Civic masterplan sector1-appendixc

APPENDIX C

REDEVELOPMENT
COMMISSION PROJECTS
BOOK
The Projects Book presented here was created
for the Beaufort Redevelopment Commission
to identify and organize potential projects the
emerged out of the study and design completed
during the Sector 1 Planning Charrette. This book
serves as a roadmap for the Commission members
as they work to encourage redevelopment
throughout Beaufort.

Redevelopment Commission
PROJECTS BOOK

June 2, 2011

CONTENTS

CHAPTER 1 Redevelopment Commission Objectives 1

CHAPTER 2 Short Term Projects 11

CHAPTER 3 Mid-Term Projects 57

CHAPTER 4 Long Term Projects 88

CHAPTER 1
REDEVELOPMENT COMMISSION OBJECTIVES

Introduction 2
Overview of Project Portfolio 2
Matrix of Projects 3
Maps of Projects 4
Redevelopment Commission Objectives 6
Commercial Development Committee 6
Residential Development Committee 7
Finance Committee 8
PR & Communications Committee 9

Chapter 1 | Redevelopment Commission Goals

INTRODUCTION
The City of Beaufort Redevelopment Commission has The table on the facing page illustrates the categorization
been established to renovate, revitalize, and regenerate of each project and serves as the Index for the Projects
underutilized and distressed areas of Beaufort. Book. The map on next page identifies each Project’s
actual, or anticipated location.
The Redevelopment Commission’s mission is to lead a
coordinated strategy for redevelopment through targeted
investments and partnerships aimed at strengthening the
City of Beaufort as:
1. The heart of economic development for
Northern Beaufort County.
2. A prosperous place for business and
institutions; and
3. An attractive urban environment for residents
and visitors.

In support of this mission, the Office of Civic Investment
(OCI) has prepared the following Projects Book
detailing the list of initiatives documented in the Civic
Master Plan for The City of Beaufort: Sector 1. The
Civic Master Plan was generated through a vigorous six-
month process of data collection, community outreach,
and urban design. The Projects Book serves as the
“implementation” document of the Civic Master Plan
and is to be used by the Redevelopment Commission
(RDC) to prioritize projects and coordinate efforts
across the public and private sectors. It is formatted to
incorporate changing priorities and is expected to be a
living document that leads Civic policy and investment.

The Projects are categorized in two ways. The first is by
timeline. Each initiative has been prioritized according
to its anticipated delivery and placed within one of three
time periods:
1. Short Term: 1 to 18 months,
2. Mid-Term: within 5 years, and
3. Long Term: within 20 years.

The second is by RDC subcommittee representing the
four categories of:
1. Commercial Redevelopment
2. Residential Redevelopment
3. Finance
4. Communication/Public Relations

2 Civic Master Plan | Sector 1

COMMITTEE TYPE
Commercial Residential Finance Communications Project Policy Infrastructure Form-based code
Short-term Projects (within next 18 months)
Policies & Initiatives
1 Incentives X X X X X
Code Enforcement X X
Enforcement of Tax Liens X X
Expedited Permitting X X X X X
RDC Marketing Campaign X X
2 Lowcountry Housing Trust Recommendations X X X
Residential Market Study X X X
3 Pre-approved House Plans X X
Pre-approved Small Area Plans X X X
Aerial Utility Lines Clean up X X X X
Projects
1 Pedestrian Crossings X X X X X
Old City Hall/Green Grocery X X
Midtown X X X
Community Garden X X X X
Bus Livability Grant X X
Eastern Boundary Street Road Diet X X
Bicycle Friendly Community X X X
Bladen Street Streetscape X X
Duke Street Streetscape X X
2 City-owned Properties Plan X X X
Banner Area at Bay & Ribaut X X X
Day Docks & Public Boat Ramp X X X
Basil Green Park X X X X
Residential Pilot Projects X X X
3 Sycamore Street Streetscape
Beaufort Museum X X X
Downtown Wayfinding Package X X X X
1409-1411 Duke Street X X

Mid-term Projects (within 5 years)
1 Extension of Waterfront Park (boardwalk) X X
Farmers Market Pavilion X X
Downtown façade improvements X X X X
Business campus expansion (Hoogenboom) X X X
USCB expansion & student housing X X X
2 Washington Square Park X X
Visitor Center X X X X
Artist Studio space X X X
NWQ residential infill X X X
Higginsonville residential infill X X X
3 Bellamy’s Curve infrastructure improvements X X
Ribaut Road streetscape improvements X X
Business Incubator X X X X
4 Bladen Street commercial infill X X X
Charles Street commercial infill X X X
Post Office block redevelopment X X X
Former Jail site redevelopment X X X

Long-term Projects (within 20 years)
1 Marina redevelopment & parking garage X X X
Boundary Street infill X X X X
Piggly Wiggly redevelopment X X
Port Republic infill development X X
2 Convention Center X X X
Performance Center X X X
3 Whitehall redevelopment X X X X X

3
Sector 1 Civic Master Plan
City of Beaufort, SC | www.beaufortcivicinvestment.org


PROJECTS MAP

7

12
16

11

2
8
4
14 10

13
3
9

5
1

15
6
N

SECTOR 1 SITE PLAN


1 Old City Hall/Green Grocery
2 Midtown
3 Bladen and North Streets Streetscape
4 Duke Street Streetscape
5 Banner Area at Bay and Ribaur
6 Day Docks and Public Boat Ramp
7 Basil Green Park
8 1409 & 1411 Duke Street
9 Extension of Waterfront Park
10 Business Campus Expansion
11 USCB Expansion and Student Housing
12 Bellamy’s Curve Infrastructure Improvements
13 Post Office Block Redevelopment
14 Former Jail Redevelopment
15 Marina Redevelopment and Parking Garage
16 Piggly Wiggly Redevelopment

IMAGE SOURCE: South Carolina Library

1884 SANBORN MAP

5


COMMERCIAL DEVELOPMENT COMMITTEE OBJECTIVES

A)
1. Review City’s available incentive programs; look at options.
2. Review other communities’ redevelopment and incentives programs.
3. Make recommendations through the OCI and/or City Council by end of March.

B)
1. Research and identify real and perceived impediments to redevelopment by the private sector in the
marketplace.
2. Identify state and regional redevelopment partners and stakeholders to meet with. This list will include
Lowcountry Economic Network and others in the area.
3. Identify the needs, types, and proprieties for redevelopment in Sector 1 by the end of March.
4. Make property owner contact to facilitate coordination of services from OCI.

C)
1. Anticipate project needs for USCB and coordinate with Campus Master Planning Process.
2. City Hall project coordination to redo RFP and position building for sale.


RESIDENTIAL DEVELOPMENT COMMITTEE OBJECTIVES

A)
1. Have the City, in partnership with Port Royal, join the Low Country Housing Trust.
2. Create incentives such as pre-set building plans, permit streamlining, and city-owned property protocols.

B)
1. Identify and prioritize neighborhood projects.
2. Present the first 2 to 3 projects, in conjunction with the Finance Committee, to Council in order to initiate
projects by end of 2011.
3. Maintain close coordination with the Finance Committe, particularly with respect to identification and
management of funding sources. Certain funding sources impose many restrictions which may be
incompatible with the type/price of housing proposed by builders. A variety of financing options is critical to
provide the needed flexibility for many different stakeholders in the residential building world.

