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7/22/2019 Final version of the City of Beaufort Civic Master Plan
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Adopted 2/11/2014
Civic Master planCITYf BEAUFORT, south carolina
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2014 by Lawrence Group and the City of Beaufort. All Photos and Images by Lawrence Group and theirsub consultants unless otherwise noted. Reproduction Permitted with Credit in Print.
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This Civic Master Plan was prepared for
THE CITY OF BEAUFORT, SOUTH CAROLINA
BEAUFORT REDEVELOPMENT COMMISSION
Jon Verity, ChairMichael McNally, Vice-Chair
Pat Case (2010-2012)Alan DechovitzHenrietta GoodeMartin GoodmanMichael McFeeStephen MurrayKeith WaldropWendy Zara
BEAUFORT CITY COUNCIL
Billy Keyserling, Mayor
Donnie BeerMichael McFeeGeorge OKelleyMichael Sutton
CITY STAFF
Scott Dadson, City ManagerKathy Todd, Chief Financial OfficerLibby Anderson, Planning DirectorLauren Kelly, PlannerLiza Hill, Planner
Craig Lewis, Office of Civic Investment Program ManagerJulie Franklin, Office of Civic InvestmentJosh 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, Keihly Moore, Jeff Ream, Carolyn Reid, David WaltersMetrocology| Demetri Baches, Mallory BachesSeth Harry & Associates| Seth Harry, Patrick ZimmermanThe Purple Shamrock| Lauren Kelly
The Leeman Group| Naomi LeemanFuss and ONeill| Wade Walker, Jennifer NelsonRock Maple Studio| James Wassell
Allison Ramsey Architects| Cooter RamseyBrown Design Studio| Eric BrownSeahaven Consulting| Leslie PickelProject Interns| Aaron Aeschliman, Oscar Carlsan, Seth Crawford, Allen Davis, Nicole Goss, Antonio Kaparis, KameronKing, Adam Martin, Andrew McIntyre, Peter Miller, Matt Morris, Adam Pinter, Carol Santana, Lindsay Shelton, Will Sendor,Rachel Wheeler, Nick Wilder
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A CIVIC VISION ENABLED 1
1.1 The Planning Context: Past, Present and Future
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1.2 Plan Origins . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1.3 The Sector Plans, Process and Content . . . . . . .12
1.4 Transect-Based Planning . . . . . . . . . . . . . . . . . .16
THE PUBLIC WATERFRONT 25
2.1 Regional Waterfront Connectivity Plan . . . . . .29
2.2 Marina Parking Lot Redevelopment . . . . . . . . .30
2.3 Marina Improvements . . . . . . . . . . . . . . . . . . . .32
2.4 Henry C. Chambers Waterfront Park Gateway
Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2.5 Bay Street Boardwalk . . . . . . . . . . . . . . . . . . . . .34
2.6 Bellamy Cur ve . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2.7 Ladys Island Waterfront Access. . . . . . . . . . . . .37
2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . .38
2.9 Boundary Street Waterfront Access . . . . . . . . .38
2.10 TCL/BMH Waterfront Access . . . . . . . . . . . . . . .40
2.11 Battery Creek Marshfront Park . . . . . . . . . . . . .41
2.12 Preserved Waterfront Views . . . . . . . . . . . . . . .43
CELEBRATING & EXPANDING
THE DOWNTOWN 45
3.1 National Historic Landmark District .. . . . . . . .48
3.2 Redefining & Expanding Downtown . . . . . . .50
3.3 Port Republic Street . . . . . . . . . . . . . . . . . . . . . .51
3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . .52
3.5 Car teret Street . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
3.6 C harles Street . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
3.7 Bladen Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
3.8 Boundary Street (East of Ribaut Road) & Bellamy
Curve . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58
3.9 Streetscape & Retail Strategies . . . . . . . . . . . . .61
PROTECTING & EXPANDING
NATURAL INFRASTRUCTURE 63
4.1 Parks & Squares . . . . . . . . . . . . . . . . . . . . . . . . . . 66
4.2 Washington Street Park . . . . . . . . . . . . . . . . . . .69
4.3 Boundary Street Tennis Center . . . . . . . . . . . . .69
4.4 Basil Green Park . . . . . . . . . . . . . . . . . . . . . . . . . 70
4.5 P igeon Point Park . . . . . . . . . . . . . . . . . . . . . . . .70
4.6 Horse Trough Park . . . . . . . . . . . . . . . . . . . . . . . .71
4.7 Bay Street/Ribaut Road Intersection Park . . . .72
4.8 Burroughs Avenue Park /School . . . . . . . . . . . .72
4.9 Depot Plaza . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4.10 Southside Park . . . . . . . . . . . . . . . . . . . . . . . . . . 75
4.11 Arthur Horne Nature Park . . . . . . . . . . . . . . . . .76
4.12 Waddell Gardens Nature Preserve . . . . . . . . . .76
4.13 Burton Wells Park . . . . . . . . . . . . . . . . . . . . . . .77
4.14 Beaufort Plaza Parks . . . . . . . . . . . . . . . . . . . . .78
4.15 Sams Point Road Park . . . . . . . . . . . . . . . . . . . .79
4.16 Urban Agriculture/Community Gardens . . . . .80
4.17 Urban Tree Canopy and Overhead Utilities . . . .81
4.18 Natural Stormwater Infrastructure System . . .82
COMMUNITY MOBILITY
AT OUR SPEED 85
5.1 Streets & Public Spaces . . . . . . . . . . . . . . . . . . .88
5.2 Spanish Moss Trail . . . . . . . . . . . . . . . . . . . . . . . .89
5.3 Pedestrian & Bicycle Infrastructure . . . . . . . . .91
5.4 Boat Access/Water Taxi . . . . . . . . . . . . . . . . . . . .94
5.5 Connec tivity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
5.6 Streetscape Improvements . . . . . . . . . . . . . . . .95
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A CITY OF WALKABLE
NEIGHBORHOODS 101
6.1 Building Patterns for Walkable Neighborhoods .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 0 4
6.2 Sector 1 Neighborhood Strategies . . . . . . . . .108
6.3 Sector 2 Neighborhood Strategies . . . . . . . . .118
6.4 Sector 3 Neighborhood Strategies . . . . . . . . .121
6.5 Sector 4 Neighborhood Strategies . . . . . . . . .127
6.6 Sector 5 Neighborhood Strategies . . . . . . . . .131
A CITY OF GRAND CIVIC
INSTITUTIONS 137
7.1 University of South Carolina - Beaufort . . . . .141
7.2 Technical College of the Lowcountry . . . . . . .144
7.3 Beaufort Memorial Hospital . . . . . . . . . . . . . .146
7.4 Fire & Public Safety . . . . . . . . . . . . . . . . . . . . . .148
7.5 Elementary/Secondary Schools .. . . . . . . . . .150
7.6 Churches & Other Religious Buildings . . . . . .152
7.7 Marine Corps Air Station-Beaufort . . . . . . . . .153
MIXEDUSE CORRIDORS OF
VIBRANT ACTIVITY 155
