.

Strategies for improving these corridors focus on
accommodating a great diversity of activities that
support vibrant mixed-use corridors, creating
SSExisting Ribaut Road Streetscape
complete streets for pedestrians, bicyclists and
transit users, as well as personal automobiles. Such
transformation will require modifications to the
roadways, and the expectations for development
fronting these corridors, in a manner that is
uniquely tailored to the context of each corridor.

SSExisting Boundary Street Streetscape

SSexisting Robert Smalls Parkway Streetscape



tr kw
pa

a s ay
r

k
Boundary St
(west) Boundary St
(east)

0)
17
( SC
k wy

t Rd
sP
a ll
Sm

R ib au
rt
be
Ro se
ai
sl
an
dp
ar
kw
ay

To Hilton Head &
Savannah
y
US t e wa
21
a
802 d g
sc slan
1/
i
ris
pa r

la dy ’s is
la n d d r
iv e
US 21

SC
8
US 0 2 1
21

SSContext Map of Major Corridors



Three Lanes vs. Four lanes - The Benefits of Road Diets
Across the country, communities are finding “road diets,” or
reconfiguring existing streets by reducing vehicular lanes and
8.1 Ribaut Road North

adding other roadway accommodation, extremely beneficial. The Sector: 1, 2
goal of such streetscape modifications is to create a complete street
that addresses pedestrians, cyclists and surrounding development,
as well as a vehicular traffic. There are a variety of factors that Civic Investment Required: Ribaut Road
determine whether a road diet is an appropriate design solution, Streetscape
including the number of travel lanes, traffic volumes, turn
movements, the presence of parallel routes, connections to
non-motorized networks, and expectations for the character and Ribaut Road is the primary thoroughfare between
intensity of fronting development. Beaufort and Port Royal. Beginning in the north
at Boundary Street, across from Beaufort City
Typical streetscape modifications that may be included in a four- Hall, Ribaut Road runs near the eastern edge of
to-three lane road diet include: the Beaufort-Port Royal peninsula and connects to
Lady’s Island Drive (providing a connection across
• Wider sidewalks the Beaufort River) before turning west across
• The incorporation of bike lanes or multi-use paths Battery Creek to meet Parris Island Gateway. For
• Greater landscape buffer between cars, cyclists and most of its length, Ribaut Road is characterized
pedestrians by four or five lanes of vehicular traffic, narrow
sidewalks and strip retail development.
• The addition of on-street parking in neighborhood center
areas Streetscape Improvements
• Dedicated transit lanes and shelters
While specific streetscape improvements to Ribaut
• Pedestrian refuge island at crosswalks Road require further study and cooperation with
• Planted medians the South Carolina Department of Transportation
It is not feasible to incorporate all of the streetscape modifications (SCDOT), it is clear that improvements are
listed above through a one-lane reduction in pavement width. As necessary to establish a more walkable, attractive
such, it is important to carefully select and tailor the proposed and economically viable environment. Certain
improvements to the goals of the corridor as a whole, and to portions of Ribaut Road are excellent candidates to
individual portions of roadway based upon the expectations for accommodate a road diet configuration, reducing
surrounding development. the total number of vehicular travel lanes from
four to three. Additionally, the area near the
Many communities across the country are implementing this Technical College of the Lowcountry and Beaufort
technique to improve both the operation of the roadway and the Memorial Hospital, a highly pedestrian used area,
character of the surrounding area. When used effectively, benefits would greatly benefit from a reconfiguration of
of a road diet include: the roadway. The shift of the US 21 designated
truck route to Parris Island Gateway provides
• Greater mobility and accessibility by non-motorized forms of an opportunity to utilize narrower lane widths
transportation or a road diet along Ribaut Road to better
• Better control of traffic speeds (i.e. traffic calming) accommodate pedestrians and bicycles within the
• Greater consistency of traffic movement existing right-of-way.
• Greater reliability and efficiency of transit A specific improvement that warrants further
• Improved road safety consideration is the introduction of a roundabout
at the intersection of Ribaut Road and Bay Street.
• A more attractive and consistent streetscape environment
Ribaut Road is the only major intersection on the
• Economic development along the corridor Bay Street to Depot Road corridor, connecting
Source: FHWA

Beaufort’s downtown core with the Spanish Moss
Trail and the proposed Depot Area redevelopment
area. Future improvements in this area are expected



to generate a high amount of pedestrian, bicycle
and vehicular traffic across Ribaut Road at the
Bay Street intersection. As such, a roundabout is
proposed at this intersection as way to calm traffic
and to provide a civic gateway into downtown
Beaufort and the Depot Area. This roundabout
intersection requires further examination by the
City and SCDOT.
New City
B
Hall
Redevelopment Strategies OUNDARY
STR E E
T (w
est
The new City Hall complex, at the intersection )

of Boundary Street and Ribaut Road brings a new
civic prominence to the area The Civic Master
Plan envisions future development along Ribaut
Road to reflect this pattern of development, and to
include buildings that front the street, with little Piggly Wiggly
to no setbacks from the sidewalk. These buildings Redevelopment
will provide a more consistent, pedestrian-friendly
streetscape environment, and accommodate a mix
of uses that allow nearby residents to accomplish
daily tasks on bike or on foot.

The existing Piggly Wiggly grocery store
provides an essential service to the surrounding
neighborhoods, but meets both Ribaut Road and
County Government
Boundary Street with an uninspiring parking lot. Complex Redevelopment
The plan recommends redevelopment of this parcel
to accommodate growth for the grocery store and
introduction of commercial infill buildings close
to the street. This provides spatial definition at
the intersection and creates a better streetscape.
A roundabout recognizes the civic significance of
the site, provides a prominent gateway feature, and
RIBAUT ROAD

moves traffic through the busy intersection and
into the established neighborhoods of Beaufort at
slower, consistent speeds. Traffic studies suggest
a dual-lane roundabout at this intersection,
accompanied by splitter islands as pedestrian refuge
zones.
Ribaut St

St
y
Ba

d
tR
po
t St

De
R ib au

SSRoundabout at Ribaut rt & Bay st SSRibaut Rd (North) CORRIDOR REDEVELOPMENT



ST
B OUNDARY
RIBAUT RD

SSConceptual REdevelopment of County Government Complex

)
st
(ea
ST
B OUNDARY

RIB AUT ROAD

SSConceptual Redevelopment of Ribaut Road and Boundary Street
ROAD
B AUT
RI

SSConceptual Streetscape of Ribaut Rd (south)



8.2 Ribaut Road South

ALLISON RD
Sector: 3
Project Type: Public | Private Commercial
Development
Civic Investment Required: Ribaut Road
Streetscape

South of Allison Road, the current suburban, auto-
oriented conditions will gradually transform to
more attractive, pedestrian-friendly configurations
that support the surrounding neighborhoods.
Buildings will be set close to the street with parking
areas to the side and rear of the building to hide
the impact of the automobile on this mixed-
use corridor. Given the proximity to two major
employers – TCL and the Hospital – this is also Commercial
an excellent corridor to encourage higher density Development
residential housing. Over time the underutilized
parking areas and single-story structures will
transition to more economically viable small and
medium-sized multi-story buildings. One of the Fire Station
key public investments in this area is a Fire Station Headquarters
which will serve as a the city’s prominent civic
building in this area. In addition, the City will
continue to work with SCDOT and the Town
of Port Royal to advocate for a more bicycle and
pedestrian-friendly streetscape to compliment the
planned private investment. RIB
AUT Rd

Multi-Family
Housing

Mossy Oaks Rd

Royal Oaks
Shopping Center
Redevelopment

SSRibaut Road (South) conceptual CORRIDOR
REDEVELOPMENT



8.3 Boundary Street Streetscape Improvements
The western portion of the Boundary Street
(west of Ribaut corridor, from Ribaut Road to the Beaufort Plaza
Road) area, was studied extensively and designed as
part of the 2006 Boundary Street Master Plan.
Sector: 4 Leveraging the strength of this plan, the City of
Beaufort was awarded a major federal TIGER grant
Project Type: Public | Private (Transportation Investment Generating Economic
Civic Investment Required: Boundary Street Recovery) at the end of 2011. Securing this highly-
competitive award was an incredibly significant
Improvements, Spanish Moss Trail achievement for Beaufort and will allow the city
to implement transformative streetscape and road
Boundary Street is the primary entrance to the City network improvements along the western portion
of Beaufort for people traveling from outside the of Boundary Street.
region, offering the first impression of the city to
most of the city’s visitors. Despite the significance Specific improvements include the following:
of this primary gateway, Boundary Street is an
uninspiring corridor of strip retail uses and parking • A parallel road along Polk Street to disperse
lots. Spanning four to five lanes of vehicular traffic traffic flow and accommodate daily trips;
for most of its length, the corridor does not offer • Planted center medians to create an attractive
a suitable representation of Beaufort’s outstanding urban boulevard condition;
historic character and charm.

Belt
Buckle Beaufort
Park Town
Center

)
al le l ro ad
po lk st (par
St (w es t)
Bo un da ry
y
w
Pk
ls

Beaufort Plaza
al
Sm

Road Network &
rt

Redevelopment
be
Ro

S pa
nis
hM
oss
Tra
il



• Realignment of the intersection at Robert
Smalls Parkway to calm traffic and create a
connection to the road network north of
Boundary Street;

• A public road network within the Beaufort
Plaza and Beaufort Town Center areas to
encourage redevelopment and improve
accessibility;

• A boardwalk south of Boundary Street
along the Battery Creek marshes to create a
recreational amenity and an eventual off-street
connection to the Spanish Moss Trail;

• Various pedestrian amenities, such as street
trees, wider sidewalks, and planting strips to
create a more walkable environment; and

• Slip lanes in a number of locations along
the north side of Boundary Street to
accommodate on-street parking and create a
more intimate pedestrian setting.
SSboundary st (west) streetscape
improvements with access lane

Boundary St (east)
Carteret St
Bladen St
Rib au t Rd
rib au t rd



These improvements are to be funded through a
combination of TIGER funds, Beaufort County
sales tax revenue earmarked for transportation
projects, impact fees, and future funding sources
RO B
E to be developed by the city. The improved

B
RT
SMALLS p Boundary Street supports walking and biking, as
kw
y well as automobiles, within an attractive corridor

OUNDARY
that offers more meaningful connections to the

ST
(we
surrounding areas, and significantly improves the

st)
atmosphere for redevelopment in the area.
Beaufort Plaza
Redevelopment Strategies
The Civic Master Plan recommends redevelopment
strategies as set out in the Boundary Street Master

SSBeaufort Plaza REDEVELOPMENT

st )
ST (w e
B OUNDARY Realigned
Intersection

et
NEIL RD

tre
l i cS
b
Pu
y
w
Pk w
Ne
RT
SMALLS Beaufort Plaza
RO
BE Redevelopment

Spanish Moss
Trail Bridge

S pa
Deanne Dr nis
hM
oss
Extension TRAIL

SSconceptual plan of Beaufort Plaza REDEVELOPMENT

178 C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n City Of Beaufor t, SC | Civic Master Plan


Plan, with only minor modifications to account for
recent development and planned improvements as
a result of the awarded TIGER funds. The intent
of the plan is to provide guidance that will create a
cohesive environment, even as infill development
occurs incrementally, in many different phases over
a long period of time.

The plan proposes that large strip centers be
redeveloped with mixed-use buildings, sited to
embrace the street edge along the newly created
road networks. Parking is located on the interior of
blocks and screened from the public realm by infill
buildings. A primary focus of the redevelopment
strategy is to maintain public access to the
waterfront. As such, a continuous marshfront
Bou nda ry St (wes t)

park is proposed along Albergotti Creek to the
north, while the small area along the Battery Creek
marshes to the south is preserved for a public park
and boardwalk. Civic buildings are accommodated
at key spots along the corridor, most notably as an
anchoring feature within the proposed Belt Buckle
Park.
Deanne Drive/Beaufort Plaza
Beaufort Plaza is another parking dominated strip SSconceptual illustration of Belt BUckle Park
center, at the intersection of Boundary Street
and Robert Smalls Parkway. The plan proposes
to extend Deanne Drive across the Spanish Moss
Trail and through the existing Beaufort Plaza
parking area, creating a street network that begins
to permeate the area and create incremental
infill development opportunities. Major tenants
are maintained on the site, redevelopment
reinvigorates the area, and a new streetscape
environment caters to pedestrians and bicyclists as
well as automobile users.

Deanne Drive is the first point where the Spanish SSconceptual illustration of pedestrian
Moss Trail crosses a street on the western side of bridge over robert smalls parkway at
Battery Creek. It is also the point at which the beaufort plaza
Spanish Moss Trail begins to ascend toward the
pedestrian bridge over Robert Smalls Parkway. As
such, it is a major trailhead, serving as a flex point
between the commercial intensity of the Beaufort
Plaza area, to the north of the trail, and the
primarily residential uses, to south.

n C i t y O f B e a u f o r t , S C | C i v i c M a s t e r P l a n 179


8.4
The plan proposes to reduce the number of
Boundary Street vehicular travel lanes in this portion of the corridor
(east of Ribaut from four to two, one in each direction, with a
center turn lane and on-street parking on either
Road) side. This road diet technique encourages a more
pedestrian-friendly atmosphere with convenient
Sector: 1 parking to serve new buildings that are built to the
Project Type: Public | Private sidewalk.