7


FINANCE COMMITTEE OBJECTIVES

A)
1. Identify public and private funding sources (local banks, SC SHFDA, HOME, CDBG, etc) which may be
combined with private developer funds in an appropriate manner to fund identified projects.
2. Work with the Residential Committee to explore membership with Lowcountry Housing Trust.
3. Explore grants and credit enhancement options that can be used for commercial development such as energy
retrofits.
4. Work closely with City staff in packaging and submitting well-prepared funding applications to LCOG as a
way of maximizing the dollar amount of those funds awarded to the City.


PR & COMMUNICATIONS COMMITTEE OBJECTIVES

A)
1. Complete the Redevelopment Commission’s basic website with mission statement, bios, pictures, agenda and
minutes, a link to enabling legislation as well as the Office of Civic Investment and a “Contact Us” link by
May.
2. Print business cards for Redevelopment Commission members.

B)
1. Chairman Verity to send a letter to the Beaufort Gazette to schedule a meeting with the editorial board.
2. Chairman Verity, Mr. Martin and Mr. Dadson will set up Chairmen’s breakfasts with other governments and
not-for-profits to share information.

C)
1. Prepare an “Objectives Booklet” for each member of the RDC to prioritize the short, medium and long-term
projects by Committee.
2. Prepare list of issues requiring City Council approval to establish expectations and “cooperative consent”
policy City Council between RDC and City Council.
3. Coordinate committee meeting minutes format.

9

CHAPTER 2
SHORT-TERM PROJECTS

POLICIES and INITIATIVES
Priority #1 Incentives 12
Code Enforcement 13
Enforcement of Tax Liens 14
Expedited Permitting 15
RDC Marketing Campaign 16
Priority #2 Lowcountry Housing Trust 17
Residential Market Study 18
Priority #3 Pre-approved House Plans 19
Pre-approved Small Area Plans 20
Aerial Utility Lines Clean-up 21

PROJECTS
Priority #1 Pedestrian Crossings 22
Old City Hall/Green Grocery 23
Midtown 24
Community Garden 26
Bus Livability Grant 27
Eastern Boundary Street Road Diet 28
Bicycle Friendly Community 30
Bladen Street Streetscape 34
Duke Street Streetscape 36
Priority #2 City-owned Properties Plan 38
Banner Area at Bay & Ribaut 42
Day Docks & Public Boat Ramp 43
Basil Green Park 44
Residential Pilot Projects 46
Priority #3 Sycamore Street Streetscape 52
Beaufort Museum 53
Downtown Wayfinding Plan 54
1411 Duke Street 56

Chapter 2 | Short Term | Policies and Initiatives

INCENTIVES
ACTION PLAN NOTES

1. Review the current incentives for redevelopment.
 Vacant & Abandoned buildings incentive

2. Modify incentives as needed to encourage the
following:
 Job creation
 Infill commercial and residential development
 Adaptive reuse of abandonded/historic properties
 New business
 Technology firms
 Student housing
 Historic preservation
 New construction on RD corridors
 Customized incentive packages

3. Consider ways to lower impact fees.
 Work with BJWSA to identify the average water
and sewer usage in each neighborhood. Calculate
the water/sewer capacity fees on these numbers,
rather than on the County average.
 Work with the County to create a tiered
transformation impact fee based on context.


CODE ENFORCEMENT
ACTION PLAN NOTES

1. Consider how the City can use the existing code
enforcement rules as a catalyst for rehabilitation of
existing dilapidated structures and, in particular, to
eradicate blighted residential dwellings.

2. Consider using HOME, CDBG or SC SHFDA grants
to bring dwellings occupied by low income homeowners
into code compliance.

13


ENFORCEMENT of TAX LIENS
ACTION PLAN NOTES

1. Consider strategies to use the City’s power to
foreclose on properties for non-payment of taxes.

2. Use the foreclosed properties as an opportunity to
rehabilitate an under-used structure and sell it, thereby
creating a safer, more desirable neighborhood, as well as
getting the property back on the tax rolls.

3. Rehabilitation can be funded through the revolving
fund described in the section on City-owned Properties.
Proceeds from sales should go to the revolving fund.

4. Assign the tax lien enforcement effort to a specific
City government entity.


EXPEDITED PERMITTING
ACTION PLAN NOTES

1. Continue the Chamber of Commerce’s initiative to
implement expedited permitting via form-based code.

2. Support the appointment of a case manager to handle
project permitting as part of the form-based code that is
adopted.

3. Support pre-design working meetings with staff to
ensure a proposed project is feasible and to identify
ordinance items that may require special attention as a
way to mitigate the uncertainty of the review process.

15


RDC MARKETING CAMPAIGN
ACTION PLAN NOTES

1. Develop a plan to spread the message about
the projects and work plan of the Redevelopment
Commission is working on.

2. Redevelopment Commission members should attend
Rotary Club and other civic group meetings as guest
speakers.

3. Work with the Office of Civic Investment staff
to identify and ensure that each project is marketed
appropriately on several communication vehicles
(Digitel Beaufort, Beaufort Gazette, Lowcountry
Weekly, etc.).


LOWCOUNTRY HOUSING TRUST
ACTION PLAN NOTES

1. Continue to work with Port Royal to raise money for
the initial fee to establish a formal relationship with the
Lowcountry Housing Trust.

2. Develop a proposal for several initial pilot projects
for the Lowcountry Housing Trust. (See Residential
Pilot Projects for more information.)

17


RESIDENTIAL MARKET STUDY
ACTION PLAN NOTES

1. Conduct a residential market study for downtown.
This study should provide evidence of the marketability
of new and rehabilitated residential units. Demonstrated
demand for units will encourage lenders to lend, builders
to build, and investors (including homeowners) to invest.

2. Publicize this study to generate interest in the
downtown residential market.


PRE-APPROVED HOUSE PLANS
ACTION PLAN NOTES

1. Send out an RFP to local architects for a pre-defined
variety of house plans to be used as pre-approved plans
in the historic district. These plans should be calibrated
to be respective of each unique neighborhood and house
plans should be distinguished by location (i.e., corner
lot, mid-block, townhome, etc.) and keyed to each
transect zone.

2. Work with the Historic Review Board to refine the
pre-approved plans to fit each neighborhood. Use the
form-based code as a guide for determining which plans
are most appropriate.

3. Publish the approved plans and send to local
developers. Ensure that owners of vacant/abandoned
lots receive the booklet of pre-approved plans.

4. Need to provide a compensation mechanism to each
designer for using their plans.

19


PRE-APPROVED SMALL AREA PLANS
ACTION PLAN NOTES

1. Provide a legal mechanism through the new form-
based code to allow for pre-approved small area site
plans. Specific plans in the Civic Master Plan would
be pre-approved by the design review boards (ARB &
HRB) to expedite the approval process.

2. Ensure that there is language included in the code to
allow each project to adapt to an appropriate degree over
time and to ensure the pre-approved plans do not become
so restrictive as to be obselete.


AERIAL UTILITIES LINES CLEAN-UP
ACTION PLAN NOTES

1. Develop a plan to clean up aerial utility lines. This
includes, but is not limited to, removing dead lines and
consolidating poles.

2. Define a particular area to start with, then move
throughout downtown.

3. This effort could grow into a larger initiative to bury
utility lines in the future.

4. Work closely with utility companies to implement.

21

Chapter 2 | Short Term | Projects

PEDESTRIAN CROSSINGS
ACTION PLAN NOTES

1. Install pedestrian crossings at key intersections
throughout Sector 1 to improve pedestrian safety
and to slow traffic. See the map below for specific
locations. Thermoplastic markings are preferred to
painted markings.