8.1 Boundary Street (West of Ribaut Road) . . . .161
8.2 R ibaut Road . . . . . . . . . . . . . . . . . . . . . . . . . . . . 167
8.3 Robert Smalls Parkway . . . . . . . . . . . . . . . . . .172
8.4 Sea Island Parkway and Ladys Island Village
Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 176
DISTRICTS FOR ECONOMIC
DEVELOPMENT ACTIVITY 181
9.1 D epot Road Area . . . . . . . . . . . . . . . . . . . . . . . .185
9.2 Commerce Park . . . . . . . . . . . . . . . . . . . . . . . . .187
9.3 Burton Industrial Area . . . . . . . . . . . . . . . . . . .189
9.4 Strategic Opportunity Sites . . . . . . . . . . . . . . .191
REGULATORY FRAMEWORK 193
10.1 Transect-Based Implementation Strategies .196
10.2 Street Infrastructure Plan . . . . . . . . . . . . . . .205
10.3 Proposed Zoning Changes for the National
Historic Landmark District . . . . . . . . . . . . . .232
PROJECT IMPLEMENTATION 235
11.1 Sector 1 Projects . . . . . . . . . . . . . . . . . . . . . . .240
11.2 Sector 2 Projects . . . . . . . . . . . . . . . . . . . . . . .244
11.3 Sector 3 Projects . . . . . . . . . . . . . . . . . . . . . . .248
11.4 Sector 4 Projects . . . . . . . . . . . . . . . . . . . . . . .252
11.5 Sector 5 Projects . . . . . . . . . . . . . . . . . . . . . . .256
APPENDIX : MAPS 261
INDEX 287
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1A C V E
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KEY STRATEGIES
INT
HISCHAPTER
A tangible sense of history is central to Beaufortsidentity. he way the city is laid out, the manner inwhich it has been built, rebuilt and extended over threehundred years, and its undamental relationship to
its natural environment o sea, marsh and armland,underpins its citizens sense o identity and place in aast-changing, globalizing world.
1.1 The Planning Context: Past, Present and Future. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1.2 Plan Origins . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1.3 The Sector Plans, Process and Content . . . . . . .12
1.4 Transect-Based Planning . . . . . . . . . . . . . . . . . .16
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How to Use This Plan
Te purpose o the Civic Master Plan is to identiy andprioritize the allocation or public investment in the Cityo Beauorts inrastructure. In the context o this plan,inrastructure means the utility, public service andtransportation systems that provide essential services, aswell as the network o open spaces, institutional buildings,and natural areasincluding plazas, parks, museums,schools and greenwaysthat complete the citys publicrealm.
Te Civic Master Plan is organized into eleven chaptersthat elucidate an overall vision or Beauorts uture, thespecific projects that orm this vision, as well as the stepsor implementation o this vision. Tis chapter establishesthe historic, strategic, and regulatory context that enabledthe creation o this Civic Master Plan. Te most substantialpart o the plan, in chapters 2-9, catalogs and illustrateseach major redevelopment project opportunity by typeand location. Chapter 10 lays out a suggested regulatoryramework that will guide development to ulfill the CivicMaster Plan vision. Finally, Chapter 11 summarizes theproject recommendations in Chapters 2-9 with guidanceor cost and prioritization.
Te Civic Master Plan is intended to:
Anticipate uture development and acilitate theestablishment o an appropriate regulatory rameworkto ensure the long-term vision;
Plan sustainably or necessary inrastructureimprovements, and prioritize such improvements toleverage private development where possible; and
Identiy key redevelopment areas that require specialattention by the city.
City actions that would use this Plan:
Development Code Amendments
Comprehensive Plan updates
Rezoning Applications Discretionary Development Reviews by Regulatory
Boards/Commissions
Annual Budgeting Process/Capital Improvements Plan
Grant Applications
Direction to related organizations in implementingpriorities (e.g., Beauort County Open Land rust,Beauort County, BJWSA, SC DO, Other UtilityCompanies)
A Note About the Conceptual Plans/Illustrations: Whileplans and renderings depicting specific development andredevelopment scenarios are included throughout this plandocument, they are intended to unction as conceptualnot regulatoryguides or uture development. Generallyspeaking, these illustrations depict appropriate scale,massing, and orientation o buildings as one possibility orhow uture redevelopment may occur.
While many o the conceptual projects depicted arealready permitted under the current zoning standards (e.g.,
height, use, setbacks, density), others will require changesin the regulatory structure and may require review by anappointed board to permit their construction. Additionally,it should be so noted that all projects are dependent onwilling builders/developers, willing land owners, and aviable market.
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1.1 The Planning Context: Past, Present and Future
1.1 The PlanningContext: Past,Present and Future
A tangible sense o history is central to Beauorts
identity. he street grid established in the 18thcentury and extended over three hundred years,and its undamental relationship to its naturalenvironment o sea, marsh and armland underpinsits citizens sense o identity and place in a ast-changing, globalizing world.
his sense o history and place is critical toBeauorts role as a distinct and signiicant playerin the economy and identity o the Lowcountry.With well-established institutions and businesses,the city serves as an important secondary urban
center and tourist destination to the larger marketsin Charleston, South Carolina and Savannah,Georgia.
As in many American cities, a progressivedetachment rom history and sense o place canbe seen in the changing townscape o Beauort.he developments built in the last ity years arescaled to the automobile, not the person, andwere oten designed with generic buildings andlandscapes that create a built environment virtuallyindistinguishable rom hundreds o other places
across the country. Within this new complexurban orm, o both the very best o walkableurbanism and some o the most auto-orientedsuburban sprawl, Beauort struggles to deine itseleconomically in todays challenging and dynamicmarketplace, and could without a cohesive planor the uture become no more than a stopoveror the region in the uture.