Civic Investment Required: Boundary Street In addition to the road diet, a portion of Boundary
Street, from Union Street to Hamar Street, offers
Improvements
the opportunity to provide a slip lane on the
south side of the corridor. This creates an urban
Streetscape Improvements boulevard configuration, allowing for easier access
to off-street parking, encouraging slower traffic
The eastern portion of the Boundary Street speeds, and enhancing the pedestrian realm for
corridor, from Ribaut Road to Bellamy Curve, existing buildings currently set back from the street.
is the most significant east-west corridor in the The road diet and slip lane improvements convert
downtown Beaufort peninsula. For most of its the primarily vehicular function of Boundary
length, the corridor contains four travel lanes, two Street into a complete street, promoting pedestrian
in each direction, and an overall lack of adequate activity, bicycling and more significant economic
accommodation for pedestrians or bicyclists. The development.
existing development context along this portion of
Boundary Street is much more urban in character,
and, therefore, calls for different streetscape
improvements than western Boundary Street.

y
wa
te
Ga
Cross Creek Shopping Center an
d
sl
Redevelopment r ri sI
Pa

Civic Rober t Small s Pkwy (SC17 0)

Building



The Civic Master Plan envisions redevelopment
in the eastern Boundary Street corridor to
8.5 Robert Smalls
Parkway
accommodate a wide variety of uses and functions.
Sector: 4
Student housing is developed as part of the
expansion of the USCB campus near Bellamy Project Type: Public | Private
Curve. Neighborhood-serving commercial uses are
Civic Investment Required: Multi-Use Path,
incorporated to provide essential services within
walking distance of residents in the neighborhoods, Spanish Moss Trail
immediately north and south of Boundary Street.
These uses are accommodated in quality mixed- Streetscape Improvements
use buildings that help to fill in the existing
Robert Smalls Parkway (SC 170) extends southwest
gaps along the eastern Boundary Street corridor.
from Boundary Street into Beaufort County, and
This creates a consistency within the streetscape
provides the most direct connection from Beaufort
environment, produces a higher quality public
to Hilton Head Island and Savannah, Georgia. This
realm, and activates the space by encouraging
high speed regional corridor is comprised of no
pedestrian traffic along the corridor. The scale and
less than five lanes of vehicular traffic for its entire
intensity of redevelopment decreases as it moves
length and includes an expansive right-of-way.
away from Boundary Street, to the north and
Adjacent uses include car dealerships, shopping
south, in order to be sensitive to the single-family
centers, big box retailers, fast food restaurants, and
residential neighborhoods nearby. Over time these
parking lots. The Cross Creek Shopping Center,
strategies create a vibrant mixed-use environment
located at the intersection of Robert Smalls
that provides another downtown Main Street area,
Parkway and Parris Island Gateway, is one of the
complimentary to the historic vitality of Bay Street.
largest shopping centers in Beaufort. Although

B
d OUNDARY
i ll R ST
to nH
Bur

Beaufort Plaza
Redevelopment
Sp
an
is
h
M
o
ss
Tr
ai
l



sidewalks are included along much of the corridor,
there is no planting strip to separate pedestrians
from fast moving vehicles and crosswalks are almost
nonexistent.

Because of the high speed of traffic through most
of this regional corridor, typical sidewalks and
planting strips may not be enough to provide an
adequate sense of pedestrian safety. The Civic
Master Plan recommends portions of the corridor
20’±
utilize an off-street multi-use path, with a wide
landscaped separation from vehicular travel lanes,
SIDEWALK
to provide more comfortable accommodation
of pedestrians and bicycles. This multi-use path
connects to the Spanish Moss Trail at Beaufort
Plaza, extending the regional non-motorized
network to the southwest. In areas near Boundary
40’±
Street, with narrower rights-of-way, this multi-use
Multi-Use
path transitions to a more urban configuration with
Path a sidewalk and planting strip.

median/
turn lane
Redevelopment strategies in the Robert Smalls
Parkway corridor focus on the use of outparcels in
parking lots to gradually create a more consistent
street edge. This incremental infill introduces new
uses to the area that are currently lacking, especially
residential units. Civic sites are also established in
key locations, like the intersection of Robert Small
5’ Parkway and Parris Island Gateway, to help provide
5’ 12’ 12’ 14’ 12’ 12’ Min 12’
focal points for development and encourage greater
84’ Min.
social interaction. These uses gradually transform
the Robert Smalls Parkway into a more attractive,
SSconceptual robert smalls pArkway streetscape vibrant, mixed-use corridor.
improvements

SSConceptual Retrofit of a Shopping Center along
robert smalls parkway - Existing


wy
s Pk
a ll
Sm
rt
be
Ro

SSConceptual Retrofit of a Shopping Center along robert smalls parkway- Phase 1

y
kw
ll sP
ma
tS
be r
Ro

SSConceptual Retrofit of a Shopping Center along robert smalls parkway- phase 2



y
wa

y
wa
te

te
Ga

Ga
d
an

d
an
Isl

Isl
ris

ris
r
Pa

r
Pa
y
kw
l sP wy
al s Pk
Sm a ll
rt Sm
be rt
Ro be
Ro

SSCross Creek infill - commercial strip SSCross Creek infill - mixed use
infill alternative redevelopment alternative

0)
17
( SC
wy
Pk
l ls
S ma
rt
be
Ro
te way
la n d G a
Pa r r is Is

SSconceptual illustration plan for Gray Property as an office campus



l s Pkwy
t Smal
R o be r

SSillustration of Cross Creek infill - commercial strip infill alternative

y
Pkw
Sm alls
Ro be r t

ls Pkwy
t Smal
R o be r

SSillustration of Cross Creek infill - mixed use redevelopment alternative



8.6
development located up on the street. A series of
Sea Island Parkway roundabouts is proposed to calm traffic through the
and Lady’s Island Lady’s Island Village Center and create focal point
for redevelopment.
Village Center
Sector: 5 The plan envisions the redevelopment of Lady’s
Project Type: Private Island Village Center, focused on creating a more
connected and coherent pattern of circulation
Civic Investment Required: None through the area and reinforcing the streetscape
with walkable development that defines a
Streetscape Improvements consistent street edge. The proposed development
of the Whitehall area and Hamilton Village seek
As Carteret Street extends south from downtown to compliment the mixed-use walkable character
Beaufort across the Beaufort River, it becomes of downtown Beaufort, by recreating a similar
Sea Island Parkway, the primary thoroughfare to character of development directly across the
Lady’s Island, St. Helena Island and Hunting Island. Beaufort River. Existing shopping centers that
Sea Island Parkway is primarily a four lane rural are separated from Sea Island Parkway by large
thoroughfare, with scattered sidewalks in the more parking lots are gradually converted to real urban
developed areas near the Beaufort River. blocks, with buildings along the edge and parking
Proposed streetscape improvements are limited to located on the interior. A variety of housing types
the Lady’s Island Village Center area located west is incorporated throughout the area at a walkable
of the Beaufort County Airport. Beyond this point urban density.
the corridor quickly transitions to a rural road with
little development and little need for pedestrian
and bicycle infrastructure. The Civic Master
Plan recommends that along Sea Island Parkway,
sidewalks are widened and separated from vehicular
travel lanes with planting strips. In some areas,
on-street parking may be appropriate to serve new

and pkwy
s e a is l
la
dy
’s
is
la
nd
dr

SSconceptual illustration of Lady’s ISland Village Center


SSexample of strip center conversion on lady’s island

SSproposed Lady’s ISland housing infill


vd
t bl
Vista n se
su

sea island pkwy

Village

r
Center

nd d
sla
Whitehall

y ’s i
lad
SSillustrative plan of lady’s island development - Phase I

d
b lv
et
ns
su

Vista
sea island pkwy
r
nd d

Village
sla

Center
y ’s i

Whitehall
lad

SSillustrative plan of lady’s island development - Phase 2



Beaufort
rd

County Airport
int
s po

cir
sam

rt
po
Beaufort air
County Airport
rd
int
s po

ir
sam

tc
or
rp
ai

sea island pkwy
Airport Junction
PUD


9
Districts for Economic
Development Activit y

A strong, vibrant, and healthy economy will be achieved
through a successful economic development program in
order to ensure the long term success and viability of the
city of Beaufort. We must support the continuation and
expansion of our primary economic engines - tourism, the
military, healthcare, and education - while also seeking to
expand opportunities for the arts and the recruitment of
creative/knowledge-based industries.

Key Strategies
principles
1: the attraction and creation of jobs that export goods and services outside of
our region is critical to our long term economic strategy

2: Job creation in Beaufort will be best served by reserving strategic sites and
through the enhancement of our entire community to make us an attractive
location

3: will will continue to work with our partners - the military, Beaufort memorial
hospital, technical college of the lowcountry, and the USC-beaufort - to find
innovative ways in which to leverage their presence and resources towards
development that attracts a sustainable job base

4: beaufort will seek to offer a myriad of building and development options for
job creation - from suburban business parks and low scale buildings to large
scale sites for campus buildings to more urban patterns that are integrated
into the city’s walkable, mixed-use fabric

5: Parcels identified for job creation located in the AICUZ will be considered for
low density, low scale commercial and manufacturing operations only

9.1 Depot Road Area . . . . . . . . . . . . . . . . . . . . . . 195

9.2 Commerce Park . . . . . . . . . . . . . . . . . . . . . . . 197
In this chapter

9.3 Burton Industrial Area. . . . . . . . . . . . . . . . . . 198
key initiatives

9.4 Strategic Opportunity Sites. . . . . . . . . . . . . . 200

9: Districts for Economic Development Activity

Industrial complexes, manufacturing facilities and
employment campuses are important economic
engines and job creators. Depending on the
expected scale and intensity, these uses may be
accommodated within walkable urban settings
or within large commercial/industrial complexes,
yet, typically, are most successful near major
thoroughfares, within receptive development
context, and adjacent to other synergetic uses.

The Civic Master Plan identifies five areas within
the City of Beaufort especially well-equipped to
serve these employment-based uses, within a wide
range of development contexts: Depot Road Area;
Commerce Park; Burton Industrial Area; and
properties owned by the Gray and Bostick families.

neighborhood industrial

flexible industrial

high profile office sites

Commerce
park

burton
Industrial
area

Bostick
Property depot
Road
Area

gray
property

SSpotential economic development locations



9.1 Depot Road Area

sp
an
is
h
m
os
st
ra
Sector: 2

il
Civic Investment Required: Depot Plaza,
Depot Road Streetscape hay st
d
tr
po
de
Since 2006, when the Port Royal Railroad was Depot Rd
deactivated, the historic Beaufort Depot Area Area
has become a neglected, “back-of-house” district,
squeezed between residential neighborhoods.
Yet, underneath its rough character, the Depot
Road Area continues to support a number of
successful light industrial and service operations.
herm itage rd
The construction of the Spanish Moss Trail and
the proposed Depot Plaza public square offers an SSexisting conditions of depot area
opportunity to expand on the industrial heritage
that is still embodied in this area to create a

s pa
nis
neighborhood employment center.

hm
os
As the current Depot Road Area uses expand the

st
scale of their operations and require better access

ra
il
to major thoroughfares, it is anticipated that they
will move to other locations such as Commerce
Park or the Burton Industrial Area. The spaces they
vacate, as well as new buildings that are constructed
to help define the Depot Plaza public square, may
be used as inexpensive incubator space for small hay st
d
business startups, artists and back office operations. o tr
ep
Over time the Depot Road Area the plan envisions d

this area transformed into an industrial arts district,
occupied by custom woodworkers, cabinet shops,
ironworker, ceramists, and other similar artisans.