2. Work with the City of Beaufort and SCDOT to get
the specified pedestrian crossings marked.

N

RECOMMENDED PEDESTRIAN CROSSINGS


OLD CITY HALL
ACTION PLAN NOTES

1. Consider two different strategies to produce income:
1) lease the building; and 2) sell the building.
 Option 1: Lease
Develop a set of guidelines and requirements
for the lease structure, lease terms, etc. Work
with potential tenants to negotiate acceptable
lease terms.
 Option 2: Sale

2. Complete the due diligence on the building to be
included in the RFP, including, but not limited to the
following:
 Environmental
 Structural
 Existing Conditions (floorplans, elevations, etc)
 Current Zoning & By-Right Uses
 Potential redevelopment of surrounding area
(plans from the Sector 1 Charrette)

OLD CITY HALL (EXISTING)

23


MIDTOWN and PRINCE STREET
ACTION PLAN NOTES

1. Continue to assist developers to expedite the
permitting phase.

2. Understand the permitting/development process with
the intent to make recommendations of how to expedite
the permitting process.

3. Review alternative plans to consider the inclusion of
the Community Garden on site.

4. Review preliminary design for Prince Street section
done by Carolina Engineering (see below).

5. Issue RFP for construction of Prince Street
improvements.

6. Continue to coordinate with the developers
throughout the construction phase.

PRINCE STREET SECTION (Carolina Engineering )


MIDTOWN SITE PLAN

25


COMMUNITY GARDEN
ACTION PLAN NOTES

1. Locate a suitable site for a community garden to
replace the existing garden displaced by the Midtown
development project, or consider re-organizing the
Midtown site plan to accomodate a garden.

2. Locate suitable sites for community gardens in each
neighborhood (see map below for potential sites).

3. Partner with the Open Land Trust and seek out
additional grant monies to facility the prioritization and
purchase (or temporary easement on) these sites.

N

POTENTIAL SITES FOR COMMUNIT Y GARDENS


BUS LIVABILITY GRANT
ACTION PLAN NOTES

1. Continue to monitor the process with Beaufort
County and other stakeholders.

27


EASTERN BOUNDARY STREET ROAD DIET
ACTION PLAN NOTES

1. Complete engineering drawings for the re-painting of
Boundary Street. (See images below)

2. Apply to SCDOT for an encroachment permit.

3. Coordinate with Public Works to re-paint the road.

B OUNDARY ST REET ROAD DIET PL AN


KEY
A - Public Frontage
B - Parallel Parking
C - Travel Lane
D - Turning Lane

SCALE: 1” = 30’

N

SCALE: 1” = 300’

29


BICYCLE FRIENDLY COMMUNITY
ACTION PLAN NOTES

1. Present sharrow striping plan to Redevelopment
Commission and City Council.

2. Apply for an encroachment permit from SCDOT.

3. Coordinate with Beaufort Public Works Department
on striping and bicycle signage throughout Sector
1. Purchase a sharrow stencil (www.alphabetsigns.
com/signs/p/70060SH.html, approximately $275)
or thermoplastic sharrow markings (Flint Trading
approximately $160 per marking).

4. Review the Bicycle Friendly America Scorecard (see
following pages) and implement these items. For more
information, visit the website at www.bikeleague.org/
programs/bicyclefriendlyamerica/communityscorecard.

5. Apply for League of American Cyclists - Bicycle
Friendly City designation. For more information,
visit their website at www.bikeleague.org/programs/
bicyclefriendlyamerica/communities/apply.php.


T R A N S P O R TAT I O N M A P

31


BICYCLE FRIENDLY COMMUNITY (continued)
Much can and should be done to further educate
motorists and cyclists on how to properly share the
road. In addition to signage, communities are
offering instruction through traffic ticket diversion
programs and Public Service Announcements to
name a few.
Encouragement
 Does your community have an up-to-date bicycle map?
Bike maps are critical to safely navigating a
Engineering community that doesn’t have a fully developed bike
 Does your community have a comprehensive, connected network and encouraging people to get to where
and well-maintained bicycling network? they want to go by bike.
A comprehensive, connected, and well-maintained  Does the community celebrate bicycling during national
bicycling network enables cyclists to get wherever Bike month with community rides, Bike to Work Day or
they want to go through a mixture of on- and off- media outreach?
street accommodations. National Bike Month and Bike to Work Day are
 Is bike parking readily available throughout the celebrated by hundreds of communities across the
community? country. Learn more on how to promote these
Many Bicycle Friendly Communities are making activities here.
efforts to increase availability of bike parking  Does the community host any major community cycling
through requiring racks in new construction and events or rides?
even lowering parking minimums for businesses that Community rides, large and small, are great ways to
offer bike parking. highlight new bike infrastructure and encourage
 Is there a Complete Streets ordinance or another policy new riders. Don’t forget to invite your community’s
that mandates the accommodation of cyclists on all road political leaders!
projects?  Is there an active bicycle advocacy group in the
Complete Streets ordinances require that all modes community?
of travel - including bicycles - be accommodated Bicycle Friendly Communities don’t happen
whenever a new road is constructed or an existing without community effort. Having a local group
one is rebuilt. Learn more at completestreets.org. advocating for bike-friendly policies, programs and
accommodations is key to getting things done.
Education
 Is there a community-wide Safe routes to School program Enforcement
that includes bicycling education?  Do law enforcement officers receive training on the rights
Safe Routes to School is a federal level funding and responsibilities of all road users?
program to encourage youth to bike and walk to Local law enforcement has a tough job. Officers’
school through infrastructure changes and training is available and critical in protecting your
education. rights and keeping roadways safe for all users.
 Are there bicycling education courses available for adults  Does your community have law enforcement or other
in the community? public safety officers on bikes?
The League offers the Smart Cycling program There’s no better way for law enforcement to get
through League Certified Instructors in better hands-on experience than policing from
communities throughout the country. Find an behind the handlebars. These officers can also
instructor or class in your area! manage crowds and congested downtowns better as
 Does your community educate motorists and cyclists on well and their equipment is cheaper than an
their rights and responsibilities as road users? outfitted cruiser.


 Do local ordinances treat bicyclists equitably?
Equal treatment through city policies and
ordinances is critical in ensuring cyclists rights to
the road.

Evaluation
Is there a specific plan or program to reduce cyclist/motor
vehicle crashes?
From targeted enforcement or redesign of
intersections with high crash rates, your community
should be striving for safer streets.
 Does your community have a current comprehensive
bicycle plan?
 Is there a Bicycle advisory Committee that meets
regularly?
 Does your community have a bicycle program manager?

33


BLADEN and NORTH STREET STREETSCAPE
ACTION PLAN NOTES

1. Oversee continued work on Bladen Street to ensure
that project is completed in a timely manner and
consisten with all planning objectives.

2. Allocate CDBG money to redesign the intersection
of North Street. Complete plan for the closure of North
Street (see images).

3. Work with property owners on this block to refine the
design and provide alternative access to their properties
(see conceptual drawing of alley access below).

BLADEN STREET

Proposed Alley Access

N O RT H S T R E ET

B AY
STR
EET

Proposed Extension
of Waterfront Park

N

I N T E R S E C T I O N o f N O R T H a n d B AY S T R E E T S ( E A S T E R N P O R T I O N )


Tentative Timeline for Bladen Street

 Bid documents are complete.
 Bid documents need to be reviewed by
LCOG for compliance with CDBG bidding
requirements. LCOG received the bid documents
on May 25, 2011.
 When land acquisition is complete, RFP will
be released.
 Bidders will have 30 days to submit bids.
 Bids are to be good for 60 days. DUKE STREET
 Construction is estimated to be 6 months.