While a modern Beauort must be more thansimply an extension o its historic ramework,there is an opportunity to reintegrate lessons
rom historical patterns o growth into newdevelopments, and into the redevelopment o areassubmerged in the placeless patterns o the late 20thcentury. A living sense o history does not try toturn back the clock and reenact the past; insteadit seeks out principles and precedents which areas relevant today as they were one hundred, oreven three hundred, years ago. hese principlesmay involve the siting and orientation o buildingsto minimize the use o expensive energy, or the
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design o public space that is scaled or people andwhere cars can gain convenient access withoutdominating. his approach looks to create newdevelopments that careully honor and respecthistory while allowing or legitimate expressions omodern culture.
While very speciic to Beauorts past, present
and uture, the recommendations o this CivicMaster Plan are based on a series o planningand design principles most easily identiied astraditional urbanism: a time-tested arrangemento public spaces, buildings, and corridors thatallows residents to walk to meet their daily needs.hese dierent types o public space, includingresidential streets, boulevards, squares, plazas,parks, playgrounds and other natural landscapeareas, all demonstrate a common respect orhuman scale. While accommodating the car, and
incorporating todays large commercial structuresin locations where appropriate, this method ourban design always emphasizes the pedestrian-riendly environment.
his human-scale development is essential inreconnecting Beauort and its citizens to theirLowcountry prominence and the communityshistoric precedent. It also sets the oundationor increased uture prosperity, with growthencouraged irst in areas already developed withexisting inrastructure, and development in new
areas managed in ways that protect the citysprecious historic and natural landscapes.
ImageSource:HistoricBeaufortFoundation
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1.2 Plan Origins
1.2 Plan Origins
he 2009 Vision Beauort Comprehensive Planincluded a wealth o inormation about targetingpublic investment, establishing community design
objectives, pursuing potential catalyst projects, andmost importantly, implementing the vision that willguide Beauort into the next decade o growth anddevelopment. Additionally, the ComprehensivePlan accomplished two important shifs in policy:
First, it eliminated the annexation o low-density and land-consuming developmentas the primary means or city growth, andreplaced these outdated ideas with a visiono growth and resiliency through inill andredevelopment.
Second, it prioritized, edited and consolidatedseveral years worth o unulilled planningeorts with contradictory and outdatedconcepts, and created a single, coherent set opolicy guidelines.
Upon adoption o the ComprehensivePlan, Beauorts City Council gave the citysRedevelopment Commission the ollowingtasks: 1) conduct an audit o existing policies andconditions; 2) translate the Comprehensive Plan
vision into speciic parcel-level plans or publicand private investment; and 3) implement a neworm-based regulatory ramework or development.he City Council also created the Oice o CivicInvestment to provide proessional support to theRedevelopment Commission in completing thesetasks, and to manage cross-department and cross-agency redevelopment projects.
Under the direction o the RedevelopmentCommission, the Office o Civic Investmentcoordinated the Civic Master Plan process to
develop a detailed plan or public investment basedon the ramework adopted in the ComprehensivePlan. Te intention was to avoid generic place-lessdevelopment in avor o sustainable developmentthat is unique to Beauort. Tis initiativerecognized that each o the citys neighborhoodscontains its own unique history, character, andphysical attributes which should be respected andemphasized in uture development
ImageSource:www.polawanaisland.com
ImageSource:www.p
olawanaisland.com
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his Civic Master Plan is the result o extensivecollaborative eorts, including an intensive publicinput process. It establishes general principles andstandards or all public and private development,and provides a guide or identiying and promotinginvestment within the city.
he plan presents proposals graphically to provide
residents and businesses with a conceptual visiono development options, and to serve as a toolto stimulate a range o development and/orredevelopment opportunities throughout Beauort.Additionally, the plan illustrates proposals thatseek good inancial returns or property ownersin contemporary market conditions, whileestablishing design standards and qualities that arecompatible with those ound in the older, historicparts o the community. In this way, a distinctregional image and character can be (re)established
over time, in a way that sets Beauort apart romother communities, and attracts residents andbusinesses seeking a distinctive place to live andwork.
he plan is a compilation o long-term visionsand short- to medium-term tools and strategies,all coherently presented within one document.Like many community plans, this plan is expectedto generate discussion points, establish budgetpriorities, and create implementation objectivesor the city over the next generation. In act, the
comprehensive nature o this eort, along withthe timing o its occurrence at Beauorts 300-year anniversary, marks a milestone or the city.he Civic Master Plan lays the groundwork or aprosperous and resilient Beauort or another 300years to come.
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1.2 Plan Origins
VISION BEAUFORT: 2009 COMPREHENSIVE PLAN
In 2009, the City o Beauort adopted Vision Beauort, acomprehensive plan that articulated a vision or the growth anddevelopment o the city. In completing the plan, a broadly inclusivepublic participation process was used to ensure that the visionestablished in the plan was shared by a wide variety o Beauortcitizens, and truly relective o the aspirations o the general public,
elected oicials, city sta, the development and business community.
In the Comprehensive Plan, the City of Beaufort and its citizens
envisioned a city with:
Beautiul, stable neighborhoods;
A common community vision;
A sustainable economicbase;
Transportationoptions and convenient access to services anddestinations;
Attractiveandvital community gateways and corridors;
Natural resources that balanceprotectionwithpublic accessandenjoyment;
A balance betweenpreservationand sensitive infillandredevelopment o our historic core;
Apredictable development processor citizens and developersalike; and
Awelcomingatmosphere to all people.
To help achieve this vision, the plan committed to building upon andprotecting Beauforts 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 eel.
VISIONBEAUFORT2009 Comprehensive Plan
Adopted by C i ty Counc i l1 2 . 0 8 . 2 0 0 9
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five: a framework for growth
V i s i o n B e a u f o r t | 2 0 2 0 C o m p r e h e n s i v e P l a n
COMPLETE FRAMEWORK INCORPORATING THE
ENTIRE URBAN GROWTH BOUNDARY
S 2009 COMPREHENSIVE PLAN
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1Sustainability
he activities o the City o Beauortwill consider the balance o social,environmental, and economicsustainability principles or both thecommunity and the private propertyowner with all o our decisions.
2 Regionalism We are committed to the implementationo theNorthern Beaufort County Regional
Planas a guideline or our regionaldecisions and uture urban orm and wewill continue to engage and coordinate inregional planning activities. Our planningwill extend to the established urbangrowth boundary and will tie togetherall areas o the community in a cohesivemanner.