All of these uses are accommodated within
the fine-grained, walkable urban scale of the
surrounding area, and relate to the streets and
public spaces around them, creating a pedestrian middleton st
friendly atmosphere seamlessly integrated with
the Spanish Moss Trail. Buildings are constructed
at a similar scale and character to the existing
industrial buildings and warehouses in the area,
and are careful not to overwhelm the single-
family residential atmosphere of the surrounding
neighborhoods.
herm itage rd

SSconceptual plan of depot redevelopment



rd
p ot
de

spanish moss trail
SSrenovated depot building

mid
dle
to n
st

mi dd le to n st

de po t rd

l
ai
tr
ss
h
m
o
Depot
s
a ni Building
sp

SSconceptual illustration of depot redevelopment with
civic space

SSconceptual build-
out circulation



9.2 Commerce Park

Sector: 4
Project Type: Public | Private pa rk er d r

Civic Investment Required: Commerce Park
Public Infrastructure Improvements

Recognizing that not all development types are able Commerce
rd
to embody the mixed-use, walkable character that rk
sch
o Park
the Civic Master Plan seeks to create throughout
d
the majority of the City of Beaufort, the existing zr
a rt
hw
Commerce Park is set aside for those important sc
ba
employment centers which, by their nature, are yp
ine
sr
more auto-oriented, monolithic, and benefit from d
an industrial park setting.
SSexisting conditions

pa rk er d r

tras
k pkw
y
d
kr
h or
sc

rd
r tz
h wa
sc

d
sr
ine
yp
ba

rd
k lin
rd

an
sh
es
n
pi
y
ba

Laurel bay rd

SSconceptual plan of commerce park



The Commerce Park is owned by the city, and ideally situated with

sc
direct access to US 21. The Civic Master Plan envisions future

he
in
Commerce Park development to accommodate large-scale commercial

lo
op
and industrial operations. The conceptual plan for the Commerce
Park calls for a variety of lot sizes to be established in order to support
a diverse group of tenants. Given the established access routes and
large tracts of available land, the Commerce Park is well-suited for
larger and more intensive industrial operations that are not necessarily
rd
es

appropriate in other parts of the city.
n
pi
y
ba

One limiting factor for development in the Commerce Park area is
the presence of the Air Installation Compatible Use Zone (AICUZ)
associated with the Beaufort Marine Corps Air Station. The AICUZ
is enforced by the Department of Defense to address issues of noise
and potential accidents associated with the operation of the air station.
Commercial and industrial development is permitted within this zone,
but with specific height restrictions and limitations on the number
and concentration of people allowed within each facility.

sh
an
k li
n
rd 9.3 Burton Industrial Area
Sector: 4
Lau rel bay rd


The Burton Industrial Area is located on the western edge of the
City of Beaufort, in the area generally bound by Boundary Street,
Robert Smalls Parkway and Parris Island Gateway. Currently, it is a
SSconceptual plan detail of haphazard collection of industrial flex space, absent of any coherent or
commerce Park expansion in an
ec0-village format

SSconceptual illustration of commerce park development



connected street network. Yet, the access provided
by bordering thoroughfares offer great potential bou
n da
ry s
t
for the continued development of this area as an
industrial employment center.

To support future development, the Civic Master Burton
Plan proposes the creation of a more coherent Industrial y
kw
and connected street network. Burton Hill Area ls
p
al
Road becomes the primary focus for internal ts
m
r
development, while Parris Island Parkway creates be
ro
a prominent external edge for infill development.

y
wa
te
The scale of buildings is anticipated to be

ga
somewhere between the neighborhood-scaled

d
an
incubator buildings in the Depot Area and the

sl
si
large-scale industrial complexes at Commerce

ri
r
pa
Park. In reality most industrial and manufacturing

bou
n da
ry s
t
burt on hill rd

y
w
pk
ls
al
sm
rt
be
ro
y
wa
e
at
dg
an
isl
ris
r
pa

SSconceptual plan of burton industrial area



operations fall within this wide range of building
scales, and it is anticipated that the Burton
Industrial Area may accommodate a great
diversity of uses and building types. In contrast
wy

ay
ll s pk Gray to Commerce Park, the Burton Industrial Area is

g at e w
sma Property
rt not limited by the presence of the Air Installation
r obe
Compatible Use Zone (AICUZ) associated with

Is l a n d
Goethe hill rd
the Beaufort Marine Corps Air Station. As such
it offers better potential for more mixed-use

pa r r is
development.

er
ts
m al
l sp
kw
y 9.4
Sector: 4
Strategic
Opportunity Sites
b
ro
b u r to

m rd

Bostick Civic Investment Required: None
n h il l

sale

Property
The Gray Property along Robert Smalls Parkway
rd

(SC 170) and the Bostick Property adjacent to
Battery Creek provide unique opportunities for
large employment centers within the city.

y
kw
l sp
al
sm
e rt
r ob
ay
n d g at ew

Goethe hill rd
pa rr is Is la

SSconceptual plan of gray property



Gray Property Bostick Property
The Gray Property is about 100 acres and is bound The Bostick Property is an undeveloped peninsula
by Robert Smalls Parkway, Parris Island Gateway of land located south of the Beaufort Plaza, along
and Goethe Hill Road. It also has excellent Salem Road on Battery Creek, with excellent views
accessibility to and visibility along Robert Smalls of the creek and tidal marshes. Much of this area is
Parkway (SC 170). wetlands and unsuitable for development. Yet, the
highland provides an excellent site for development
The proposed plan for this property is includes along Battery Creek.
several major corporate headquarters within an
office campus setting and preserves generous The proposed plan for this property calls for the
amounts of the existing forested land on the eastern portion, nearest the marsh, to be devoted
site. Tucked amidst the tree canopy, large office to a large employment campus. The office park
buildings connected by a few entrance drives and environment transitions quickly into the residential
parking areas, accommodate large numbers of areas, to the south and west. These neighborhoods
employees. Multi-use paths weave throughout offer a variety of housing types that may serve as
the office campus and connect to the path workforce housing for the adjacent employment
along Robert Smalls Parkway and eventually to center. This allows residents to live within easy
the Spanish Moss Trail. This non-motorized walking/biking distance to work, while offering
transportation network encourages employees the type of controlled office park atmosphere that
to commute on foot, or by bicycle, despite the many employers seek.
traditionally auto-oriented building arrangement of
the office campus.
sa le m rd

salem
fa r m
rd

SSconceptual plan of Bostick property


Key Strategies
We will update our regulatory framework to
support the precise block-by-block development
recommendations established in the Civic Master Plan,
to create a robust interconnected transportation system
that accommodates pedestrians, bicyclists, transit and
automobiles, and to implement the broad vision for a
vibrant sustainable Beaufort which has been articulated
by its citizens throughout the past decade of planning
efforts.

10.1 Form-Based Code in Beaufort. . . . . . . . . . . . 208
In this chapter
key initiatives

10.2 Regulating Plan & the Transect . . . . . . . . . . . 210

10.3 Street Regulating Plan . . . . . . . . . . . . . . . . . . 217

10: Regulating Plan

10.1 Form-Based Code

RURAL
in Beaufort
In 2009, the City of Beaufort adopted the “Vision
Beaufort: 2009 Comprehensive Plan,” which
included a number of elements ranging from
natural infrastructure to economic prosperity. The
2009 Comprehensive Plan sets forth a vision for
the City of Beaufort to be implemented over the
next 20 years.

One of the priorities established for
implementation of the Comprehensive Plan was to
update the UDO as a complete form-based code.
As a first step, the City of Beaufort entered into a
contract with Beaufort County in 2010 as part of a
county-wide form-based code effort. The outcomes
of this effort have provided the overall framework
for the form-based Beaufort Code for Zoning and
Development.

Form-based codes differ from conventional zoning
codes by regulating the built environment through
a context-sensitive approach to the relationship
between the public and private realms, rather than
focusing chiefly on the segregation of different
types of land use. Whereas the current UDO is
organized by a range of single-use zoning districts
that are residential, commercial, industrial or
special-purpose, the form-based code is organized
by the rural-to-urban transect.

The transect is a method of classifying the natural
and built environments as a continuum of
conditions, ranging from natural and rural lands
to urban centers. The value of the transect is that
it groups compatible buildings, public spaces, and
infrastructure by scale and intensity of use, while
still allowing the development of neighborhoods
where residents and workers can walk to work,
school, and daily errands.

For example, a public space at the edge of the city
may be a large regional park with hiking trails,
while a public space in the city center may be a
more intimate square where markets and events
take place. Similarly, a residence near the edge may
be on a large lot set back from the street, while a
residence in the downtown may be a condominium
Urban

in a four-story building.

SSRural-to-Urban Transect


10: Regulating Plan

The transect approach is implemented in Beaufort design of parks and open space, parking, and other
through four levels of development intensity that aspects that make up the city.
range from the T1 - Natural Preserve at the low end
to the T-5 Downtown Core and Urban Corridor These transect-based districts also translate
Districts at the high end. These transect zones are intuitively to the implementation of the Growth
also referred to as “form-based districts” because Framework Plan (from the Comprehensive Plan)
each has detailed provisions for the mix of uses, that identifies areas for conservation and designates
building design, density, height, street design, the different types of growth centers. By grouping
compatible land uses, like corner stores and schools

SSGrowth Framework Plan (From 2009 Comprehensive Plan)


10: Regulating Plan

10.2
within residential neighborhoods rather than
strictly separating residential and non-residential Regulating Plan &
areas, the application of the transect-based districts the Transect
will encourage the development of new mixed-
use, walkable neighborhoods that complement The Regulating Plan will function as the zoning
Beaufort’s historic character. map for the Code by designating Transect-Based or
There are, however, a few specialized areas within Conventional Districts to all of the land within the
the city where maintaining conventional zoning City of Beaufort. It is a regulatory tool that will be
districts will be more practical than switching to implemented through the Code, and is not adopted
Transect-based Districts. For example, industrial as part of this Plan.
and military areas will not be reclassified as The diagram along the bottom of these pages
Transect-based Districts because new mixed-use provides a sample application of how Transect-
development is not envisioned for these types of based Districts will be applied to existing
areas. Similarly, there are some recently developed neighborhoods through the Regulating Plan.
highway-oriented areas that are expected to This particular example is taken from the section
embody a large-scale, auto-dependent pattern of of Charles Street from Pigeon Point at the north
development for the foreseeable future.

CHARLES ST
nortH

Transect-based District applications

T3-S T4-UN T4-NC T5-DC
BOUNDARY ST
CALHOUN ST

SSsAMPLE APPLICATION OF tRANSECT-BASED dISTRICTS ALONG cHARLES sTREET


10: Regulating Plan

end to Washington Street at the south end. The Charles Street example does not demonstrate
Beginning at the Pigeon Point section, this area the full range of the rural-to-urban transect,
exemplifies the sort of lower-density residential but one can imagine that if this example were
development with larger street setbacks and yards extended along an axis to the north, the Pigeon
of the T3-Sub-urban District (T3-S). Moving Point neighborhood would be generally T3-level
south toward Boundary Street, the building height development, with the last layer of development–
and lot coverage increase, stepping up the transect larger lots that overlook the marsh–classified as
successively to the T4-Urban Neighborhood T3-Edge District (T3-E). In general, preserved
District (T4-UN), T4-Neighborhood Center open spaces along the marsh will be classified
District (T4-NC), then peaking with the T5-Urban as T1-Natural Preserve District (T1). T2-level
Corridor District (T5-UC) along Boundary Street. development is generally considered rural areas
Further south beyond Boundary Street, the density that include working lands and farmhouse-type
steps back down the transect gradually to less- buildings, but since Beaufort does not have these
intense urban neighborhood areas, characterized by types of land, the Beaufort Transect skips the T-2
the T4-NC and T4-UN Districts. level districts.

The following pages give detailed descriptions and
imagery for each Transect-based district.

CHARLES St
soutH
Washington ST

T5-DC T4-NC T4-NC T4-UN
BOUNDARY ST

CONGRESS ST

GREENE ST


10: Regulating Plan

T1–Natural Preserve District (T1) T2–Rural District
The Natural Preserve District is intended to The Rural District is made up of lands in an open,
preserve areas that contain sensitive habitats, cultivated, or sparsely settled state. Planning for
open space, and limited agricultural uses. This future development within the City of Beaufort
District typically does not contain buildings, does not include rural areas, and inclusion of the
with the exception of small civic buildings or T2-Rural District here is for illustrative purposes
interpretive centers. only.

This district replaces the previous Conservation
Preservation (CP) District.


10: Regulating Plan

T3–Edge District(T3-E) T3–Sub-Urban District (T3-S)
The T3 Edge District is at the fringe of the city T3-Sub-Urban District is single-family
where larger-lot residential areas meet adjacent residential in character with less development
waterways. While almost exclusively residential, than other Transect-based Districts within the
civic and park functions are also complimentary city. While almost exclusively residential, civic
to the character within the T3 Edge District. and park functions are also complementary to the
character within the T3 Sub-Urban District.
This district replaces portions of the Transitional
Residential (TR), Residential Estate (RE), and This district replaces portions of the RE, R-1, and
Low Density Single-Family Residential (R-1) Medium Density Single-Family Residential (R-2)
Districts. Districts.


10: Regulating Plan

T3–Neighborhood District (T3-N) T4–Urban Neighborhood District (T4-UN)
The T3-Neighborhood District is residential in The T4-Urban Neighborhood District is a fairly
character, and includes a mixture of residential low-intensity, mixed-use district composed
and civic uses. Residential units are an primarily of residential development. A wide
assortment of sizes including cottages, small range of building types exist in the T4 Urban
houses, duplexes, and village houses. Carriage Neighborhood District including, but not
houses and bungalow courts, located behind limited to, rowhouses, corner stores, and both
single family homes and on the interior of lots attached and detached single-family housing.
may contain studios or other small businesses.
This district replaces portions of the GR,
This district replaces portions of the RE, R-1, Neighborhood Commercial (NC), and Office
R-2, and General Residential (GR)Districts. Commercial (OC) Districts.