BLADEN STREET
PRINCE STREET

KING STREET
Midtown Residential Development

Retail Infill/Expansion to Existing Building

Retail Infill

Retail Infill
N O RT H S T R E ET
Senior Housing Infill Development

Reorientation of North Street & B AY
Extension of Waterfront Park STR
EET

N

BLADEN STREET CORRIDOR PLAN
SCALE: 1”=200’

35


DUKE STREET STREETSCAPE
ACTION PLAN NOTES

1. Continue to monitor progress.

2. Ensure that the project is completely constructed and
finished by December 31, 2011 to get additional funding.

RECOMMENDED DUKE STREET SECTION


Tentative Timeline for Duke Street Phase I

 March 14, 2011
Carolina Engineering awarded contract for design of reference
project with the lowest bid at $27,250.

 March 16, 2011
Notice to Proceed issued.

 March 17 to May 16, 2011
Period from Commencement of Design Work to Substantial
Completion

 Mid June 2011
SCDOT & DHEC review & approval should be complete.

 Mid June to Mid July 2011
Bidding for Construction

 August 15, 2011
Award Construction Bid to Contractor.

 December 15, 2011
Complete Construction.

 January 31, 2012
Close out project.

N

DUKE STREET PLAN

37


CITY-OWNED PROPERTIES PLAN
ACTION PLAN NOTES

1. Develop a set of guidelines to govern a municipal
development revolving fund started and maintained by
selling City-owned properties. The fund could be used
for affordable/workforce housing, commercial infill
development, and other landmark projects.

2. Start the revolving fund. Sell City-owned properties
shown on the map to open and maintain the fund.

3. Work closely with developers/buyers of City-owned
land to oversee work.

4. Consider using City-owned parcels in real estate
development deals as incentives for development (sell at
reduced rate, etc.)

Sector 1 City-Owned Parcels Available for Redevelopment

Lot Address Owner Current Condition Recommendation
1 1403 Lafayette Street City of Beaufort Vacant & cleared; used as grass overflow parking lot for Basil Green Develop as multi-family housing as one of the Pilot Projects of the
Ball Park Residential Committee
2 Lot on Pigeon Point Road City of Beaufort Vacant; abandoned building (foundation) on adjacent lot needs to be City to sell. Proceeds go to revolving fund.
(just north of 1414 Pigeon removed; great location near Pigeon Point Park
Point Rd)
3 905 & 907 Prince Street City of Beaufort Abandoned maintenance building & pump station; Buildings to be City to sell. Proceeds go to revolving fund.
demolished in next 45 days
4 410 Ribaut Road City of Beaufort Vacant & cleared; well maintained
5 411 Ribaut Road City of Beaufort Vacant & cleared; well maintained; deed restriction on the lot stating
it can only be converted to use other than public outdoor recreation
uses with written approval from Director of SC Department of
Parks, Recreation, & Tourism
6 1932 Duke Street City of Beaufort Abandoned maintenance building; City to demolish in next 45 days City to sell. Proceeds go to revolving fund.

7 Corner of Hamar & Greene City of Beaufort Vacant & cleared; adjacent to several other vacant lots could allow for City to sell. Proceeds go to revolving fund.
Streets major redevelopment
8 North Street Parcel City of Beaufort Used as parking lot by adjacent Courthouse and law offices City to sell. Proceeds go to revolving fund.
9 Parcel to south of Basil Green City of Beaufort Vacant & cleared; currently used as stormwater detention area for City to sell. Proceeds go to revolving fund. Stormwater management
Park Basil Green Park and surrounding. needs to be mitigated


1

9

2

7

6
3

4 5 8

N

39


CITY-OWNED PROPERTIES PLAN (continued)
ACTION PLAN for #1 (1403 Lafayette Street) NOTES

1. Consider several conceptual plans for redevelopment
of this property for residential (see conceptual plan
below).

2. Explore financing opportunities to fund this
residential development.

3. Consider offering this property as an incentive for
another real estate deal (offer it for free or at a reduced
rate if developed as affordable/workforce housing).

New Rear Lane
(Positioned to N
accomodate
existing trees)
New Parallel Parking

Duplex
4 units
Existing
4 units Oak

Existing Existing
Oak Oak
New Parallel Parking

Pervious Parking Unit Count Basil
(2 spaces/unit; Total of 20 spots) (1) Duplex Green
(2) Four-plex Park
10 Units (2 BR/2BTH)

1 4 0 3 L A F AY E T T E S T R E E T P L A N f o r M U LT I F A M I LY H O U S I N G
SCALE: 1” = 50’


ACTION PLAN for #3 (905 & 907 Prince Street) NOTES

1. Decommission existing buildings and demolish.

2. Consider several concept plans for redevelopment
of this property. Coordinate with the Baptist Church of
Beaufort to integrate this property into their long-term
growth (school, cemetary, etc.) Consider swapping this
property for other parcels owned by the Baptist Church.
Work with the Office of Civic Investment to develop a
long-term growth plan for the Baptist Church.

3. Consider offering this property as an incentive for
another real estate deal (offer it for free or at a reduced
rate if developed as affordable/workforce housing).

DUKE STREET
CHARLES STREET

SITE

PRINCE STREET N

905 & 907 PRINCE STREET

41


CITY-OWNED PROPERTIES PLAN (continued)
ACTION PLAN for #8 (North Street Parcel) NOTES

1. Sell parcel for redevelopment. Proceeds go to the
revolving fund.

KING STREET

BLADEN STREET

N O RT H S T R E ET

B AY
STR
EET

N


ACTION PLAN for #9 (Parcel south of Basil Green NOTES
Park)

1. Sell parcel for residential redevelopment.

2. See plan for Basil Green Park for more detail.

City-owned Lot south of Basil Green
Park (currently used for stormwater
retention)

N

43


BANNER AREA at BAY & RIBAUT
ACTION PLAN NOTES

1. Work with the Open Land Trust to develop a plan for
improving the site at the corner of Bay Street and Ribaut
Road.

2. Ensure the final design includes a formalized space
and system for the display of banners.

3. Plans for the banner area should be coordinated with
the downtown wayfinding package (see page 54).

N

PROPOSED BANNER AREA IMPROVEMENTS


DAY DOCK & PUBLIC BOAT RAMP
The current day dock/boat ramp facility does not cater NOTES
to, or encourage local and transient boater patronage of
downtown. As a regional destination located along the
Intracoastal Waterway the lack of a secure and serviced
day dock causes Beaufort to miss out on a lucrative
source of tourist and local visitor revenue.

ACTION PLAN

1. Determine the final location for facility within,
or adjacent to the Marina redevelopment project and
existing boat slips (see Marina Redevelopment). If such
location can be developed now it may go ahead prior to
the larger redevelopment.

2. If an interim site is more practical a study should be
conducted to determine where an expanded day dock
could locate. The study should include a review of the
existing cruise boat dock to best determine how these
two facilities would share the waterfront in the short and
long term.