3 Natural Infrastructure We must protect our environmentalresources as undamental to the naturalecosystem and our quality o lie. We willutilize innovative and context-sensitivesolutions to conserve and protect ournatural resources including our saltmarshes, marsh islands, coastal waters,and marine resources; trees, orests,and wildlie habitats; and open space
preservation.
4 GrowthWe must encourage growth within oururban service area by primarily focusingon the regeneration of our currentassets through infill and redevelopment.Development in our urban growthboundary shall be sensitively focused on
a conservation ethic with a compact andefficient built form that could be servicedwith municipal services in the future.
5 Economic Development A strong, vibrant, and healthy economywill be achieved through a successfuleconomic development program inorder to ensure the long term success andviability of the City of Beaufort. We mustsupport the continuation and expansion of
our primary economic engines - tourism,the military, healthcare,and education -while also seeking to expand opportunitiesfor the arts and the recruitment ofcreative/knowledge-based industries.
6 Access and Mobility Our citizens and visitors need atransportation system that integratesregional solutions with a fine-grained localnetwork of choices that accommodate theautomobile, pedestrians, bicyclists, and
water-based travel.
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1.2 Plan Origins
7 Urban Form he city will maintain its distincturban orm by encouraging growth anddevelopment using the model o walkable,urban, mixed-use neighborhoodsestablished by the historic core o the city.
8 Neighborhoods We believe that all our neighborhoods,including the downtown, must be vibrantand diverse and thus require consistentand continual public and private attention,maintenance and re-investment. Ourneighborhoods should be reinorced in allplanning and inrastructure projects.
9 Parks & Public Open Spaces he city will permanently preserveand expand a community-wide parks,recreation and open space networkthat serves the entire city rom theneighborhood playground to the regionalreserve.
10 Historic and Cultural Resources Beauort is a living, dynamic communityand must balance the protection o itsabundant natural, cultural, institutionaland historic resources with managed
growth that adds to the communityscharacter or uture generations withoutdegrading those resources which we value.
11 Social DiversityWe will maintain and celebrate theintegrated ethnic and socioeconomicdiversity o the community. o thisend, we are committed to the provisiono aordable and workorce housingthroughout the city.
12 Hazard MitigationAs a coastal community, we will eel thedirect impacts o tropical storm activityand looding. We must be prudent in ourpreparation or these expected hazards andmitigate against the loss o property to thegreatest extent practical.
13 Climate ChangeWe must participate in solutions thatreduce or avoid potential impacts to ourregional and global climate and in turn wemust adapt to those conditions which arelikely to be inevitable, most speciically sealevel rise.
14 Resource Efficiency We will manage our consumption orenewable and non-renewable resourcesincluding energy and water and willcontinue to reduce our total wastestream. In addition we will be supportiveo community activities that promoteresource eiciency and the production oalternative energy and innovative water useand protection practices.
15 Fiscal Sustainability he city, as a provider o urban services,must ocus on long-term solvency witheach incremental decision. Capitalinvestments should leverage uturebeneits and must consider the impacton long term operational costs prior totheir implementation. Perhaps mostimportantly, we will constantly seekeicient and innovative ways in which todeliver services and maintain our assets.
16 Adequacy of Infrastructure andFacilities he contiguous extension o our corporate
boundaries will be considered to the extentthat the provision o city services can beeconomically and eiciently provided andwill be subject to the adequate availabilityand timely construction o communityinrastructure and public acilities.
17 Planning & Implementation We will continue our history othoughtul, detailed planning and willinclude practical implementing elementsto leverage our ideas with actions. Successis bred not rom what we say but what weaccomplish.
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1.3 The Sector Plans,Process andContent
Te first steps o the Civic Master Plan processinvolved collecting inormation through meetingswith individuals, groups, and organizations, gainingdata through on-the-ground, parcel-level surveys,and reviewing previously completed plans, reports,and studies.
Ten, or planning purposes, the city was dividedinto five manageable sectors:
Sector 1 he Historic District and Environs:he Point, Downtown, he Blu, heNorthwest uadrant, Pigeon Point,Higginsonville
Sector 2 he Northern Portion o the LowerPeninsula: Salzer/Marsher Farm, Depot,Hundred Pines, the echnical College othe Lowcountry (CL) campus and theHospital district
Sector 3 he Southern Portion o the LowerPeninsula: Cottage Farm, JerichoWoods, Spanish Point, Royal Oaks andMossy Oaks
Sector 4 Areas within the city limits west oRibaut Road and Battery Creek Road:western portions o Boundary Street, theBurton area, the Robert Smalls Parkway,Parris Island Gateway corridors, theSalem Farms area, and the Marine CorpsAir Station
Sector 5 Ladys Island and Whitehall.
he Sector Plans were developed through extensivepublic participation rom key stakeholders, electedoicials and the general public. he ive geographicareas were grouped together into a sequence othree major public processes: Sector 1; Sectors 2and 3 combined; and Sectors 4 and 5 combined.Each public process utilized a series o publicpreparatory meetings to discuss issues and establishkey acts and inormation, ollowed by a week-longcharrette, or detailed public design workshop. Eacho the three charrettes were held in public venues
within the community, so that citizens couldparticipate in conversations with the designers,planners and traic specialists, monitor and checkon progress, and comment on the proposals as theyevolved.
Each Sector Plan includes the ollowing elements:
A synoptic survey o each lot in Sector 1-3documenting lot size, lot coverage, buildingconditions, setbacks, building height, publicrontage/streetscape, and private rontage.
Physical development/redevelopment plans tothe parcel level with conceptual developmentalternatives that demonstrate the preerredlot arrangements, building typologies androntages;
Physical inrastructure plans illustrating
preerred street sections or all streets andrequired improvements;
Natural systems plans illustrating preerredstormwater management techniques, openspace protection/preservation, water access,watercourse buers, and other natural areas;
Civic inrastructure plans identiyingopportunities to improve, expand, and/orinject new community acilities/amenities;
S EXAMPLE OF SYNOPTIC SURVEY
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1.3 The Sector Plans, Process and Conten
Sector 1
Sector 2
Sector 3
Sector 4
Sector 5
THE BEAUFORT SECTOR MAP A Sector is a planning area o the City o Beauort. Sector boundaries weredetermined based on neighborhood locations, types o development, and natural eatures. Te Office o Civic Investment
devised the sector boundaries or the purpose o study over two years. Sector 1 encompassed the Downtown BeauortPeninsula. Sector 2 and 3 included the Beauort neck and Southern Peninsula. Te final sectors, Sector 4 and 5, includethe uture growth periphery area or the City o Beauort.