10: Regulating Plan

T4–Historic Neighborhood District (T4-HN) T4–Neighborhood Center District (T4-NC)
The T4-Historic Neighborhood District is The T4-Neighborhood Center District
a fairly low-intensity residential district that represents a medium-intensity, mixed-use
encompasses the historic neighborhoods of Old zone composed primarily of attached, mixed-
Commons and The Point. It contains single use development. A wide range of building
and two-family houses that are characterized by types exist in the T4-Neighborhood Center
generous front porches and historic architectural District including, but not limited to, mansion
detailing. apartments, apartment buildings, mixed-use
buildings, and rowhouses.
This district renames the Traditional Beaufort
Residential District. This district replaces portions of the NC and OC
Districts.


10: Regulating Plan

T5–Downtown Core District (T5-DC) T5–Urban Corridor District (T5-UC)
The T5-Downtown Core District consists The T5-Urban Corridor District consists
of higher density, mixed-use buildings that of higher density, mixed-use buildings that
accommodate retail, rowhouses, offices, and accommodate retail, rowhouses, offices, and
apartments. A tight network of streets, centered apartments located along primary thoroughfares.
around Carteret Street and Bay Street, defines A tight network of streets defines this district as a
this district as a very walkable area. Buildings are highly walkable area. Buildings are set very close
set very close to the street in order to define the to the street in order to define the public realm.
public realm.
This district also replaces portions of the CC and
This district replaces portions of the Core GC Districts.
Commercial (CC), and General Commercial
(GC) Districts.


10: Regulating Plan

10.3
which offers safe and convenient access for all users
Street Regulating (pedestrians, bicyclists, drivers and transit riders) of
Plan all ages and abilities.

Typical Street Sections
Good streets form the backbone of healthy During the synoptic survey and charrette processes,
neighborhoods. They permit the movement of the defining characteristics of Beaufort’s streets were
pedestrians, bicycles and automobiles and are documented within a wide range of development
the community’s primary public spaces. When contexts. From these observations several typical
designed effectively, streets can become destinations street types have been identified that capture the
in and of themselves, playing host to a wide variety unique vernacular of Beaufort’s streets.
of social activities while serving essential mobility
needs. The importance of Beaufort’s streets to the The Street Regulating Plan applies these typical
people and neighborhoods that depend upon them street types to each of Beaufort’s streets in a manner
cannot be underestimated. that accommodates both the existing environment
and the specific plans for adjacent development
Unfortunately, many of the existing regulations identified within the Civic Master Plan. Similar to
governing Beaufort’s streets are comprised of rural a Zoning Map or Transect-Based Regulating Plan
thoroughfare standards that make the creation of that applies different development regulations
vibrant walkable communities impossible. to parcels of property according to their location
within the city, the Street Regulating Plan applies
Throughout the past century, inappropriate
specific expectations for streetscape characteristics
adaptations to the city’s historic streets have
to every street segment in the city.
contributed to the deterioration of some areas
and prevented the revitalization of others. These Each street type identified on the Street Regulating
“improvements,” such as the removal of on-street Plan maps corresponds to a street section diagram
parking, the narrowing or elimination of sidewalks, on the following pages that sets out the specific
and the integration of high-speed one-way standards for that street.
thoroughfares, were made with an overriding
focus on moving the greatest number of cars at the Specific Street Sections
greatest speed possible, without due consideration
In certain instances, portions of streets have been
for other users or the adjacent development
marked as “Other” in the Street Regulating Plan.
context.
In such cases, the identified street segments have
The movement of cars is just one variable in a host been carefully designed through the Civic Master
of design considerations that guide the construction Plan process with site-specific details that deviate
of an effective street network. The communities from the typical street sections enumerated in
that are the most meaningfully and successfully the Street Regulating Plan. Each of these specific
connected have complete streets that are designed street sections have been included in this chapter
to be walkable and reflect their development following the typical street sections that apply to
context, with a focus on pedestrian comfort and most streets throughout Beaufort.
safety along with the safe and efficient flow of traffic
In some cases, a specific street section may apply
and the accommodation of emergency vehicles,
only to a portion of a single street. In other cases, a
parking, utilities, and stormwater.
specific street section may apply to multiple streets.
The Regulating Plan that follows outlines street The applicability of each specific street section is
standards that promote a complete street system enumerated in its corresponding table.
by tailoring street design to its intended users
and development context. For example, it would Military Roads
be unnecessary and inappropriate to construct a Some streets have been identified as “Military
commercial main street in a remote, rural area, just Roads” in the Street Regulating Plan. These streets
as it would be inappropriate to build a dirt road in have been left to the discretion of their associated
a planned main street area. The primary goal of the military authority.
Street Regulating Plan is to create a street network


10: Regulating Plan

Boundary STreet
Ribaut Road

carteret street

SSStreet Regulating Plan Sector 1

LEGEND


10: Regulating Plan

carteret street
ay
k w
ar
l sp
al
sm
rt
be
ro

Se
pa a i s
rk la
w nd
ay

Allison Road

Ribaut Road

la dy’ s is la
nd dri ve

SSStreet Regulating Plan Sectors 2 & 3

LEGEND


10: Regulating Plan

trask
pa r k w
ay

st re et
bo u n d a ry

ay
kw
ar
l sp
al
sm
rt
be
ro
ay
ew
g at
nd
sla
is i
pa rr


LEGEND


10: Regulating Plan

d
r oa
int
s po
sam
e
iv
dr
d
a n
i sl
’s
l a dy


LEGEND


10: Regulating Plan

Major Thoroughfare
(MT: 78 ft +)
The primary purpose of this street type is to facilitate
Description the movement of cars between regional destinations.
As such, the application of this street type is limited
to a few major corridors in the rural areas of Beaufort.
Curb Type Curb or open swale
Right-of-Way Width 78 feet minimum
Traffic Lanes 4 lanes (10 to 11 feet each) & Center turn lane/median
(Pavement Width) (12 feet min.)
Movement
Limited Access (45 MPH)
(Design Speed)
Parking Lanes (Width) N/A
Bike Facilities Bike lanes (6 feet each) as needed
Sidewalk (Width) 2 sides (5 to 6 feet each)
Planter Type (Width) Planting strip (8 feet minimum) & Planted median (12
feet minimum)
Street Trees 40 feet on-center average
Specific Applicability See Street Regulating Plan

Boulevard
(BV: 54 ft - 74 ft)
This street type is most commonly applied to
neighborhood connectors where on-street parking
is not necessary and at entrances to residential
Description neighborhoods. It can be adapted to both urban and
suburban conditions depending on the access needs of
fronting properties. This street type is also appropriate
for use in industrial areas and is applied throughout
the Commerce Park area of Beaufort.
Curb Type Curb
Right-of-Way Width 54 to 74 feet
Traffic Lanes
2 lanes (10 feet each OR 14 feet each w/ sharrows)
(Pavement Width)
Movement
Moderate (30 MPH)
(Design Speed)
Bike Facilities Sharrows as needed (14 feet shared lanes)
Planter Type (Width) Planting strip (6 to 8 feet) & Planted median (12 to
14 feet)
Street Trees 40 feet on-center average in planting strips and median


10: Regulating Plan

Main Street 1 - Primary
(MS1: 60 ft - 76 ft)
This street type is intended to serve Beaufort’s Main
Street corridors. These streets are designed to
Description
accommodate the highest density of residential and
commercial use and the greatest concentration of
pedestrian activity.
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) 2 sides parallel parking (8 feet each)
Planter Type (Width) Tree wells (6 feet by 6 feet)

Main Street 2 - Limited
(MS2: 50 ft - 68 ft)
This street type is designed for situations where
adjacent development calls for a commercial street
typology, but the right-of-way is not wide enough to
Description accommodate a Type I Main Street. This street type
is also appropriate for the blocks between residential
neighborhoods and mixed-use corridors /districts, as
they can quickly transition to another street type within
the span of a block or less.
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) 1 side parallel parking (8 feet)


10: Regulating Plan

Avenue
(AV: 54 ft - 74 ft)
Appropriate in both residential and commercial contexts,
avenues serve as a primary neighborhood connector,
Description
often terminating at prominent buildings or plazas. The
on-street parking they provide helps to support activity
in neighborhood and employment centers.
Curb Type Curb
Traffic Lanes
2 lanes (9 to 10 feet each)
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) 2 sides parallel parking (8 feet each) - Pervious
pavement preferred
Bike Facilities Bike lanes (6 feet each) as needed
Planter Type (Width) Planting strip (5 to 7 feet)

Parkway
(PW: 52 ft - 68ft)
Parkways are intended to be fronted on at least one side by a
park, square, plaza, river or marsh. If such park/natural spaces
front only one side of the street, Parkways are suitable to support
a broad range of development types on the opposite side,
including residential, commercial, mixed-use and civic buildings.
Description Parkways accommodate pedestrians and bicyclists through a
multi-use path located on any one side of the street which is
fronted by a park/natural space. Where right-of-way is sufficient,
Parkways provide parallel parking on both sides of the street. If
the right-of-way is constrained, parallel parking is required on one
side of the street only, preferably on the side of the street with
fronting development.
Curb Type Curb
Traffic Lanes (Pavement Width) 2 lanes (9 to 10 feet each)
Movement Slow (25 MPH)
2 sides parallel parking (8 feet each) where R.O.W is sufficient, OR
Parking Lanes (Width) 1 side parallel parking (8 feet, preferably on development side).
Pervious pavement preferred for all parallel parking
Bike Facilities Multi-use path, must be on park side
Sidewalk (Width) 2 sides (5 to 8 feet, and 8 to 10 feet multi-use path)
Planter Type (Width) Planting strip (5 to 7 feet each)


10: Regulating Plan

Neighborhood St. 1 - General
(NS1: 50 ft - 62 ft)
Type 1 Neighborhood Streets are the most common
urban street type in Beaufort. These versatile streets
are typically unmarked in residential neighborhoods to
allow for informal parking, but can be striped with bike
Description lanes and/or a lane of on-street parking as necessary
in more urban situations. As Beaufort’s neighborhoods
begin to fill in and intensify over time, this street type
with its formal curbs and sidewalks may be applied as
the logical next step in urbanization from Low Impact
Development roads with their open swale drainage.
Curb Type Curb
Traffic Lanes
2 lanes (30 to 36 feet total) - Marked or Unmarked
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) Informal - 1 side only if bike lane is included
Bike Facilities Signed route or bike lane (5 feet) as needed

Neighborhood St. 2 - Yield
(NS2: 40 ft - 50 ft)
Type 2 Neighborhood Streets are primarily intended
to serve single-family structures in residential
Description neighborhoods. The traveled way for cars is slightly
narrower than a Type 1 Neighborhood Street, calming
traffic and allowing for a yield flow of cars between
vehicles parked on the street.
Curb Type None
Traffic Lanes
2 lanes (24 feet total) - Unmarked
(Pavement Width)
Movement
Yield Flow (25 MPH)
(Design Speed)
Parking Lanes (Width) Informal - parking allowed on one side
Bike Facilities Signed route as needed
Sidewalk (Width) 1 or 2 sides (5 to 6 feet each)


10: Regulating Plan

Neighborhood St. 3 - Lane
(NS3: 38 ft - 46 ft)
Type 3 Neighborhood Streets are small residential
lanes intended to provide direct access to the front of
Description a limited number of single-family structures. This street
type should be used in situations where the right-of-way
is too constrained for other typical street types, and is
ideally paired with a Rear Lane that provides off-street
parking access to the rear of lots.
Curb Type Curb
Traffic Lanes
2 lanes (9 to 10 feet each) - Unmarked
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Sidewalk (Width) 1 or 2 sides (5 to 6 feet each)
Planter Type (Width) Planting strip (5 to 7 feet) - May be waived if R.O.W.
is not sufficient

Low Impact Development Rd.
(LID: 38 ft +)
In areas where a formal curb and sidewalk treatment is
not needed to support adjacent development, this street
type provides adequate infrastructure while allowing
for the passive infiltration of stormwater at the street
Description
edge. In addition to providing drainage, the planting strip
area may be reinforced to allow for on-street “parkway
parking” between required street trees. Sidewalks
should be provided as necessary where the right-of-way
is wide enough to accommodate them.
Curb Type None
Traffic Lanes
2 lanes (10 feet each)
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) Optional “parkway parking” w/in planting strip area (8
feet each side)
Sidewalk (Width) Optional (5 to 6 feet each)
Planter Type (Width) Planting strip (8 feet minimum - may be used for
“parkway parking”)


10: Regulating Plan

Rural Road
(RR: 45 ft +)
This street type is widely applied throughout Beaufort’s
Description rural areas in instances where adjacent development
does not require the support of substantial infrastructure.
As such, the Rural Road street type includes only limited
Curb Type Open swale
Traffic Lanes
2 lanes (10 to 11 feet each) - May include center turn lane
(Pavement Width)
Movement
Moderate (35 MPH)
(Design Speed)
Bike Facilities Multi-use path - Optional
Sidewalk (Width) 1 side (5 feet or 10 feet with multi-use path)
Planter Type (Width) Planting strip (10 feet minimum)
Street Trees N/A

Commercial Alley
(CA: 24 ft)
This street type is intended to be privately maintained
and is used most frequently as an access lane for
off-street parking and loading areas. Although primary
Description building entrances should always be located along the
major fronting street and any large off-street parking
areas, in certain situations adjacent structures may
include secondary/service entrances that allow direct
access from rear commercial alleys.
Curb Type None
Right-of-Way Width 24 feet
Traffic Lanes
2 lanes (24 feet) - Pervious pavement preferred
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A
Sidewalk (Width) N/A
Planter Type (Width) Parking area landscape islands (varied width)
Street Trees Located within parking area landscape islands


10: Regulating Plan

Rear Lane
(RL: 16 ft)
This street type is intended to be privately maintained
and provide indirect, limited access to the rear of
residential properties. It is not intended to accommodate
Description through traffic but may accommodate city services
such as garbage and recycling collection. Utilities,
either above ground or underground, may be located
in Rear Lanes to provide service connections to
adjacent properties.
Curb Type None
Traffic Lanes
1 lane (10 to 12 feet) - Pervious Pavement
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A
Sidewalk (Width) N/A
Planter Type (Width) N/A
Street Trees N/A


10: Regulating Plan

Boundary St

RIbaut Rd

SSStreet Regulating Plan - Ribaut Road & Boundary StREET
During the Civic Master Plan process, Ribaut Road and Boundary Street were examined as corridors of special significance.
Like other regional corridors, these streets serve as major vehicular arterials through the city. Unlike Beaufort’s other regional
corridors however, Ribaut Road and Boundary Street present some of the most noteworthy opportunities for significant urban
redevelopment in the city.