3. Obtain approvals from OCRM, HRB.

4. Establish rules for use and management by Harbor
Master.

45


BASIL GREEN PARK
ACTION PLAN NOTES

1. Reorganize existing perimeter parking, including
removal and/or modification of existing signage.

2. Open Godfrey Street between Rogers and Narne
Streets (existing R.O.W.).

3. Sell the City-owned stormwater parcel to the south of
the park. (See proposed plan)

4. Configure pervious parking along perimeter. (See
proposed plan)

5. Reorient the baseball and soccer fields. (See proposed
plan)

6. Add new entrance drive and structures. (See proposed
plan)

E X I S T I N G B A S I L G R E E N PA R K


All Baseball Fields at
Standard Pony Sizes

New Soccer Field
(180’x300’)

New Pavilions

New Park Entrance &
Dropoff

Playground

Reconfigured
Godfrey Street

Existing Stormwater
Retention Parcel

Pervious Parking
Summary
Layfayette St. (34 spots)
14 parallel
20 head-in
Rodgers Ave. (48 spots)
22 parallel
26 angled
Nairne St. (62 spots)
All head-in
Godfrey St. (79 spots
N All head-in
Entrance (108 spots)
All angled

TOTAL: 331 spots
B A S I L G R E E N PA R K R E D E S I G N

47


RESIDENTIAL PILOT PROJECTS
ACTION PLAN NOTES

1. Define guidelines for residential development
(affordable, workforce, etc.)

2. Choose projects that are replicable.

3. Consider the following as potential pilot projects:
 1403 Lafayette Street (see previous page for site
plan)
 King Street Site
 Harrington Street Site
 1407 Duke Street
 1304 Congress Street

KING STREET SITE


HARRINGTON STREET SITE

49


RESIDENTIAL PILOT PROJECTS (continued)

1407 DUKE STREET

1304 CONGRESS STREET


NOTES

51


SYCAMORE STREET STREETSCAPE
ACTION PLAN NOTES

1. When available, dedicate funds to improve the
Sycamore Street streetscape by adding a 5 foot sidewalk
within the existing right of way. The existing road does
not need to change and the width of the planting strip
can vary as needed. See drawing below.

2. Issue RFP for construction.

3. Construct sidewalk.

PROPOSED STREET SECTION for SYCAMORE STREET


BEAUFORT MUSEUM
ACTION PLAN NOTES

1. Work with the local group interested in starting
the Beaufort Museum to identify appropriate sites or
existing buildings to accomodate their needs.

Potential Sites
 Former Piggly Wiggly on Port Republic Street
 Old City Hall
 Arsenal
 Former Jail
 Von Harten Building
 New Marina Redevelopment (see image)

Museum Needs
 Exhibition space
 Children’s space
 Video presentation
 Security
 Parking for visitors and coach buses

2. Consider encouraging the development of the
Museum with incentives.

B
A
POTENTIAL Y
ST
SITES for R
EE
BEAUFORT T
MUSEUM

N

PROPOSED MARINA

53


DOWNTOWN WAYFINDING PLAN
ACTION PLAN NOTES

1. Establish an advisory committee to advise on
scope, location, design, etc. This should be done in
conjunction with Main Street Beaufort and the Chamber
of Commerce.

2. Develop several design concepts to be reviewed
and critiqued by the advisory committee. The images
presented are all conceptual only and are intended to
illustrate the types and range of signage, not the final
design.

3. Consider doing this project in conjunction with the
redesign of the banner area at the intersection of Ribaut
Road and Bay Street.

4. Issue RFP to signage companies for fabrication and
installation.

5. Install the signage.


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

55

1409 & 1411 DUKE ST. REDEVELOPMENT
ACTION PLAN NOTES

1. Work with current owner, Jim Moss, and the Office
of Civic Investment to complete redevelopment plan for
the site.

2. Consider several different conceptual plans for the
site.

1411 DUKE STREET (EXISTING)


CHAPTER 3
MID-TERM PROJECTS

Priority #1 Extension of Waterfront Park 58
Farmers Market Pavillion 60
Downtown Facade Improvements 61
Business Campus Expansion 62
USCB Campus Expansion & Student 64
Housing

Priority #2 Washington Square Park 66
Visitor Center 67
Artist Studio Space 68
NWQ Residential Infill 70
Higginsonville Residential Infill 72

Priority #3 Bellamy’s Curve Infrastructure 74
Improvements
Business Incubator 75
Ribaut Road Streetscape 76

Priority #4 Bladen Street Commercial Infill 78
Charles Street Commercial Infill 80
Post Office Block Redevelopment 81
Former Jail Site Redevelopment 82

Chapter 3 | Mid-Term

EXTENSION of WATERFRONT PARK
Waterfront Park is a spectacular public amenity that Waterfront Park to the Bluff. A simple boardwalk
draws locals and tourists alike to downtown Beaufort. extending along the river’s edge to the west of Waterfront
However, to the west along the Bluff is an underutilized Park provides a pedestrian amenity that recognizes
asset that has the unrealized potential to be a truly great and celebrates the significance of the Beaufort River to
public space. the city in an appropriately low-impact fashion. This
boardwalk runs along a former road bed, of which the
Beaufort’s waterfront is an integral part of the city’s bulkhead still remains and is maintained by the City. The
history and identity. With a waterfront park extension, boardwalk is also is a key component in the development
there will be a tangible connection from the existing of a regional parks and greenway system.

B AY
STR
EET

N

P L A N f o r t h e E X T E N S I O N o f WAT E R F R O N T P A R K

EXISTING

P R O P O S E D B O A R D WA L K A L O N G M A R S H


P H A S E 2 ( G R AV E L T R A I L )

P H A S E 2 ( B O A R D WA L K )

S E C T I O N S o f WAT E R F R O N T P A R K E X T E N S I O N

59


FARMERS MARKET PAVILION
The Farmers Market Pavilion, shown in the
redevelopment of the marina parking lot, could be BA
a great gathering spot and hub for local agriculture. FARMERS MARKET Y
ST
Currently, the farmers market occurs in the park adjacent PAVILLION R
EE
to the parking lot. Farmers bring their own tables and T

tents and set up on the grass. A pavilion could structure
and organize the market, making it easier for farmers to
set up and unload their goods. It could also be a semi-
permanent place for local farmers to sell their produce
on a daily basis, in addition to the typical weekly
markets.

N

PROPOSED MARINA

FARMERS MARKET
PAVILLION

V I E W o f M A R I N A f r o m B AY


DOWNTOWN FACADE IMPROVEMENTS
Downtown business owners BEFORE
should be encouraged
to implement facade
improvements along Bay
Street, Carteret Street,
Boundary Street, Charles
Street, Bladen Street,
and Ribaut Road. The
Redevelopment Commission
should consider facade
improvements grants to
incentivize redevelopment.

BEFORE

FA C A D E I M P R O V E M E N T E X A M P L E S

61


BUSINESS CAMPUS EXPANSION
Part of the commercial growth along the Carteret
Street corridor is organized as a neighborhood-scaled,
integrated business compound. Located on the two
blocks bounded by Carteret Street, New Street, Prince
Street, and North Street, this business compound is
comprised of several independent, residential-scaled
buildings that house business and neighborhood service
uses. 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 will occupy the compound, from graphic
design and production, 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 associated with visiting clients and consultants,
interns, etc.

CA
RT
ER

T
ET

STREE
KING
ST
RE
ET
NEW ST
REET

P R O P O S E D E X PA N S I O N O F B U S I N E S S C A M P U S


NEW STREET

EAST STREET
C A RT E R ET S T R E ET

KING STREET

N O RT H S T R E ET
N

BUSINESS CAMPUS PLAN

63


USCB EXPANSION and STUDENT HOUSING
The University of South Carolina Beaufort (USCB) blocks surrounding USCB to alleviate the need for paved
anchors the eastern portion of the downtown lots that damage the local ecology and are detrimental to the
peninsula. Due to its unique location, there is campus and streetscape environments. Many students are
potential for the university to grow along two of also accommodated in on-campus housing to lessen the need
Beaufort’s most prominent corridors, Boundary Street for commuter lots and parking areas.
to the west and Carteret Street to the south. This
development will facilitate additional growth along
these corridors, contributing a valuable consistency of
streetscape and quality of the public realm to the city.