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destinations or residents to enjoy and be served bybeyond the two blocks o Bay Street.
Sectors 2 and 3 were combined into one study areaor the purpose o analysis. Sector 2 was deinedas all the neighborhoods east o Battery Creek, upto and including the campuses o the echnicalCollege o the Lowcountry and Beauort Memorial
Hospital. Sector 3 incorporated the neighborhoodssouth o the two campuses as ar as the municipalboundary with the own o Port Royal. Sectors2 and 3 combined represent a peninsula with themain corridors o Ribaut Road and the SpanishMoss rail. hese two campuses, centrally locatedbetween the two residential sectors, representedthe highest employment concentration in theCity o Beauort. Just as the Civic Master Planreconsidered what constituted downtown, so toodid it reconsider what it means to live and work
on a peninsula. he Plans ocus aimed at providingamenity and connection to the greater communityand natural environment by creating stronger accessto the waterront through parks and retained views.
Sector 4 extended along Boundary Street rom CityHall past Highway 170 to Burton, and southwest
Civic investment strategies identiyingcapital and operating needs or the sector andprioritizing improvements and investments;
Calibration o transect-based districts to theparcel-level; and
Extensive illustrations providing a visual palette
rom which to market various development/redevelopment opportunities at the parcellevel.
he planning o Sector 1 was predicated by theneed to redeine the perception o the commercialarea o downtown Beauort beyond the ew blocksalong Bay and Port Republic Streets, a very narrowand constrained area that oers ew opportunitiesor phyiscal expansion. he Civic Master Planprocess thereore introduced an expanded view othe downtown commercial area extending along
Boundary Street, Bladen Street, Carteret, andCharles Streets. Expanding the idea o downtown,eliminated previous pressures to orce everyBeauort destination into a ew blocks. hese useo these corridors are organizing elements gives riseto greater organization amongst the surroundingneighborhood blocks and provides pathways and
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1.3 The Sector Plans, Process and Conten
along Highway 170. It included all municipalland on the west side o Battery Creek, mostlysuburban and servicing the largest portion o thecommunitys general shopping needs.
Sector 5 covered the area o the city that extendsonto Ladys Island to its east, with Sea IslandParkway and Highway 802 serving a series o
business and planned developments on marshislands and providing access to Sectors 1 and 3via major bridges. Sector 5 is largely a suburbanenvironment and the location o a signiicantportion o the communitys higher-end shopping.
And inally, once a ull drat o the Plan wasprepared, the Redevelopment Commission heldan additional series o public workshops both orpublic sectors and the overall community to gatherurther public input. In total, the city conductedmore than a hundred public evaluation orumsover the past 2 years in the orm o week-longcharrettes (3), open public workshops (17),neighborhood walking tours, numerous smallgroup and individual discussions.
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1.4 Transect-BasedPlanningIn order to ulill the goals o place-basedcommunity design adopted in the 2009Comprehensive Plan, the Civic Master Plan uses a
methodology known as transect-based planning.he rural-to-urban transect is a conceptualdevelopment continuum that places the highest-density downtown core at one end and the pristinenatural environment at the other. his organizationallows a grouping o place types along the transect,including variations that are urban, sub-urban, andrural in character. From a regulatory standpoint,transect-based planning means designatinguture development according to an areas currentcontext and characteristics, not simply by whatuses are allowed there (see Section 10.1 or more
inormation about regulatory implementation.)
he maps at the end o this chapter show theramework o development opportunities identiiedthrough the Civic Master Plan process, as well as thecorresponding green and mobility inrastructuresthat underpin those opportunities. he elementso these maps combine to orm a cohesive,citywide plan or Beauorts uture that identiiesuture centers and corridors o higher-intensitydevelopment, as well as spaces or preservation andrestoration o the natural landscape. In terms o the
rural-to-urban transect, these place types make upthe two extreme ends o the development spectrum.Within this range, this plan also maps existing anduture neighborhoods and suggests inill projectsthat will preserve the existing character while alsoproviding opportunities or new residents andbusinesses.
hinking o Beauort in terms o the rural-to-urban transect provides the city, its leaders, and itscitizens with improved, context-sensitive planningtools to manage uture growth, redevelopment andinvestment.
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THE CIVIC MASTER PLAN VISION:
Celebrates the waterront and the citys natural environment
Imagines mixed-use and walkable neighborhoods connected by greenways and urban corridors
Enables residents to live locally with the option o walking or biking to meet their daily needs
Positions the community or an era beyond our current pattern o dependence on cars
Establishes a green inrastructure o parks and greenways on a local and regional scale
Envisions regional connections to strengthen Beauorts economy and cultural institutions
Engages a wide variety o people and liestyles across a broad socio-economic spectrum
Preserves Beauorts historical and architectural legacy without compromising opportunities or new development
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S CONCEPTUAL DEVELOPMENT OPPORTUNITIES SECTORS 13
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1.4 Transect-Based Planning
S CONCEPTUAL DEVELOPMENT OPPORTUNITIES SECTOR 4
S CONCEPTUAL DEVELOPMENT OPPORTUNITIES SECTOR 5
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S IDENTIFIED GREEN INFRASTRUCTURE OPPORTUNITIES IN SECTORS 13
Existing Green InrastructureProposed Green Inrastructure
Civic Buildings
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S IDENTIFIED GREEN INFRASTRUCTURE OPPORTUNITIES IN SECTOR 4
S IDENTIFIED GREEN INFRASTRUCTURE OPPORTUNITIES IN SECTOR 5
Existing Green InrastructureProposed Green Inrastructure
Civic Buildings
Existing Green Inrastructure
Proposed Green InrastructureCivic Buildings
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S CONCEPTUAL MOBILITY INFRASTRUCTURE PLAN SECTORS 1, 2, 3, & 5
Spanish Moss Rail-rail
On-Street Ped/Bike Route(bike lanes/sharrows)
O-Street Ped/Bike Route(multi-use path)
Canoe/Kayak Route
Major railhead
Potential Future railead
rail Access
Canoe/Kayak Launch
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1.4 Transect-Based Planning
S CONCEPTUAL MOBILITY INFRASTRUCTURE PLAN SECTOR 4
Spanish Moss Rail-rail
On-Street Ped/Bike Route(bike lanes/sharrows)
O-Street Ped/Bike Route(multi-use path)
Canoe/Kayak Route
Major railhead
Potential Future railead
rail Access
Canoe/Kayak Launch
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2T P W
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KEY STRATEGIES
INT
HISCHAPTER
2.1 Regional Waterfront Connectivity Plan . . . . . .29
2.2 Marina Parking Lot Redevelopment . . . . . . . . .30
2.3 Marina Improvements . . . . . . . . . . . . . . . . . . . .32
2.4 Henry C. Chambers Waterfront Park Gateway
Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2.5 Bay Street Boardwalk . . . . . . . . . . . . . . . . . . . . .34
2.6 Bellamy Cur ve . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2.7 Ladys Island Waterfront Access. . . . . . . . . . . . .37
2.8 Mossy Oaks Waterfront Access . . . . . . . . . . . . .38
2.9 Boundary Street Waterfront Access .. . . . . . . .38
2.10 TCL/BMH Waterfront Access . . . . . . . . . . . . . . .40
2.11 Battery Creek Marshfront Park . . . . . . . . . . . . .41
2.12 Preserved Waterfront Views . . . . . . . . . . . . . . .43
PRINCIPLES
Expand public access to the waterront and waterways
or residents and visitors.