Because of their close proximity to Beaufort’s historic urban neighborhoods and the wide variety of uses and anchor
institutions that these streets serve, Ribaut Road and Boundary Street create a very promising framework for sustainable
mixed-use development in the future. As such, more so than any other corridors in Beaufort, these streets have been carefully
designed and detailed to balance the precise needs of pedestrians, bicyclists and automobiles at different points along their
corridors.

For each corridor, different context zones have been established that require unique transportation responses to effectively
serve the wide range of urban conditions that exists along each. Residential neighborhoods, strip commercial, medical office
buildings, civic centers, major institutions, big boxes, parks and playgrounds can all be found along the Boundary Street and
Ribaut Road corridors, demanding a complete streets response to serve the diverse transportation needs of their respective
users.


10: Regulating Plan

Ribaut Road
The transformation of Ribaut Road into a complete street will
require an ongoing process of collaboration and cooperation with
the South Carolina Department of Transportation (SCDOT).
1 Specific street sections that satisfy the needs of the pedestrian, bicycle
and automobile users of the corridor, as well as the requirements
of SCDOT, have yet to be agreed upon. As such, specific details
t offered in the Ribaut Road street sections is primarily limited
Ys
BA to improvements that occur behind the existing curb. Fronting
development/redevelopment will be responsible for installing these
improvements.

The improvements suggested between the curbs provide a conceptual
notion of appropriate improvements for the Ribaut Road corridor that
2 SCDOT and the City of Beaufort will partner to implement in the
future. These travel-way improvements, such as bike lanes, on street
parking and planted medians, will be necessary to transform Ribaut
Road into a complete street and effectively serve all users.

A brief description of each context zone is provided below, and the
Reynolds St corresponding sections are illustrated on the following pages

3 1 Context Zone 1 (Boundary Street to Bay Street)
This portion of Ribaut Road between Boundary Street and Bay Street will serve a wide
variety of development contexts, from single family residential, to mixed-use, to the County
Government Complex. As such, the pedestrian environment must be improved from
its current configuration with sidewalks located directly behind the curb. Planting strips
are required to buffer pedestrians from travel lanes. Improved pedestrian crossings at
Allison Rd intersections, as well as potential midblock crossings at the County Government Complex,
will enhance overall accessibility and mobility. Finally, with the dedication of additional
right-of-way, on-street parking could be incorporated within the street to serve adjacent
development.

2 Context Zone 2 (Bay Street to Reynolds Street)
Between Bay Street and Reynolds Street, fronting development along Ribaut Road is
primarily single family residential. The current street configuration includes 4 lanes of fast-
moving traffic and sidewalks located at the back of curb without sufficient buffer from moving
vehicles. This configuration is not conducive to the speed of traffic and the pedestrian/bicycle
activity that typically occurs along residential streets. Therefore a road diet from 4 travel lanes
to 2 travel lanes with a center median/turn lane is highly recommended in this portion of
Ribaut. This will improve safety for automobile turning movements into residential driveways
4 and allow right-of-way to be allocated for bike lanes and for planting strips between the
sidewalk and travel lanes.

3 Context Zone 3 (Reynolds Street to Allison Road)
Two major institutions, Beaufort Memorial Hospital (BMH) and the Technical College of
the Lowcountry (TCL), occupy this stretch of Ribaut Road from Reynolds Street to Allison
Road. The significant pedestrian activity that these two anchors generate is not adequately
supported by the current configuration of Ribaut Road. Planting strips are required to
buffer pedestrians from travel lanes. A multi-use path is required along the west side of the
corridor to serve the student population of TCL and create a pedestrian/bicycle loop with the
nearby Spanish Moss Trail. Improved pedestrian crossings, including midblock crossings
with pedestrian-activated traffic signals at key points create a more meaningful relationship
between BMH and TCL. As these institutions grow and redevelop, it may be appropriate
to include slip roads with diagonal on-street parking. This would provide more immediate
parking for each institution and transform Ribaut Road into a pedestrian-friendly multi-way
boulevard.

4 Context Zone 4 (South of Allison Road)
South of the institutional centers of BMH and TCL, Ribaut Road serves a diverse range of
development types. The wide right-of-way in this area is currently dedicated almost entirely to
the automobile, and must be reconfigured to accommodate pedestrians and bicyclists. Bike
lanes are required on both sides of street to serve experienced bicyclists. This bike route
will serve a primarily utilitarian function for bicycle commuters and compliment the primarily
SSribaut rOAD Context Zones recreational function of the Spanish Moss Trail on the other side Port Royal peninsula.
Planting strips are also required to buffer bicycle and automobile traffic from pedestrians.


10: Regulating Plan

1
Ribaut Rd. 1
(BLVD: 68 ft +)
• Ribaut Road Context Zone 1 (from Boundary Street
Specific Applicability
to Bay Street)
Curb Type Curb
Traffic Lanes
To be determined, 2 preferred (10 to 11 feet each)
(Pavement Width)
Movement
To be determined, 25 MPH preferred
(Design Speed)
Parking Lanes (Width) To be determined, 2 parallel parking lanes preferred
(8 feet each)
Bike Facilities N/A

2
Ribaut Rd. 2
(BLVD: 66 ft +)
• Ribaut Road Context Zone 2 (from Bay Street to
Reynolds Street)
Curb Type Curb
Traffic Lanes To be determined, 2 preferred (11 feet each)
(Pavement Width)
Movement
(Design Speed)
Bike Facilities To be determined, Bike lanes preferred (5 feet each)


10: Regulating Plan

3
Ribaut Rd. 3
(BLVD: 82 ft +)
• Ribaut Road Context Zone 3 (from Reynolds Street
to Allison Road)
Curb Type Curb
Right-of-Way Width 82 feet minimum*
Traffic Lanes
To be determined, 4 lanes preferred (10 to 11 feet each)*
(Pavement Width)
Movement
(Design Speed)
Bike Facilities Multi-use path
Sidewalk (Width) Sidewalk on east side (5 feet),
Multi-use path on west side (10 to 12 feet)
Potential Future Slip Road
*Note - With future growth
and redevelopment in
this context zone, it may
be appropriate to expand
the right-of-way and
reconfigure Ribaut Road
to include a slip road on
one or both sides of the
street. This configuration
will accomodate diagonal
on-street parking and
create a pedestrian
friendly multi-way
boulevard. See slid road
illustration at right.

4
Ribaut Rd. 4
(ST: 76 ft +)
Specific Applicability • Ribaut Road Context Zone 4 (South of Allison Road)
Curb Type Curb
Traffic Lanes To be determined, 4 preferred (11 feet each)
(Pavement Width)
Movement
(Design Speed)
Bike Facilities To be determined, Bike lanes preferred (5 feet each)
Sidewalk (Width) 2 sides (5 feet each)


10: Regulating Plan

1

2

Ribau t RD
Neil RD

Carteret st
SSBoundary StREET Context Zones

Boundary Street
The street sections provided for Boundary Street are necessarily more detailed because of the ongoing redevelopment
and infrastructure improvements being made as part of the federal grant funds awarded to Beaufort through the 2011
Transportation Investment Generating Economic Recovery (TIGER) program. The sections were created as part of a detailed
design process to guide those specific improvements and include a basic phasing strategy for initial improvements to the paved
area between the curbs, as well as future improvements to be made to the streetscape environment behind the curb by fronting
redevelopment.

1
Boundary St. 1 -
West of Ribaut Rd.
(BLVD: 90 ft - 130 ft)
• Boundary Street Context Zone 1
(West of Ribaut Road)
Curb Type Curb
Right-of-Way Width 90 feet for current improvements, 130 feet for
future improvements
Traffic Lanes 4 lanes (11 feet each) and
(Pavement Width) 1 future access lane (11 feet)
Movement
Moderate (35 MPH)
(Design Speed)
Parking Lanes (Width) 1 side future parallel parking (8 feet)
Bike Facilities N/A
Sidewalk (Width) 1 side (6 feet) for current improvements
2 sides (12 to 20 feet) for future improvements
Planter Type (Width) Planting strip (10 feet) & Planted median (16 feet)


10: Regulating Plan

2
Boundary St. 2A -
East of Ribaut Road
(ST: 60 ft)
• Boundary Street Context Zone 2 (from Ribaut Road
east to Carteret Street) - intended to be applied as a
Specific Applicability preliminary Phase 1 condition in the redevelopment
of the Boundary Street corridor. The final phase
condition is illustrated in “Boundary St. A2” below.
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities Sharrows (14 feet shared lanes)
Planter Type (Width) Planting strip (4 feet)

2
Boundary St. 2B -
East of Ribaut Road
(ST: 66 ft - 76 ft)
• Boundary Street Context Zone 2 (from Ribaut Road
to Carteret Street) - intended to be applied as a
Specific Applicability final Phase 2 condition in the redevelopment of the
Boundary Street corridor. The preliminary phase
condition is illustrated in “Boundary St. 2A” above.
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) 2 sides parallel parking (7 to 8 feet each)
Bike Facilities Sharrows (10 to 14 feet shared lanes)


10: Regulating Plan

LEGEND

SSStreet Regulating Plan - Other Streets with Specific sections

Specific Street Sections
All of the street segments marked as “Other” in the Street Regulating Plan (illustrated in the map above) have been assigned
one of the specific street sections on the following pages. These street sections were carefully designed during the Civic Master
Plan process to address unique site-specific considerations. As such, these street sections are specifically tailored to a unique
development context and deviate from the standards enumerated in the typical street sections. In some cases, a specific street
section may apply only to a portion of a single street. In other cases, a specific street section may apply to multiple streets. The
applicability of each specific street section is enumerated in its corresponding table.


10: Regulating Plan

Deanne Dr. A
(ST: 36 ft - 46 ft)
• Deanne Drive - existing street & future connection
to Beaufort Plaza across the Spanish Moss Trail
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A

Deanne Dr. B
(ST: 50 ft)
Specific Applicability • Deanne Drive - at future intersection with Spanish
Moss Trail
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A


10: Regulating Plan

First St. A
(ST: 40 ft)
Specific Applicability • First Street from Westview Avenue to Hogarth Street
Curb Type Normal curb on North side, Roll curb on South side
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) North side only parallel parking (8 feet)
Bike Facilities N/A
Sidewalk (Width) North side only (5 feet)
Street Trees North side only, 40 feet on-center average

First St. B
(ST: 50 ft)
• First Street future extension from Boundary Street
Specific Applicability to Westview Avenue
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A
Sidewalk (Width) North side only (5 feet)
Planter Type (Width) Planting strip (6 feet on North side, 2 feet on South side)
Street Trees North side only, 40 feet on-center average


10: Regulating Plan

North St. & Depot Rd. A
(ST: 44 ft - 46 ft)
• North Street - entire length
• Depot Street from Ribaut Road to Burroughs Avenue
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
1 side (5 feet) - South side of Depot Rd. and North
Bike Facilities
side of North St.