The Sector 1 Plan accomodates campus growth in
a typical academic quad style organized around the
existing buildings on campus and the Carteret Street
corridor. Parking is accommodated on-street in the

URBAN MANSION-ST YLE STUDENT HOUSING

C A RT E
RET ST
REET

U S C B C A M P U S E X PA N S I O N


Student Housing

B OUNDARY ST REET Bellamy Curve
Resurfacing

On-campus
Housing
CONGRESS STREET

Diagonal Parking
GREENE STREET
on Washington

Street
WEST STREET

Expansion of
Academic Quad

WA S H I N G T O N S T R E E T
SCOTT STREET

N

U S C B C A M P U S E X PA N S I O N P L A N

65


WASHINGTON SQUARE PARK
Washington Square Park is an important neighborhood an open lawn for common activities. The basketball and
gathering place for local residents in the Northwest tennis courts will be located so as not to disrupt adjacent
Quadrant. The park’s facilities are dated and in need homes. The plan described and shown here carefully
of improvement. New picnic shelters and restrooms considers the requests made by neighborhood residents.
mark the corners of the park. Play equipment is located
near the structures for easy child supervision. Some of
the play equipment is preserved as it dates back to the
original construction of the park and holds historical
significance to local community members. The park will
support both active and passive recreational uses with
a basketball court, a tennis court, an amphitheater, and

GREENE STREET

New Equipment
Shed

New Basketball
NEWCA ST LE ST REET

CHARLES STREET Court

Mixed-use Infill

New Volleyball Area

New Amphitheater

New Pavilion

Historic Swing Set

New Restroom

WA S H I N G T O N S T R E E T

N

WA S H I N G T O N S Q U A R E P A R K R E D E V E L O P M E N T P L A N


VISITOR CENTER
Two potential sites for a large Visitor Center were
identified during the charrette. Both of these sites are
located in the Historic Downtown area. One is directly
adjacent to the proposed parking structure and the other
part of the redevelopment plan for the marina parking
lot. The Visitor Center could be incorporated into a
Beaufort Museum, as the two may lend themselves
nicely to sharing a facility. Both of these identified sites
are centrally located and provide visitors with ample
parking. This civic function could be a great asset and
anchor for the historic downtown, while serving as a
gateway to the western portion of the peninsula.

POTENTIAL SITES
for VISITOR CENTER

C R AV E N S T R E E T

POTENTIAL BA
Y
SITES for ST
R
VISITOR EE
CHARLES STREET

T
CENTER

N B AY
N
STR
EET

PROPOSED MARINA P R O P O S E D PA R K I N G G A R A G E
SCALE: 1”=200’ SCALE: 1”=200’

67


ARTIST STUDIO SPACE
A Community Artist Studio/Meeting Hall provides an
open-air workspace for artists as well as public display
and gathering space in close proximity to neighboring
residents. This community studio could be located
within an artist colony that would provide affordable
housing for artists within a communal housing
arrangement. Homes facing interior public open spaces
promote increased artistic collaboration and enrich the
work being achieved in Beaufort.

C O M MU N I T Y A RT I S T S T U D I O / M E ET I N G H A L L


A R T I S T S T U D I O I N T E G R AT E D i n N E I G H B O R H O O D

69


NWQ RESIDENTIAL INFILL
The Northwest Quadrant is a historically African-
American community with a rich history. Scattered
among the high-quality housing, vacant and poorly-
maintained properties have become a blight on the
community. The Northwest Quadrant plan calls for
these properties to be redeveloped through selective
demolition and careful infill. The plan phases the infill
development using building types that are representative
of Beaufort. The first phase includes neighborhood
commercial development on Charles and Bladen
Streets. The second phase infills residential on the
perimeter of adjacent blocks, before interior/midblock
spaces are developed throughout the neighborhood.
The block structure of the Northwest Quadrant creates
ample backyard areas that are underutilized as valuable
space. In fact, many of the blocks were originally
built with service alleys that have become overgrown
and impassable. The neighborhood plan utilizes these
midblock spaces more effectively as space for accessory
dwelling units, community gardens, and passive
stormwater management facilities. Midblock alleys are
also reintroduced as a means of access to these uses.

T .
O N S
GT
IN
RR
HA DU
KE
ST

W
AS
H
IN
GT
O
N
ST
G
R
EE

EXISTING CONDITIONS
N
E
ST

ST
N
G TO
IN
I LM
W


T .
O N S
GT
IN
RR
HA DU
KE
ST

W
AS
H
IN
GT
O
N
ST
G
R

PHASE 1
EE
N
E
ST

ST
N
G TO
IN
I LM
W

T .
O N S
GT
IN
RR
HA DU
KE
ST

W
AS
H
IN
GT
O
N
ST
G
R

PHASE 2
EE
N
E
ST

ST
N
G TO
IN
I LM
W

71


HIGGINSONVILLE RESIDENTIAL INFILL
Much of the Higginsonville neighborhood is occupied spaces. This traditional arrangement allows for a more
with the expansive Beaufort National Cemetery. The efficient use of Higginsonville’s block structure, creates
rest of Higginsonville is comprised of residential more affordable housing units, and provides for a greater
neighborhoods that wrap between the cemetery and density and variety of housing within Beaufort. Some of
the Beaufort River. The neighborhood plan calls these bungalow courts may be utilized to form an artist
for Higginsonville’s relationship to the river to be colony.
strengthened through the completion of improvements
to two small waterfront parks, Sycamore Park and Horse
Hole Park. The neighborhood plan also incrementally
infills Higginsonville’s residential blocks. Accessory
dwelling units at the rear of residential lots allow for a
greater density without changing the character of the
street or neighborhood.

Several of the blocks include bungalow courts in which
small homes are arranged around interior public open

B U N G A L OW C O U RT I N F I L L


Bungalow Court
(See rendering on previous page)

Community Artist Studio

A RT I S T C O L O N Y C O N C E P T P L A N

73


BELLAMY ’S CURVE
Bellamy’s Curve is a unique gateway to the USCB
campus and downtown Beaufort, and can be an inspiring N
public space on the banks of the Beaufort River. The
Bellamy’s Curve proposal transforms the corner into a
pie-shaped public plaza that transitions from a hardscape
B OUNDARY ST REET
treatment to a natural environment as it fans out to the
river. The inside of the curve will be a hardscape plaza
with public art, seating, and planters. In the roadway
the visual cue and texture change of a plaza paving
treatment slows drivers down and creates a broad
crosswalk for pedestrians. Finally, a terraced lawn on
the outside of the curve creates a connection to the river
and to the USCB campus. The plaza and terraced lawn
will be heavily used by USCB students, as it marks the
transition from the student housing on Boundary Street
to the academic quads on Carteret Street.

B E L L A M Y ’ S C U RV E P L A N

ET
STRE
D ARY
BOUN

V I EW o f B E L L A M Y ’ S C U RV E l o o ki n g WE S T


BUSINESS INCUBATOR
Business incubators can be manifested in a variety of
ways. They can be buildings where entrepreneurs and
aspiring business owners can go to share spaces and
resources, and incrementally develop ideas. This model
is appropriate for technology and industrial-related
businesses. This is a low cost way of generating start-up
companies which can then grow locally and create jobs
and industry in the area. These can be located in old
warehouses or other large buildings that can be unfitted
and subdivided into individual workspaces.