1: CONTINUOUSLY SEEK OUT OPPORTUNITIES TO IMPROVE/ENHANCE ACCESS AND VIEWS OF THEWATER
2: EXTEND THE HENRY C. CHAMBERS 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 WATERS EDGE ON
LADYS ISLAND
8: CONTINUE TO OPEN UP VIEWS FROM BOUNDARY STREET TO THE MARSHES OF BATTERY CREEK
TO THE SOUTH AND THE ALBERGOTTI CREEK TO THE NORTH
KEYINITIATIVES
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Beauorts waterront orms the essential backdropo the communitys identity, and it is here whereits legacy began and will endure in the uture. Inthe citys early history, the water was the mainlivelihood o the city and its only connection tothe world beyond. While industry is no longerprominent along the waters edge, the water is still
a critical component o the daily lives o Beauortsresidents and visitors as both the surroundinghorizon and an escape rom dry land. oday,some o the citys most distinguishing eatures areits highly-used Henry C. Chambers WaterrontPark and the preserved vistas across marshes andwaterways.
Te strategies in this chapter articulate a visionor a publicly accessible, world-class waterrontenvironment that will urther enhance Beauortsidentity as a historic, riverside community. Trough
resourceul planning and implementation, the citywill build upon its heritage along the water to ullyenjoy its Lowcountry geography and become aremarkable waterront city.
From a geographical standpoint, current publicaccess to the water is airly limited, particularlyoutside o the historic core. At present,approximately 55% o the 2.3 miles o waterrontin the historic downtown core is publicly accessible.By contrast, only 1.5 miles o the 20 miles(approximately 10%) o shoreline outside o the
historic core is open to the public.o improve waterront accessibility, the city and itspartners will use a wide variety o tools including,but not limited to the ollowing:
purchase o private land or public use;
conservation and viewshed easements;
public access easements;
subdivision regulations; and
private negotiation o public access andconnectivity.
Te Redevelopment Commission should developa comprehensive waterront management planthat integrates the urban design and use criteriarecommendations in this plan and the WaterwayCommission Report o October 2003.
ImageSource::www.polawanaisland.com
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2.1 Regional Waterfront Connectivity Plan
S REGIONAL FRAMEWORK DIAGRAM
2.1 RegionalWaterfrontConnectivity Plan
Sector:All
See Also:5.4
On a typical day at the Beauort Waterront, oneobserves riends strolling at the rivers edge, peopleeating on restaurant patios, amilies enjoyingthe park, and couples sitting on bench swings.Although these waterront activities are treasuredpastimes, they do not provide interaction withthe water itsel. Moreover, these activities are allclustered within the 1/3mile o shoreline at theHenry C. Chambers Waterront Park withouttouching the other 20 miles o shoreline within thecity.
Historically, Beauorts identity was characterizedby much more active engagement with the water.Only in the past 60 to 75 years has the role othe waterront shifed rom an active port andthoroughare to simply a pleasant natural amenity.
While passive recreational use will continue tobe a significant asset, the Beauort waterront othe uture will be rediscovered as a crucial activelink to the rest o the world. Over the next hal-
century, what happens on the water will play anincreasingly important role in the lie o the city aswater transport becomes a practical alternative toautomobile travel or people as well as goods andcommodities.
Te Regional Framework Diagram illustratesa proposed system o local water taxi portsconnecting sites along the Beauort River to theregional centers o Hilton Head, Charleston, andSavannah. Tis diagram also proposes the creationo the Beauort River Regional Greenway and ParksSystem. Stretching rom the Henry C. ChambersWaterront Park in Beauort to Te Sands Beacharea in Port Royal, this expansive parks systemprovides requent opportunities to interact withthe Beauort River and its adjacent tidal marshes.Canoe and kayak launches, boardwalks, fishingpiers, bird watching platorms, and swimming areaswould provide a variety o ways to enjoy lie on the
HISTORIC DOWNTOWN SHORELINE 55% PUBLICLY ACCESSIBLE
CITY OF BEAUFORT SHORELINE ~10% PUBLICLY ACCESSIBLE
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S CONCEPTUAL DEVELOPMENT FOR DOWNTOWN
water. Additionally, the Spanish Moss rail anda regional bus system would provide convenientmulti-modal connections rom inland locations tothis one-o-a-kind parks system.
2.2 Marina Parking LotRedevelopment
Sector: 1
Project Type:Public | Private
Civic Investment Required:Waterfront ParkExpansion and Parking Structure
Te marina area parking lot provides the greatestopportunity or transormative developmentalong Beauorts historic waterront. Te mostunderutilized space in downtown, the marina area
occupies the crucial point between the regionalamenities o the Henry C. Chambers WaterrontPark, the Bay Street shopping district, and theproposed Bay Street Boardwalk (see Section 2.5).In its existing condition as a three-acre asphaltlot, the marina is prime land in the middle odowntown or redevelopment that would extendthe popularity o the Henry C. ChambersWaterront Park.