Depot Rd. B
(ST: 60 ft)
• Depot Road from Burroughs Avenue to Depot Road
redevelopment area
Curb Type Curb
Traffic Lanes (Pavement Width) 2 lanes (10 feet each)
Bike Facilities 1 side (5 feet) - South side


10: Regulating Plan

Depot Rd. C
(ST: 90 ft - 150 ft)
• Depot Road redevelopment area (Hay Street to
Middleton Street) - intended to be built in phases
Specific Applicability begininning with the existing 90-foot right-of-way and
eventually replicating on the west side of the Spanish
Moss Trail within an expanded 150-foot right-of-way.
Curb Type Normal curb on development side, flush curb on
trail side*
Right-of-Way Width 90 feet, expanding to 150 feet
Traffic Lanes
2 lanes, expanding to 4 lanes (10 feet each)
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parallel parking (7 feet) on development side,
Parking Lanes (Width) 30 degree diagonal parking (16 feet) on trail side
Bike Facilities Spanish Moss Trail
Sidewalk (Width) Development side (16 feet each),
Spanish Moss Trail (12 feet)

Port Republic St.
(ST: 45 ft)
• Port Republic Street from Charles Street to Carteret
Street
Curb Type Flush curb
Traffic Lanes
2 lanes (10 feet each) - brick pavers
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A
Sidewalk (Width) 2 sides (9 feet each) - brick pavers


10: Regulating Plan

Charles St. A
(ST: 45 ft)
Specific Applicability • Charles Street from Bay Street to Duke Street
Curb Type None
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A
Planter Type (Width) Planters (4 feet by 5 feet)

Bladen St. & Charles St. B
(ST: 55 ft)
Specific Applicability • Bladen Street - entire length
• Charles Street from Duke Street to Calhoun Street
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Parking Lanes (Width) 2 sides parallel parking (8 feet each) - Pervious
pavement
Bike Facilities Sharrows
Planter Type (Width) Planters (5 feet by 5 feet)


10: Regulating Plan

Battery Creek Rd. A
(RD: 50 ft)
• Battery Creek Road from Allison Road to First
Boulevard
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A

Battery Creek Rd. B
(RD: 56 ft)
• Battery Creek Road from First Boulevard to
Westvine Drive
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities Multi-use path, West side only
Sidewalk (Width) 2 sides (6 feet on East side, 12 feet multi-use path
on West side)


10: Regulating Plan

Allison Rd.
(ST: 50 ft)
Specific Applicability • Allison Road - entire length
Curb Type Curb on South side, Open swale on North side
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities Multi-use path, North side only
Sidewalk (Width) 2 sides (5 feet on South side, 10 feet multi-use path
on North side)

Shanklin Rd. & Salem Rd.
(RD: 60 ft)
• Shanklin Road - entire length
Specific Applicability • Salem Road - intended to be used along
undevelopable land South of Moss Street
Traffic Lanes
(Pavement Width)
Movement
Moderate (35 MPH)
(Design Speed)
Bike Facilities Multi-use path, East side only
Sidewalk (Width) 1 sides (10 feet multi-use path on East side)
Planter Type (Width) Planting strip (varied width)
Street Trees N/A


10: Regulating Plan

Waddell Rd. & Jennings Rd. A
(RD: 60 ft - 68 ft)
• Waddell Road - entire length
• Jennings Road - intended to be used along the
Specific Applicability portions of Jennings Road NOT located in the
Jennings Road neighborhood center near Battery
Creek High School
Traffic Lanes
(Pavement Width)
Movement
Moderate (35 MPH)
(Design Speed)
Bike Facilities Multi-use path, North side of Waddell Road only
Sidewalk (Width) 2 sides (5 feet and 12 feet multi-use path on Waddell
Road, 5 feet each on Jennings Road)
Street Trees N/A

Jennings Rd. B
(ST: 56 ft)
• Jennings Road - intended to be used in the proposed
Jennings Road neighborhood center near Battery
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Bike Facilities N/A


10: Regulating Plan

Southside Blvd. & First Blvd.
(ST: 66 ft - 70 ft)
• Southside Boulevard - entire length
• First Boulevard - entire length
Traffic Lanes
(Pavement Width)
Movement
Moderate (35 MPH)
(Design Speed)
Bike Facilities N/A
Planter Type (Width) Planting strip (varied width)

Hermitage Rd. &
Mossy Oaks Rd.
(BLVD: 66 ft - 78 ft)
• Hermitage Road - entire length
• Mossy Oaks Road from Ribaut Road to Battery Creek Road
Curb Type Curb
Traffic Lanes (Pavement Width) 2 lanes (10 to 11 feet each)
Parking Lanes (Width) 1 sides parallel parking (8 feet)
Bike Facilities Bike lanes


10: Regulating Plan

Burton Wells Connector
(BLVD: 75 ft +)
• Future Burton Wells connector from Burton Wells
Specific Applicability Park (extending from Burton Wells Drive) to
Boundary Street
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Sidewalk (Width) Sidewalk on south side (5 to 6 feet),
Multi-use path on north side (12 feet)
Planter Type (Width) Planting strip (5 feet minimum) & Planted median (12
to 14 feet)

Robert Smalls Pkwy.
(BLVD: 84 ft +)
Specific Applicability • Robert Smalls Parkway - entire length
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Limited Access (45 MPH)
(Design Speed)
Sidewalk (Width) 2 sides (5 feet and 12 feet multi-use path)
Planter Type (Width) Planting strip (5 feet minimum) & Planted median
(14 feet)


10: Regulating Plan

Burton Hill Rd.
(BLVD: 100 ft)
Specific Applicability • Burton Hill Road - entire length
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Slow (25 MPH)
(Design Speed)
Sidewalk (Width) Sidewalk on west side (5 feet),
Multi-use path on east side (10 feet)
Planter Type (Width) Planting strip (8 feet) & Planted median (16 feet)

Sams Point Rd.
(BLVD: 100 ft)
• Sam’s Point Road from Sea Island Parkway to
Miller Drive
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Moderate (35 MPH)
(Design Speed)
Bike Facilities Raised cycle track (6 feet each)
Planter Type (Width) Tree wells (6 feet by 6 feet) & Planted median (14 feet)


10: Regulating Plan

Sea Island Pkwy. &
Lady’s Island Pkwy.
(BLVD: 100 ft)
• Sea Island Parkway from Youmans Drive to
Cougar Drive
• Lady’s Island Parkway from Sea Island Parkway
to Rue Du Bois
Curb Type Curb
Traffic Lanes
(Pavement Width)
Movement
Moderate (35 MPH)
(Design Speed)
Bike Facilities Raised cycle track (6.5 feet each)


KEY STRATEGIES

We will continue our history of thoughtful, detailed
planning and will include practical implementation
elements to leverage our ideas with actions. Success is bred
not from what we say, but from what we accomplish.
- 2009 Vision Beaufort Comprehensive Plan

11.1 Civic Infrastructure . . . . . . . . . . . . . . . . . . . . . 254

11.2 Development/ Redevelopment
Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . 264
IN THIS CHAPTER

11: Project Implementation

11.1
In order to implement the recommendations
in the Civic Master Plan, the City of Beaufort Civic Infrastructure
will seek partnerships with private organizations
ready to invest in the future of the city. These
organizations may include both developers
The following maps begin to prioritize civic
interested in expanding the city’s economic base, as
infrastructure investments by identifying active,
well as the non-profit agencies whose daily mission
pending, and future projects. The planning,
is to protect natural habitats, preserve historic
management, and funding responsibilities of these
neighborhoods, and improve social services.
projects are not meant to be undertaken by the city
This chapter is divided into two main sections: alone. Other partners may include – but are not
Civic Infrastructure and Development/ limited to – Beaufort County, the Beaufort Open
Redevelopment Opportunities. Each section Land Trust, the South Carolina Department of
compiles all of the projects proposed in the Civic Transportation, and other non-profit groups and
Master Plan by sector, and provides basic elements governmental agencies.
of the project – such as the site size and magnitude
of cost – as well as a reference to the section in this
plan where the project is detailed. Where project
costs are known or can be reasonably estimated they
are so noted. Otherwise, investments are estimated
on an order of magnitude scale as follows:

$ - $0 to $250,000
Project Name:
$$ - $250,000 to $500,000 Basil Green Park Improvements
Section Reference: 4.4
$$$ - $500,000 to $1,000,000 Site Data:
Approximately 8.29 acres
$$$$ - $1,000,000+ Project Schedule:

Taken in isolation, the civic infrastructure projects
Years 1-2 (2012-2013)
1-B
Estimated Cost: $1,068,240
identified in Section 11.1 will maintain critical
systems for the general health and well being of the
City of Beaufort. When viewed in concert with
the development and redevelopment opportunities
identified in Section 11.2, these projects become Project Name:
Bay Street Boardwalk
the catalysts for a new generation of investment in
the city.
Site Data:
Approximately 3,300 LF
Project Schedule:
Years 6-10 (2017-2021)
1-C
Estimated Cost: $$

Project Name: Project Name:
Bay & Ribaut Park Area Beaufort Museum
Section Reference: 4.7 Section Reference: 2.2
Site Data: Site Data:
Approximately 0.3 acres Part of Marina Redevelopment
Project Schedule: Project Schedule:
Years 3-5 (2014-2016)
1-A Years 1-2 (2012-2013) 1-D
Estimated Cost: $73,860 Estimated Cost: $$$



1-B

1-R

1-K 1-L 1-E

1-T 1-N
1-Q
1-J

1-C
1-A 1-H
1-M 1-P
1-S
1-D
1-I

SSSECTOR 1 CIVIC INFRASTRUCTURE PROJECTS

Project Name: Bellamy Curve Civic Project Name: Bicycle Improvements- Project Name: Bicycle Sharrows
Space Enhancements Dedicated Bike Facilities Section Reference: 5.3
Section Reference: 2.6 Section Reference: 5.3 Site Data: Approximately 19,250 LF
Site Data: Site Data: Approximately 6,000 LF with Marking every 230 feet (80)
Approximately 1.2 acres Project Schedule:
Project Schedule: Active
Project Schedule: Years 1-2 (2012-2013) Years 1-2 (2012-2013)
Years 6-10 (2017-2021) 1-E Estimated Cost: $$ 1-F Estimated Cost: $1,900 each 1-G Pending
Estimated Cost: $$ = $152,000
Future



Active Project Name: Project Name: Project Name:
Downtown Parking Garage Downtown Wayfinding Signage Duke Street Streetscape - Phase 1
Pending Section Reference: 2.2 Section Reference: 3.9 (Bladen to Harrington)
Future Site Data: Approximately 2.32 acre Site Data:
redevelopment site Approximately N/A Site Data:
Approximately 1,015 LF
Years 11-20 (2024-2031) 1-H Years 1-2 (2012-2013) 1-I Project Schedule: 1-J
Years 1-2 (2012-2013)
Estimated Cost: $$$ Estimated Cost: $-$$
Estimated Cost: $675,990

Project Name: Project Name: Project Name: Boundary Street (East of
Duke Street Streetscape - Phase 2 Duke Street Streetscape - Phase 3 Ribaut) Road Diet Phase 1
(Ribaut to Bladen) (Harrington to Carteret) Section Reference: 8.4
Section Reference: 5.6 Section Reference: 5.6 Site Data:
Site Data: Site Data: Approximately 1,540 LF
Approximately 1,950 LF Approximately 1,985 LF Project Schedule:
Years 1-2 (2012-2013)
Project Schedule: 1-J Project Schedule: 1-J 1-K
Years 11-20 (2024-2031) Years 11-20 (2024-2031) Estimated Cost: $34,269
Estimated Cost: $$$ Estimated Cost: $$$$

Project Name: Boundary Street (East Project Name: Project Name:
of Ribaut) Road Diet Phase 2 Farmer’s Market Pavilion Greene Street Streetscape
Section Reference: 8.4 Section Reference: 2.2 Section Reference: 5.6
Site Data: Site Data: Site Data:
Approximately 1,360 LF Part of Marina Redevelopment Approximately 5,200 LF
Project Schedule: Project Schedule: Project Schedule:
Years 1-2 (2012-2013) 1-L Years 6-10 (2017-2021) 1-M Years 1-2 (2012-2013) 1-N
Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $3,463,200

Project Name: Project Name: Port Republic Festival Project Name:
Pedestrian Crossings Street Improvements Ribaut Road Streetscape
Site Data: 21 Crossings Site Data: 640 LF of frontage along Site Data: Approximately 1,400 LF
Port Republic Street (Boundary to Duke); Approximately
Project Schedule:
1,700 LF (Duke to Bay)
Years 1-2 (2012-2013) Project Schedule:
Estimated Cost: $1,500 each
1-O Years 6-10 (2017-2021) 1-P Project Schedule: 1-Q
Years 11-20 (2024-2031)
+ $13.50/LF Estimated Cost: $$$
Estimated Cost: $2,064,600

Project Name: Project Name: Visitor Center Project Name:
Sycamore Street Streetscape Section Reference: 2.2 Washington Street Park
Section Reference: N/A Section Reference: 4.2
Site Data: Either as Part of Marina
Site Data: Redevelopment or Downtown Site Data:
Approximately 1,780 LF Parking Garage Development Approximately 1.15 acres

Years 3-5 (2014-2016) 1-R Years 6-10 (2017-2021) 1-S Years 3-5 (2014-2016)
1-T
Estimated Cost: $$
Estimated Cost: $71,790 Estimated Cost: $$$



Project Name:
Street Drainage Improvements
Section Reference: N/A
Site Data:
N/A
Project Schedule:
Years 11-20 (2024-2031) 2-A
Estimated Cost: $$$
2-N
2-D

2-G 2-O 2-P Project Name: TCL Campus
Expansion/Improvements
2-K Site Data:
2-T Unknown
Project Schedule:
Years 6-10 (2017-2021) 2-B
2-L 2-E Estimated Cost: $$$