The other form of business incubators are small, more
temporary structures that budding businesses can rent
inexpensively. This works especially well for retail,
service and food-related businesses which can start
small. Eventually when a new business outgrows the
space, it can either move or tear down the temporary
structure and build one that suits its needs. The block on
the northwest corner of Boundary and Newcastle could
be a good location for these small, temporary structures.

75


RIBAUT ROAD STREETSCAPE
The Ribaut Road Corridor
begins at the new City Hall
building to the north and
connects to the Town of Port
Royal in the south. It is one
of the most heavily traveled
corridors in Beaufort and
supports major institutions like
Beaufort Memorial Hospital
and the Technical College of
the Lowcountry. For most of
its length the corridor contains
four travel lanes, two in each
direction, and a center turn
lane. Reconfiguring Ribaut
Road north of Duke Street
allows on-street parking that
supports denser town center
development. South of Duke
Street, residential-scaled infill
will incrementally add homes,
offices, neighborhood services,
and a greater density of
dwelling units.

The corner of Ribaut and Bay
Street is envisioned to be
redeveloped as a major gateway
into downtown Beaufort
marked by planted medians,
crosswalks in an alternative
paving treatment, wayfinding
signage, and a banner stand
that will advertise community
events. (See page 48).


GREENE STREET

DUKE STREET
R I BAU T ROA D

PRINCE STREET

N

R I BAU T ROA D S T R E ET S C A P E

77


BLADEN STREET COMMERCIAL INFILL
The Bladen Street corridor runs north-south between
Boundary Street and Bay Street. It is a connecting
corridor within the downtown peninsula of Beaufort. The
city recently completed streetscape redevelopment work
along Bladen Street north of Duke Street, adding bulb-
outs at intersections, planting street trees, and defining a
street section with two travel lanes and two lanes of on-
street parking. Over time it is expected that the corridor
will strategically infill using building types that are
representative of the neighborhood. The proposed infill
contains a mix of neighborhood commercial uses, senior
housing, and residential units. These are comprised of a
gradient of intensity and a mix of uses that is the greatest
along Bladen Street and more residential in character on
adjacent blocks.

BL
AD
EET
EN STR
TH
NOR
ST
RE
ET

B AY S T R E E T

PROPOSED MIXED-USE INFILL along BLADEN STREET


DUKE STREET

BLADEN STREET
PRINCE STREET

KING STREET
Midtown Residential Development

Retail Infill/Expansion to Existing Building

Retail Infill

Retail Infill
N O RT H S T R E ET
Senior Housing Infill Development

Re-orientation of North Street & B AY
Extension of Waterfront Park STR
EET

N

BLADEN STREET PLAN

79


CHARLES STREET COMMERCIAL INFILL
Similar to Bladen Street, the Charles
Street corridor runs north-south between
PRINCE STREET
Boundary Street and Bay Street and is a
major connection within the downtown
peninsula of Beaufort. The Sector 1
Plan also incorporates strategic infill
along Charles Street. This includes
neighborhood serving commercial corridor
uses. The development of a civic node at
the intersection of Charles Street and King KING STREET
Street is anchored by a redeveloped post
office site to the southeast, an extension of
the Parish Church of St. Helena Education
Center to the southwest, and the Baptist
Church of Beaufort to the northwest
and northeast. Larger, mixed-use anchor
buildings are developed along Charles
N O RT H S T R E ET
Street south of Craven as a transition to
the higher density of development on Bay
Street.

CHARLES STREET

WEST STREET
Baptist Church of Beaufort
Expansion & Parking
Baptist Church School Expansion

Mixed Use Infill
(Post Office, Commercial, Apartments/Condos)

Single Family Infill

Multi-family/Commercial Infill

P O RT R E P U B L I C S T R E ET

B AY
N
STR
EET


POST OFFICE BLOCK REDEVELOPMENT
The current design of the Post Office block, with a low, complement to the church uses on the other corners of
angular, awkward building set back from the street the Charles and King intersection. This civic/religious
and surrounded by a moat of parking. Currently, the node is supported by three-story mixed-use buildings
Post Office is only using the building at 35% capacity along Charles Street and smaller residential units along
and many of the functions have been moved off site. West Street.
By contrast, the redeveloped Post Office block is
designed to reinforce the streetscape with a perimeter
of buildings while parking and a stormwater bio-swale KING STREET
are provided on the interior of the block. The function of

CHARLES STREET
the Post Office is maintained on the site as an ideal civic

WEST STREET
N O RT H S T R E ET
N

EXISTING POST OFFICE PLAN FOR POST OFFICE BLOCK
SCALE: 1”=200’

ET
RE
ST
H
RT
NO

CH
AR
LE
S
ST
RE
ET

POST OFFICE BLOCK REDEVELOPMENT

81

FORMER JAIL SITE REDEVELOPMENT
The former Beaufort County Jail is a beautiful, art deco Center. The County Health Center and old school board
building that has been vacant and neglected for decades. building sites may be developed with townhomes and
It shares a block with the Department of Health and urban mansion-style units, both of which could be used
Environmental Control (DHEC) offices. The adjacent as senior housing. The existing mature trees and small
blocks occupied by the old school board building and park areas along Wilmington Street are also preserved in
the County Health Center are also underused and are the plan.
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. Mixed use buildings will phase
in to replace the DHEC offices and the County Health

PRINCE STREET

Single Family Infill
WILMINGTON STREET

Neighborhood Park

Jail Reuse Possibility
(Condos or Hotel &
Restaurant)

KING STREET
Multi-family Infill
(extends existing King
Street townhomes)

Multi-family Infill/
Senior Housing

Carriage House Infill

N

JAIL SITE REDEVELOPMENT


CHAPTER 4
LONG TERM PROJECTS

Priority #1 Marina Redevelopment & Parking 84
Garage
Boundary Street Infill 88
Piggly Wiggly Redevelopment 90
Port Republic Infill 92
Priority #2 Convention Center 94
Performance Center 95
Priority #3 Whitehall Redevelopment 96

Chapter 4 | Long Term

MARINA REDEVELOPMENT
The most underutilized space in downtown is the marina a style appropriate to the traditional vernacular of the
parking lot at the end of Newcastle Street. The roughly 3 Lowcountry.
acre redevelopment scheme shown here calls for a more
inspired, active, and valuable space to anchor this site at A new civic building and public plaza will be located in
the western end of Waterfront Park. northeast corner of the Marina redevelopment site and
will terminate the view from Bay Street toward the
Portions of this prime development land will be utilized Marina with an appropriate expression of civic pride that
to reintroduce buildings derived from Beaufort’s history. is somewhat absent from the downtown environment.
A new wharf building will be located at the site of (See images on facing page.) The Marina itself will
the old Charles Street Wharf. This signature building become a point of origin/destination for water taxis and
will be a landmark as the only extension of the built tours to Charleston, Savannah, and Hilton Head Island.
environment into the Beaufort River. Market style
buildings will help to define new public spaces that
extend the pedestrian environment of Waterfront Park.
The market and wharf buildings will accommodate
a variety of uses from retail, to boat maintenance, to
apartments/condos. Like the rest of downtown Beaufort,
they will be 3 to 4 stories in height, and they will utilize

WEST STREET

PROPOSED
CHARLES STREET

PARKING
GARAGE

SCOTT STREET

B AY
STR
EET
MARINA

N

PROPOSED DEVELOPMENT for DOWNTOWN


B AY S T R E E T

V I E W o f M A R I N A f r o m B AY

BEFORE

V I E W O F M A R I N A f r o m B AY S T R E E T l o o k i n g W E S T

85


MARINA REDEVELOPMENT (continued)
Proposed Parking Garage at Port Republic

To replace the parking spots displaced by the Marina
redevelopment, and to provide easier access to
Downtown Beaufort, a parking garage is proposed to C R AV E N S T R E E T
be located in the middle of the block bound by Port
Republic Street, Craven Street, Charles Street, and West

WEST STREET
Street. The parking garage will be able to accommodate

CHARLES STREET
roughly 280 vehicles, but its impact on the streetscape
will be minimal as it will be wrapped with liner
buildings that contain commercial and residential uses.