BAYST
PARKING
GARAGE
PORT REPUBLIC STC H
ARL
ES S
T
WESTST
SC O
TT
ST
BAYST
preservation o Freedom Park
smaller building ootprints
large public space
continuous public boardwalk
*Shown in detail above
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2.2 Marina Parking Lot Redevelopmen
S EXISTING MARINA
Te conceptual marina redevelopment schemeshown on the opposite page creates a newdestination that complements the Henry C.Chambers Waterront Park. Market-style buildings,derived rom the traditional vernacular o theLowcountry, define new public spaces that extendthe pedestrian environment along the waterront.
Te development is comprised o new mixed-usebuildings accommodating a variety o shopping,dining, housing, lodging, and boat service uses ina manner that is compatible in mass and scale tothe surround area. Tis variety would enliven theBeauort marina experience or visitors arriving byland or by water.
Additionally, this plan proposes a new prominentbuilding and public plaza that would terminate thewestern vista along the retail district and providean attractive expression o civic pride. Approaching
the marina district rom the Henry C. ChambersWaterront Park, visitors would be presentedwith a striking transition rom a broad, passive,recreational use to a much more intimate and activemarket environment.
SMARINA REDEVELOPMENT PROJECT SITE
Private property that may be redeveloped,subject to property owner participation
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2.3 MarinaImprovementsSector: 1
Project Type:Public | Private
Civic Investment Required:Day Dock
In addition to the landward-side o the marina siteredevelopment proposed in the previous section,this plan also envisions improvements to themarina acilities on the water. Tis active urbanwaterront area would continue to engage a myriado water-related activities with additional boat slips,an expanded mooring area, and lengthened daydocks. In addition to serving the local community,this area would also allow Beauort to become adestination or boaters rom Charleston, Savannah,
Hilton Head Island, and beyond.
Recommendations or improvements include anew high-quality recreational, low-maintenanceday dock o approximately 250 eet and a newwater sports center that consolidates existingunctions associated with the marina. It wouldalso accommodate dry/racked storage or kayaksand boats, public restrooms, office and retail areas,laundry and shower areas, outdoor observation andgathering spaces, and indoor multi-unction space.
S CONCEPTUAL VIEW OF BAY STREET LOOKING WEST TOWARDS CHARLES STREET
S CONCEPTUAL DAY DOCK PLAN LOCATION
Day Dock
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2.4 Henry C. Chambers Waterfront Park Gateway Improvements
2.4 Henry C. ChambersWaterfrontPark GatewayImprovements
Sector: 1Project Type:Public
Civic Investment Required:Gateway Features
Te Henry C. Chambers Waterront Park is aspectacular public amenity that draws locals andtourists alike to downtown Beauort. However,there is a disconnect between the buildingrontages along Bay Street and the park itsel.Te current park gateways, with the exception o
a ormal entry rom the marina parking lot andWest Street, are not well demarcated. While brickwalkways are provided at Scott Street (to the westo the Beauort Bank building) and the entrance atCharles Street, these entrances are not sufficientlywelcoming or well-lit in the evening.
In order to better connect the urban shoppingenvironment o Bay Street to the waterront, thisplan suggests the installation o gateway signsand visual elements such as archways and speciallighting at strategic locations. Additionally, a new
green at the West Street entrance would providespace or smaller events, evening music, and streetvendors that would increase activity in the park.Tese improvements would make the Henry C.Chambers Waterront Park more accessible to therest o the downtown area.
S KEY GATEWAYS TO WATERFRONT PARK
SWEST STREET ACCESS TO THE
WATERFRONT PARK
S SCOTT STREET ACCESS TO THE WATERFRONT PARK
BAYST
WaterfrontPark
Conceptual gateway treatment optionsfrom Bay Street to the Waterfront Park
ranging from more sculptural elements toconventional trailblazing signage (right)
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2.5 Bay StreetBoardwalkSector: 1
Project Type:Public
Civic Investment Required:Bay StreetBoardwalk
See Also:3.7; 4.6
Te bluff to the west o the Henry C. ChambersWaterront Park is an under-utilized asset that hasthe potential to be a truly great public space. Tisplan proposes a pathway extension to the west thatwould create a logical connection rom the existingpark and marina to Beauort Elementary. Tisconnection would be made with a boardwalk and
gravel path in a ormer road bed using low-impactconstruction techniques to weave through the saltmarshes at the rivers edge. It would preserve thenatural setting o the bluff with periodic accesspoints and unobstructed visual overlooks romBay Street and would be a key component in thedevelopment o a regional parks and greenwaysystem.
S CONCEPTUAL ILLUSTRATION OF BOARDWALK ALONG THE MARSH (looking east toward downtown)
S CONCEPTUAL BOARDWALK ACCESS
ON BAY STREET
BAYST
BLADENST
S EXISTING CONDITIONS
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2.5 Bay Street Boardwalk
Sidewalk Travel
Lane
Travel
Lane
Parallel
Parking
Naturalized
Bluff
Boardwalk
Wetland
S CONCEPTUAL SECTION OF THE BOARDWALK ALONG THE MARSH
S CONCEPTUAL PLAN OF BAY STREET BOARDWALK
BAYST
BLADENST
CHARLESST
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2.7 Ladys Island Waterfront Access
2.7 Ladys IslandWaterfront AccessSector: 5
Project Type:Public | Private
Civic Investment Required:Factory Creek/VistaWaterfront Access Expansion and WhitehallWaterfront Park
See Also:6.6
he conceptual plan or the Whitehall tract on SeaIsland Parkway, across rom the historic downtownarea, proposes a substantial public park along thewaters edge. o provide contrast between thispark and the more ormal Henry C. ChambersWaterront Park across the river, this parkland
would be designed in a more naturalistic manner,emphasizing the preservation o existing trees anda gradual connection to the waterront, rather thanas a bulkhead design.
S CONCEPTUAL ILLUSTRATION OF THE WHITEHALL AREA WATERFRONT PARK
S CONCEPTUAL PLAN FOR WHITEHALL AND THE
VISTA AREA
SEAISLANDPARKWAY
Whitehall
Vista Area
MERI D
IAN
RD
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Across Sea Island Parkway rom Whitehall, adjacentto the existing Vista public waterront access andboat launch, the conceptual plan illustrates howthe Open Land rusts recent acquisition o threedeveloped properties along Sea Island Parkwaywill transorm this area. he existing buildings atthe approach to Woods Bridge have already been
removed to re-open the view onto Factory Creek.hese combined properties will become a passivepublic park, conserved in perpetuity by the OpenLand rust. Called Project Vista II, it will alsoeature a native plant demonstration plot installedby local garden clubs.