2-Q
2-F
Project Name: Beaufort Memorial
Hospital Fitness Trail
2-I 2-M
Site Data:
Unknown
Project Schedule:
Years 3-5 (2014-2016) 2-C
2-S Estimated Cost: $

2-H
2-B Project Name:
TCL/BMHS Parallel Street (Elliott
to Allison)
2-D Site Data: Approximately X

2-J Project Schedule:
Ongoing 2-D
Estimated Cost: $$

2-C

Project Name:
Waterfront Access: General Access
Site Data:
N/A
SSSECTOR 2 CIVIC INFRASTRUCTURE PROJECTS Project Schedule:
Ongoing 2-E
Estimated Cost: $$



Project Name: Spanish Moss Trail Project Name: Spanish Moss Trail Project Name: Spanish Moss Trail Active
Trailhead: Depot Road Trailhead: North Street Trailhead: TCL
Section Reference: 4.7 Section Reference: 4.7 Section Reference: 5.2 Pending
Site Data: N/A Site Data: N/A Site Data: N/A Future
Years 1-2 (2012-2013) Years 1-2 (2012-2013) Years 1-2 (2012-2013)
Estimated Cost: $ 2-F Estimated Cost: $ 2-G Estimated Cost: $ 2-H

Project Name: Spanish Moss Trail: Project Name: BMHS Campus Project Name:
Depot Area Rail Trail Amenity Expansion/Improvements Burroughs Avenue Park
Center Section Reference: 7.3 Improvements
Site Data:
Site Data: N/A N/A Site Data: Approximately 4.42 acres
Years 1-2 (2012-2013) 2-I Years 6-10 (2017-2021) 2-J Years 6-10 (2017-2021) 2-K
Estimated Cost: $ Estimated Cost: $$$$ Estimated Cost: $$

Project Name: Depot Road Project Name: Hermitage Road Project Name: Heyward Street
Improvements (Sidewalks on South Improvements (Bike Lanes & Improvements (New Street Section)
Side, Lighting, Bike Lanes) Sidewalk on Both Sides) Section Reference: 5.8
Section Reference: 9.1 Section Reference: N/A Site Data:
Site Data: Approximately 2,000 LF Site Data: Approximately 2,100 LF Approximately 1,300 LF
Years 3-5 (2014-2016) 2-L Years 11-20 (2024-2031) 2-M Years 6-10 (2017-2021) 2-N
Estimated Cost: $$ Estimated Cost: $$ Estimated Cost: $$

Project Name: Heyward Street Project Name: Project Name: Ribaut Road Complete
Improvements (Purchase of ROW for North Street Improvements Street Improvements-Phase 1
connection to Ribaut) Section Reference: 3.7 (Boundary to Bay)
Site Data:
Site Data: Approximately 380 LF Approximately 2,790 LF Site Data:
Project Schedule: Approximately 3,000 LF
Project Schedule:
Years 11-20 (2024-2031)
2-O Years 11-20 (2024-2031) 2-P Project Schedule: 2-Q
Estimated Cost: $$ Years 6-10 (2017-2021)
Estimated Cost: $$
Estimated Cost: $$

Project Name: Ribaut Road Complete Project Name: Ribaut Road Complete Project Name: Roundabout at Ribaut
Street Improvements-Phase 2 (Bay to Street Improvements-Phase 3 Road & Bay/Depot Streets
TCL Campus) (Campus to Port Royal) Section Reference: 8.1
Site Data:
Site Data: Approximately 4,000 LF Site Data: Approximately 9,630 LF N/A
Years 6-10 (2017-2021) 2-R Years 6-10 (2017-2021) 2-S Years 6-10 (2017-2021) 2-T
Estimated Cost: $$ Estimated Cost: $$$ Estimated Cost: $$



3-O 3-M

3-N

3-E
3-C

3-B
3-M
3-K 3-D

3-F 3-L

3-G 3-H
3-J 3-I

3-A




Active Project Name: Project Name: Project Name: First Boulevard
Arthur Horne Park Improvements Spanish Moss Trail Phase 3 (Allison Improvements (Sharrows/Bike Lanes
Pending Section Reference: 4.11 to Port Royal) & Sidewalks on North Side)
Future Site Data:
Approximately 17.5 acres Site Data: Approximately 12,000 LF Site Data: Approximately 2,870 LF

Years 6-10 (2017-2021)
Years 1-2 (2012-2013) 3-A Years 6-10 (2017-2021) 3-B 3-C
Estimated Cost: $$
Estimated Cost: $ Estimated Cost: $$

Project Name: Project Name: Project Name: Southside Park-Step
Mossy Oaks Road Improvements New Fire Station Headquarters 1 (Final Planning/Engineering &
Section Reference: 5.6 Section Reference: 7.4 Interim Use as Urban Farm)
Site Data: Section Reference: 4.10
Site Data:
Approximately 4,260 LF Varies/Multiple Sites Site Data: Approximately 8 acres
Years 6-10 (2017-2021) 3-D Years 1-2 (2012-2013) 3-E Years 1-2 (2012-2013) 3-F

Project Name: Southside Park- Project Name: Southside Park-Step 3 Project Name: Waddell Gardens Nature
Step 2 (Construction of Phase 1 (Construction of Final Phase) Preserve Improvements
Improvements) Section Reference: 4.10 Section Reference: 4.12
Section Reference: 4.10 Site Data:
Site Data: Approximately 20 acres
Site Data: Approximately 20 acres (40 acres total) Approximately 7.57 acres

Years 3-5 (2014-2016) 3-G Years 6-10 (2017-2021) 3-H Years 11-20 (2024-2031) 3-I
Estimated Cost: $$ Estimated Cost: $$
Estimated Cost: $$$

Project Name: Project Name: Mossy Oaks Project Name: Ribaut Road (South of
Waddell Road Improvements Waterfront Access Allison Road)
Site Data: Site Data: Site Data: N/A
Approximately 4,687 LF N/A Project Schedule:
Project Schedule: Project Schedule: Years 11-20 (2024-2031)
Years 6-10 (2017-2021) 3-J Years 6-10 (2017-2021) 3-K Estimated Cost: $$$ 3-L
Estimated Cost: $$$ Estimated Cost: $$

Project Name: Project Name: Battery Creek Road Project Name: Spanish Moss Trail
Allison Road Improvements Improvements (Sidewalk) Trailhead: Allison Road
Section Reference: 7.3 Section Reference: N/A Section Reference: 4.7
Site Data: Site Data: Site Data: N/A
Approximately 1,085 LF Approximately 10,400 LF
Project Schedule:
Project Schedule: Project Schedule: Years 1-2 (2012-2013)
Years 1-2 (2012-2013) 3-M Years 6-10 (2017-2021) 3-N Estimated Cost: $ 3-O
Estimated Cost: $480,000 Estimated Cost: $$



4-D
4-G

4-H
4-I
4-C 4-J

4-B 4-A

4-F

4-E


Project Name: Spanish Moss Trail Project Name: Spanish Moss Trail Project Name: Boundary Street (west
Phase 2 (Depot Road to Parris Island Trailhead: Beaufort Plaza of Ribaut Road) Improvements
Gateway-SC 802/US 21) Section Reference: 4.14/5.2 Section Reference: 5.7
Site Data: Site Data:
Site Data: Approximately 22,387 LF N/A Approximately 5,858 LF
Active
Years 3-5 (2014-2016) 4-A Years 3-5 (2014-2016) 4-B Years 1-2 (2012-2013) 4-C Pending
Estimated Cost: $$$ Estimated Cost: $ Estimated Cost: $$$$
Future



Active Project Name: Project Name: Robert Smalls Parkway Project Name:
Commerce Park Improvements Salem Road Improvements
Pending Section Reference: 9.2 Section Reference: 8.4 Section Reference: N/A
Site Data: Site Data: Site Data:
Future
Approximately 557 acres Approximately 15,570 LF Approximately 3,737 LF
Project Schedule:
Years 11-20 (2024-2031)
Years 6-19 (2017-2030) 4-D Years 11-20 (2024-2031) 4-E 4-F
Estimated Cost: $$
Estimated Cost: $$$$ Estimated Cost: $$

Project Name: Project Name: Spanish Moss Trail- Project Name: Belt Buckle Park
Shanklin Road Improvements Phase 3 (Parris Island Gateway-SC Section Reference: 2.9
Section Reference: 9.2 802/US 21 to MCAS/Clarendon)
Site Data: Approximately 3.25 acres
Site Data: Section Reference: 5.2
Project Schedule:
Approximately 9,367 LF Site Data: Years 11-20 (2024-2031)
Project Schedule: N/A
Estimated Cost: $$$S
Years 11-20 (2024-2031) 4-G Project Schedule:
4-H 4-I
Years 11-20 (2024-2031)
Estimated Cost: $$
Estimated Cost: $$$

Project Name: Battery Creek Marshes
Viewshed and Waterfront Access
Site Data: Approximately 13 acres
Project Schedule:
Years 3-5 (2014-2016)
Estimated Cost: $$$$ 4-J



5-A

5-C

5-D

5-B


Project Name: Project Name: Project Name: Active
Vista II Civic/Open Space Lady’s Island Drive Sams Point Road Improvements
Section Reference: 2.7/6.6 Section Reference: 2.7/6.6 Section Reference: 10.3 Pending
Site Data: Approximately 1.34 acres Site Data: Site Data: Future
to be acquired Approximately 2,200 LF Approximately 1,170 LF
Years 3-5 (2014-2016) 5-A Years 11-20 (2024-2031) 5-B Years 11-20 (2024-2031) 5-C

Project Name:
Sams Point Road Park
Site Data:
Approximately 1 acre
Project Schedule:
Years 11-20 (2024-2031) 5-D
Estimated Cost: $$



11.2 Development/
Redevelopment
Opportunities
As the city undertakes significant civic
infrastructure projects to improve the public
realm, new development and redevelopment
opportunities will arise. The plan drawings on
the following pages show the areas where future
opportunities have been identified in the Civic
Master Plan. There is a corresponding table for each
sector map with details about the potential project,
as well as reference to the section of the Civic
Master Plan where more detailed information can
be found.

1403 Lafayette
Street Infill
Higginsonville Artist
Community Infill

Pigeon Point
Park Area Infill
Dixon Village
Infill

Northwest
Quadrant Infill University of
South Carolina -
Beaufort

Post Office Block
Redevelopment

Former Jail
Site Infill

Marina
Redevelopment

SSSECTOR 1 DEVELOPMENT/REDEVELOPMENT OPPORTUNITIES



Civic Master Plan References Sector 1 Development/Redevelopment Project Information
Section Approx. Site
Sector 1 Project Name Civic Investment Required Development Details
Reference Acreage

Marina Redevelopment 2.2 • Waterfront Park Expansion 3 acres • Multi-family Housing: 30 units
• Downtown Parking Garage • Mixed Use: 30,000 square feet
• Civic: 5 buildings
University of South 7.1 • Boundary Street Road Diet, 5+ acres • Student housing: 300-500 units
Carolina - Beaufort
• Bellamy Curve Improvements • Classroom: 105,000 square feet

Post Office Block 6.2 • Charles Street streetscape improvements 3 acres • Civic: 20,000 square feet (school expansion)
• North Street streetscape improvements • Mixed Use: 60,000 square feet
• Single Family Housing: 9 units

Northwest Quadrant 6.2 • Greene Street streetscape improvements 3.5 acres • Multi-family housing: 6 units
Infill - Phase 1
• Duke Street streetscape improvements • Single-Family housing: 4 units
• Accessory dwellings: 2 units
Northwest Quadrant 6.2 • Greene Street streetscape improvements 3.5 acres • Single-family housing: 10 units
Infill - Phase 2
• Duke Street streetscape improvements • Accessory Dwellings: 14 units
Former Jail Site Infill - 6.2 TBD 5.5 acres • Multi-family housing: 32 units
Phase 1
• Single-family housing: 7 units
• Retail/Office (jail building reuse)
Former Jail Site Infill - 6.2 TBD 5.5 acres • Multi-family housing: 82 units
Phase 2

1403 Lafayette Street 6.2 City-owned land 1.75 acres • Multi-family housing: 24 units
Infill

Pigeon Point Park Area 6.2 TBD 36 acres • Single-family housing: 48 units
Infill
• Multi-family housing: 108 units
• Office: 55,000 square feet
• Retail: 57,000 square feet
Higginsonville Artist 6.2 TBD 19 acres • Single-family housing: 35 units
Community Infill
• Outdoor pavilion
Dixon Village 6.2 TBD 16.5 acres • Single-family housing: 24 units
Redevelopment



Harvey
Property

North
End

Depot
Area

Technical
College of the
Lowcountry




Approx.
Section
Sector 2 Project Name Civic Investment Required Site Development Details
Reference
Acreage
• N/A • Single-family housing: 29 units
Harvey Property
6.3 17 acres • Senior housing: 136 units
Development