On Port Republic Street and West Street, commercial
space and a new visitor’s center will activate the P O RT R E P U B L I C S T R E ET
streetscape for pedestrians and provide information to
people arriving downtown by car. (See image on facing
page)

On Craven Street, apartment units will line the garage N
B AY
and create an appropriate transition to the residential STR
neighborhoods north of the downtown area. (See images EET
below and on facing page)
P R O P O S E D PA R K I N G G A R A G E
SCALE: 1”=200’

BEFORE

V I E W o f PA R K I N G G A R A G E f r o m C R AV E N S T R E E T


BEFORE

P R O P O S E D PA R K I N G G A R A G E FA C A D E ( V I E W f r o m C R AV E N S T R E E T )

P R O P O S E D PA R K I N G G A R A G E FA C A D E

87


BOUNDARY STREET INFILL
The Boundary Street corridor in Sector 1 is bounded by Street. These neighborhoods are not currently within
Bellamy’s Curve to the east and Ribaut Road to the west. walking distance to essential commercial uses. The
It is the most significant east-west corridor in Sector 1 Boundary Street corridor promotes walkability and
connecting sites like City Hall, the Boys and Girls Club connections throughout the entirety of the Sector 1 study
of Beaufort, and USCB. Boundary Street is currently area.
a vehicular thoroughfare. For most of its length the
corridor contains four travel lanes, two in each direction,
and a lack of accommodation for pedestrians.

In addition to a center for student housing, the Boundary
Street corridor is an essential center for neighborhood
commercial activity in Sector 1. Currently the corridor
is marked by scattered gaps, surface parking lots, and
vacant buildings. As Beaufort grows more neighborhood
serving commercial uses are necessary. These proposed
uses are directed to strategically fill the gaps along the
Boundary Street corridor with quality buildings that
are close to the street. This creates a consistency within
the streetscape environment, produces a higher quality
public realm, and activates the space with pedestrian
activity by encouraging pedestrian traffic along the
corridor. The neighborhood commercial infill strategy is
imperative in terms of providing essential services and
everyday needs for residents in the Pigeon Point and
Higginsonville neighborhoods to the north of Boundary

B OUNDARY ST REET
R I BAU T ROA D

B OUNDARY ST REET CORRID OR (Ribaut R oad to R og ers Stre et)


MI XED -USE INFILL on B OUNDARY ST REET

N

B OUNDARY ST REET

B O U N D A R Y S T R E E T C O R R I D O R ( R o g e r s S t r e e t t o B e l l a m y ’s C u r v e )

89


PIGGLY WIGGLY REDEVELOPMENT
The construction of the new City Hall complex at the
intersection of Boundary Street and Ribaut Road brings
a new civic prominence to the area that should be
reflected in the surrounding pattern of development. The
existing Piggly Wiggly provides an essential service to
the surrounding neighborhoods, but meets the street at
this major intersection with a parking lot on both Ribaut
Road and Boundary Street. By redeveloping this parcel
the Piggly Wiggly can accommodate growth and provide
commercial infill buildings close to the street. This
provides spatial definition at the intersection and creates
a better streetscape. A roundabout also recognizes the
civic significance of the site and moves traffic through
the busy intersection at slower, consistent speeds.

EXISTING

P I G G LY W I G G LY R E D E V E L O P M E N T


ET
RE
ST
Y
AR
D
N
U
BO

R I BAU T R
OAD

R E D EV E L O P M E N T o f B O U N DA RY S T R E ET an d R I BAU T ROA D

91


PORT REPUBLIC STREET INFILL
In conjunction with the parking garage development, a pedestrian environment that will better serve the retail
commercial infill development along Port Republic character of the area. It also allows the street to be
Street in the traditional Lowcountry vernacular is easily closed off to vehicular traffic and serve as a new
recommended to extend the commercial environment temporary festival space for downtown.
of Bay Street throughout downtown. In addition, Port
Republic Street will be redeveloped as a “plaza street”
terminating to the west in a prominent infill commercial
building along Charles Street. This plaza street will
not have a raised curb treatment. Instead it will utilize
a consistent decorative paving treatment from building
face to building face, and separate pedestrians from
vehicular circulation with intermittent bollards. This
mix of pedestrian and vehicular environments at an
intimate scale encourages slow traffic speeds and fosters

EXISTING

P O RT R E P U B L I C S T R E ET I N F I L L D EV E L O P M E N T l o o ki n g WE S T


CHARLES STREET


B AY
STRE
ET
N

P R O P O S E D P O RT R E P U B L I C I N F I L L P L A N
SCALE: 1”=200’

IMAGE SOURCE: Scott Sonoc

PO
RT
RE
PU
BLI
C S
TR
EET

I N T E R S E C T I O N o f P O RT R E P U B L I C a n d WE S T S T R E ET S

93


CONVENTION CENTER
The Beaufort Regional Chamber of Commerce Visitor
& Convention Bureau has been working towards
identifying a site for a convention center in Beaufort
County. Potential sites may be located within the
downtown core, or be immediately adjacent to it. If the
convention/conference center is not located within the
downtown core, it is critical for it to be connected to the
Sector 1 area in a significant manner. This connection
should be multi-modal and include access by car, transit,
bike and foot. The convention/conference center is a
large-scale project with regional implications. As such,
the siting, funding, and design of the center should be
planned with input from multiple jurisdictions including
Port Royal and Beaufort County.


PERFORMANCE CENTER
A large performing arts center was identified by the city
as part of the 2012 Capital Improvement Plan. The arts
center was envisioned to be developed in conjunction
with USC Beaufort, as well as a variety of other arts
organizations in the city. The center could be a focal
point for the campus and the city, enabling Beaufort to
host large concerts, orchestras and symphonies, as well
as hold symposiums and lectures. No downtown site has
been specifically identified for this, though a number
of parcels adjacent to the campus, along Carteret and
Boundary Streets, could be suitable.

95


WHITEHALL REDEVELOPMENT
The old Whitehall Plantation property sits directly across
the river from downtown Beaufort on the bridge from
Carteret Street to Lady’s Island (US Business Route
21). The property offers some of the best views of the
Beaufort River with downtown Beaufort just beyond.
The land is currently vacant, but is envisioned here as a
traditional neighborhood development with land at the
northwestern tip of the property preserved as public open
space for the regional parks and greenway system. There
is one major entrance to the property marked by a civic/
religious use and a public green defined by development
at a slightly higher density than the rest of the property.
The greatest mix of uses also occurs near the green,
while land closer to the river is occupied by smaller
apartment buildings, townhomes, and single family
dwellings. A public dock provides another connection to
downtown Beaufort or other destinations from the river.
With this approach the Whitehall property has the
potential to be developed as some of the most
compelling and valuable real estate near the Bay Street
commercial core and would serve as a logical extension
of downtown.
L
A
D
Y
’S
IS
L
A
N
D
G
A
T
E
W
A
Y
/U
.S
.
21

WHITEHALL


LA
DY
’S
IS
LA
N
D
G
AT
EW
AY
/U
.S
. 2
1

N

WHITEHALL MIXED USE DEVELOPMENT PLAN

97

Civic masterplan sector1-appendixc

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