• Spanish Moss Trail Phase 2 (Depot Road to Parris • Civic: 2,000 square feet
Island Gateway - SC 802/US 21)
North End Infill 6.3 14 acres • Single-family housing: 69 units
• Spanish Moss Trail Trailhead: North Street

• Spanish Moss Trail: Trailhead at Depot Road • Civic: 800 square feet
Depot Road Area Infill 9.1 • Spanish Moss Trail: Depot Area Rail Trail 20 acres • Single-family housing: 14 units
Amenity Center
• Mixed-use: 134,900 square feet

• Ribaut Road Improvements • Main campus build-out: 512,000 square feet
• Polk Island - Civic: 10,000 square feet (Polk
Technical College of the Island)
7.2 35 acres
Lowcountry
• Polk Island - Cottage housing: 12 units
(potentially rental)



Allison Road Infill/ Beaufort
Redevelopment Memorial
Hospital

Rogers Drive Battery Mystic Drive
Redevelopment Creek infill

Brotherhood Road
Neighborhood

South Ribaut
Road Infill

Southside

Waddell Road Infill




Reference Acreage
• Spanish Moss Trail Phase 3 (Allison Road to Port • Single-family housing: 62 units
Royal)
Brotherhood Road • Multi-family housing: 121 units
6.4 21 acres
Redevelopment • Mossy Oaks Waterfront Access

• Ribaut Road (South of Allison Road) • Single-family housing: 65 units (attached)
improvements
Mystic Drive Infill 6.4 27 acres
• Spanish Moss Trail Phase 3 (Allison Road to Port • Single-family housing: 35 units
Rodgers Drive Royal)
6.4 6.5 acres • Civic: 5,000 square feet
Redevelopment

Battery Creek Road • TBD • Single-family housing: 35 units
6.4 15 acres
Redevelopment

• Southside Park - Step 1 (Final Planning/ • Single-family housing: 125 units
Engineering & Interim Use as urban farm)
• Southside Park - Step 2 (Construction of Phase 1
• Office/Retail: 36,000 square feet
Southside Neighborhood Improvements)
6.4 143 acres
Redevelopment • Civic: 18,000 square feet
• Southside Park - Step 3 (Construction of Final
Phase)
• Waddell Road improvements

• Southside Park - Step 1 (Final Planning/ • Single-family housing: 62 units
Engineering & Interim Use as urban farm)
• Civic: 5,000 square feet
• Southside Park - Step 2 (Construction of Phase 1
Improvements)
Waddell Road Infill 6.4 18.5 acres
• Southside Park - Step 3 (Construction of Final
Phase)
• Waddell Road improvements

• Ribaut Road (South of Allison Road) • Single-family housing: 27 units
improvements
South Ribaut Road
6.4 56 acres
Neighborhood Infill • Live/Work: 14 units
• Office/Retail: 148,150

• Allison Road Improvements • Office: 363,000 square feet
• Spanish Moss Trail Trailhead: Allison Road • Retail: 117,000 square feet
Allison Road Infill/
6.4 33 acres • Single-family housing: 27 units
Redevelopment
• Multi-family/student housing: 205 units
• Senior housing: 176 units
• Ribaut Road Improvements • Hospital and Medical Offices: 370,000 square
feet (5-story bed tower)
Beaufort Memorial • Allison Road Improvements
7.3 17 acres
Hospital



Commerce Park
Expansion Area

Belt Beaufort
Buckle Town Center
Park
Burton
Infill Area Beaufort
Battery Creek High Burton Plaza
School Area Industrial Area

Robert Smalls
Parkway East

Robert Smalls Parkway/Parris
Island Gateway
Bostick
Trask Property
PUD

Gray Property




Reference Acreage
TBD • Civic: 10,000 square feet
Battery Creek High • Single-family housing: 358 units
6.5 205 acres
School Area • Multi-family housing: 179 units
• Office/Retail: 26,000 square feet
• Spanish Moss Trail Phase 2 (Depot Road to Parris • Mixed-use/Office: 855,000 square feet
Island Gateway - SC 802/US 21)
Beaufort Plaza 6.5 • Spanish Moss Trail Trailhead: Beaufort Plaza 130 acres
• Boundary Street (west of Ribaut Road)
Improvements
• Boundary Street (west of Ribaut Road) • Single-family housing: 28 units (attached)
Hogarth Street Improvements
Neighborhood/Belt • Belt Buckle Park
6.5 35 acres • Civic: 20,000 square feet
Buckle Park Area
Redevelopment • Retail: 55,000 square feet
• Office/Mixed-use: 77,000 square feet
• Boundary Street (west of Ribaut Road) • Single-family housing: 53 units
Improvements
Beaufort Town Center • Multi-family housing: 104 units
6.5 • TBD 64 acres
Redevelopment • Mixed-use: 420,500 square feet
• Multi-Use Path • Single-family housing: 245 (95 detached; 150
attached)
• Spanish Moss Trail Phase 3 (Parris Island
Robert Smalls Parkway/ Gateway SC 802/ US 21 to MCAS/Clarendon) • Multi-family housing: 204 units
8.5 148 acres
Parris Island Gateway
• Multi-Use Path • Single-family housing: 43 units (attached)
Robert Smalls Parkway • Spanish Moss Trail Phase 3 (Parris Island • Multi-family housing: 232 units
8.5 Gateway SC 802/ US 21 to MCAS/Clarendon) 96 acres
East • Mixed-use/Office: 185,000 square feet
• Commerce Park Public Infrastructure • Expansion to 960 acres from existing 165
Commerce Park Improvements acre Commerce Park site
9.2 960 acres
Expansion Area
• Shanklin Road Improvements
• TBD • Multi-family housing: 60 units
Burton Industrial Area 9.3 212 acres
• Industrial: 370,000 square feet
• TBD • Single-family housing: 202 units
Burton Infill Area 9.3 266 acres
• Industrial: 128,000 square feet
Gray Property (Strategic • Robert Smalls Parkway Improvements • Office Campus: 800,000 square feet
9.4 100 acre
Opportunity Site)
Bostick Property • Salem Road Improvements • Office Campus: 760,000 square feet
(Strategic Opportunity 9.4 100 acres
Site)
• Robert Smalls Parkway Improvements • Retail: 228,300 square feet
Trask Property PUD N/A 115 acres
• Office/Mixed-Use: 141,900 square feet



Whitehall/Vista Area
Redevelopment

Hamilton
Village

Lady’s Island Village Center

Airport Junction PUD




Section Project Approx. Site
Reference Type Acreage

Private • Lady’s Island Drive Improvements • Single-family housing: 100 units
• Sams Point Road Improvements • Multi-family housing: 324 units
Lady’s Island Village • Sams Point Road Park • Civic: 15,000 square feet
8.6 128 acres
Center • Retail: 276,000 square feet
• Office: 86,000
Private • Vista II Civic/Open Space • Single-family housing: 13 units
Whitehall/Vista Area
6.6 45 acres • Civic: 4,000 square feet
Redevelopment
Private • N/A • Single-family housing: 20 units (attached)
Hamilton Village Area
6.6 7 acres • Office: 5,000 square feet
Infill
Private • N/A • Office/Mixed Use: 475,000 square feet
Airport Junction PUD N/A 150 acres


KEY STRATEGIES
MAPS

Map: Building Footprints. . . . . . . . . . . . . . . . . . . . . 280 Map: Existing Walk Score. . . . . . . . . . . . . . . . . . . . . 290

Map: 4% and 6% Tax Rates . . . . . . . . . . . . . . . . . . . 282 Map: Building Uses. . . . . . . . . . . . . . . . . . . . . . . . . . 292
IN THIS CHAPTER

Map: Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . 284 Map: Vacant and Abandoned Buildings. . . . . . . . . 293

Map: Floodplains. . . . . . . . . . . . . . . . . . . . . . . . . . . . 286 Map: Building Height. . . . . . . . . . . . . . . . . . . . . . . . 294

Map: Soil Conditions. . . . . . . . . . . . . . . . . . . . . . . . . 288

A: Appendix

BOUNDARY STREET

AY
W

CARTERET STREET
RK

RIBOUT ROAD
PA
LS
AL
SM
RT
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSBUILDING FOOTPRINTS SECTORS 1-3


A: Appendix

TRA
SK P
ARK
WAY
T
R Y ST R EE
B O U N DA

AD
RI BO U T RO
AY
KW
AR
L SP
M AL
R TS
BE
RO

SSBUILDING FOOTPRINTS SECTOR 4

SE
AI
SL
AN
D
PA
R KW
AY
E
IV
DR
ND
LA
IS
’S
DY
LA

SSBUILDING FOOTPRINTS SECTOR 5


A: Appendix

6%
4%

BOUNDARY STREET

AY
W

CARTERET STREET
RK

RIBOUT ROAD
PA
LS
AL
SM
RT
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SS4% AND 6 % TAX RATES SECTORS 1-3
*As of March 2013


A: Appendix

TRA
SK P
ARK
WAY
T
R Y ST R EE
B O U N DA

AD
RI BO U T RO
AY
KW
AR
L SP
AL
T SM
B ER
RO

SS4% AND 6% TAX RATES SECTOR 4
*As of March 2013

SE
AI
SL
AN
D
PA
R KW
AY
E
IV
DR
ND
LA
IS
’S
DY
LA

SS4% AND 6% TAX RATES SECTOR 5
*As of March 2013


A: Appendix

BOUNDARY STREET

AY
W

CARTERET STREET
RK
PA

RIBOUT ROAD
L S
AL
SM
R T
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSEXISTING ZONING SECTOR 1-3


A: Appendix

TRA
SK P
ARK
WAY
T
R Y ST R EE
B O U N DA

AD
RI BO U T RO
Y
K WA
AR
SP
LL
S MA
RT
BE
RO

SSEXISTING ZONING SECTOR 4

SE
AI
SL
AN
D
PA
R KW
AY
E
IV
DR
ND
LA
IS
’S
DY
LA

SSEXISTING ZONING SECTOR 5


A: Appendix

Poor Soils

BOUNDARY STREET

AY
W

CARTERET STREET
RK

RIBOUT ROAD
PA
L S
AL
SM
R T
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSSOIL CONDITIONS SECTOR 1-3


A: Appendix

TRA
SK P
ARK
WAY
T
R Y ST R EE
B O U N DA

AD
RI BO U T RO
AY
KW
AR
SP
LL
S MA
RT
BE
RO

SSSOIL CONDITIONS SECTOR 4

SE
AI
SL
AN
D
PA
R KW
AY
E
IV
DR
ND
LA
IS
’S
DY
LA

SSSOIL CONDITIONS SECTOR 5


A: Appendix

100 Year Floodplain

500 Year Floodplain

BOUNDARY STREET

AY
W

CARTERET STREET
RK

RIBOUT ROAD
PA
L S
AL
SM
R T
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSFLOODPLAIN SECTOR 1-3


A: Appendix

TRA
SK P
ARK
WAY
T
R Y ST R EE
B O U N DA

AD
RI BO U T RO
AY
KW
AR
SP
LL
S MA
RT
BE
RO

SSFLOODPLAIN SECTOR 4

SE
AI
SL
AN
D
PA
R KW
AY
E
IV
DR
ND
LA
IS
’S
DY
LA

SSFLOODPLAIN SECTOR 5


A: Appendix

Car-Access Only
Car Dependent
Somewhat Walkable
Very Walkable
Walkable
1/2 Mile Radius
BOUNDARY STREET

CARTERET STREET
AY
W
RK
PA

RIBOUT ROAD
LS
AL
SM
RT
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSEXISTING WALK SCORE SECTOR 1-3
*Based on data collected for the 2009 Comprehensive Plan


A: Appendix

TRA
SK P
ARK
WAY
T
R Y ST R EE
B O U N DA

AD
RI BO U T RO
AY
KW
AR
SP
LL
S MA
RT
BE
RO

SSEXISTING WALK SCORE SECTOR 4

SE
AI
SL
AN
D
PA
R KW
AY
E
IV
DR
ND
LA
IS
’S
DY
LA

SSEXISTING WALK SCORE SECTOR 5


A: Appendix

BOUNDARY STREET

CARTERET STREET
AY
W
RK
PA

RIBOUT ROAD
LS
AL
SM
RT
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSEXISTING BUILDING USE SECTOR 1-3 AS OF 2011


A: Appendix

Vacant Land
Abandoned Building

BOUNDARY STREET

CARTERET STREET
AY
W
RK
PA

RIBOUT ROAD
LS
AL
SM
R T
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSEXISTING VACANT LAND AND ABANDONED BUILDINGS SECTOR 1-3 AS OF 2011


A: Appendix

1 Story
2 Stories
3 Stories
4 Stories

BOUNDARY STREET

CARTERET STREET
AY
W
RK

RIBOUT ROAD
PA
LS
AL
SM
RT
BE
RO

SE
A
ISL
AN
D
PA
R KW
AY
R IB O U
T R OA
D

SSEXISTING BUILDING HEIGHTS SECTOR 1-3 AS OF 2011


A: Appendix



Civic Master Plan - March 18, 2013 DRAFT

Civic Master Plan - March 18, 2013 DRAFT

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Civic Master Plan - March 18, 2013 DRAFT