Additionally, a widened sidewalk along SeaIsland Parkway, on-street parking, and pedestriancrosswalks at key intersections would oerconnections to the uture Whitehall Main Streetand own Center, located across the street at the
redeveloped intersection o Meridian Road, SeaIsland Parkway, and the existing public boat ramp.he boat ramp would be expanded by 50 eet oneither side, doubling the number o trailer parkingspots to thirty-six.
he Vista property acquisitions serve as the LadysIsland anchor or a system o waterront parks andwalkways proposed or Beauort and Port Royal.he reclaimed open space along Sea Island Parkwayties into the larger proposed system through itsdirect connection via Woods Bridge, to the west,
and its connection to Whitehalls conceptualwaterront park, to the south.
2.8 Mossy OaksWaterfront AccessSector:3
Project Type:Public
Civic Investment Required:Mossy OaksWaterfront Park and Garden
See Also:Section 5.2
Currently, only 1% o the shoreline on BatteryCreek along the western portion o the Beauort/Port Royal peninsula permits public access. A large,mostly undeveloped parcel o land along BatteryCreek, between Brotherhood Road and MossyOaks Road, would be a key location or a newpublic waterront park, adding 500 eet o public
shoreline. Te depth o water at this location,during both high and low tide, makes it an idealspot to provide a public canoe and kayak launch,and its location adjacent to the Spanish Moss railprovides multi-modal accessibility. In additionto the water access, ample bike parking, publicshowers and restrooms, and a 2-acre communitygarden would provide a variety o activities orneighborhood residents and visitors.
2.9Boundary StreetWaterfront Access
Sector: 4
Project Type:Public | Private
Civic Investment Required:Battery CreekMarsh Trail/Boardwalk, Battery CreekMarshfront Parks, Belt Buckle Park, 1st StreetCurve, Beaufort River Viewshed and PublicAccess
See Also:8.1
For decades, the Boundary Street area disregardedits proximity to the waters edge. Te low density,suburban development pattern largely pavedand piped the existing natural environment; theresultant buildings walled-off access to the marshesin avor o loading docks and dumpster storage. Te
S CONCEPTUAL WATERFRONT ACCESS FROM MOSSY
OAKS ROAD
SPANISHMOSSTR
AIL
WaterfrontAccess
MOSSY O AKSRD
BROTHERHO OD RD
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2.9 Boundary Street Waterfront Access
city, through the Boundary Street Plan adoptedin 2006, declared the restoration o public accessand viewsheds to both the marsh and river areas anessential priority to spur the redevelopment o thiscorridor and to ensure a high quality o lie or theentire community.
Te Boundary Street Plan identifies a number o
key civic improvements to acilitate an improvedwaterront, ranging rom small access points atthe ends o streets to larger park spaces. Most othe identified park spaces are inormal in nature,largely reverting the present development patternto a naturalist orm. Some would provide directpublic access while others are designed as vistas thatmay be enjoyed while passing by on the street. Inaddition, where it is practical, these restored areasmay be designed to reduce the volume and improvethe quality o stormwater flowing into the marshes.
S CONCEPTUAL BOUNDARY STREET WATERFRONT ACCESS
S CONCEPTUAL ILLUSTRATION OF BELT BUCKLE PARK
BOUNDARYST
ROBE
RTSMALLS
PKW
Y
R I B
A U T
R D
- public waterront access
Belt BucklePark
CountyComplex
HarveyPropertySPANISHMOSSTRAIL
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2.10 TCL/BMHWaterfront AccessSector: 2/3
Project Type:Public | Private
Civic Investment Required:TCL WaterfrontPark and Trail System and BMH WaterfrontPark and Trail System
Te conceptual redevelopment scheme or thenarrow isthmus o land occupied by the campuseso Beauort Memorial Hospital (BMH) and theechnical College o the Lowcountry (CL) showsa new integrated network o waterront amenities.Kate Gleason Park on the BMH campus is adjacentto a deep water access point along the Beauort
River, which would provide an ideal point or activeengagement with the water, including a canoe andkayak launch. On the other side, the CL campuswould have a new boardwalk connection acrossBattery Creek to Polk Islandand a direct link tothe Spanish Moss rail.
S CONCEPTUAL WATERFRONT ACCESS FROM TCL AND BEAUFORT MEMORIAL HOSPITAL (looking west)
S CONCEPTUAL PLAN FOR TCL/BMH WATERFRONT
ACCESS
RIB
AU
TRD
SPA
NI S
H
MO
SS
TR
AI L
TCL
BMH
Kate GleasonPark
ALLISONRD
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2.11 Battery Creek Marshfront Park
Te trail networks on both sides o Ribaut Road,in combination with the spine o the Spanish Mossrail, would create a wellness walk that couldbe integrated with health and physical therapyprograms provided by BMH and CL. Tisunique public waterront network, like virtuallyno other in the country, would lend a grand visual
prominence to these institutions that would openthe waterront to the entire community, rather thanrelegating these views to the service alleys.
2.11 Battery CreekMarshfront ParkSector: 2
Project Type:Public | Private
Civic Investment Required:Marsh RoadWaterfront Park, Harvey Property Waterfront
Park/Trail and Spanish Moss Trail - Phase 2
See Also:Section 5.2
Te views across the marsh rom Boundary Streetare ramed by the natural edges o the waterrontto the east and south. Te preservation o theseenvironmentally-sensitive areas and the creationo a continuous, low-impact trail network wouldensure public access or generations to come. Te
proposed network would begin to the west oMarsh Road, ollow the western perimeter o theBeauort County Government campus, and extendacross a new residential neighborhood on theHarvey property. Te trail system would continueto the west along North Street where it wouldreconnect with the Spanish Moss rail by theSalzer/Marsher tracts.
Small boardwalks extending along the tidal marsheso Battery Creek would provide opportunities orbird watching, fishing, picnicking, and a place to
tie up a canoe or kayak during high tide. Althoughthese connections to the aquatic environment arecostly, the educational and recreational value oBeauorts changing tidal landscapes would be aunique and significant public amenity.
S CONCEPTUAL WATERFRONT ACCESS FROM MARSH
ROAD AND WATERFRONT PARK AND HARVEY PROPERT
S CONCEPTUAL WATERFRONT ACCESS FROM SPANISH
MOSS TRAIL
MARSH
RD
Harvey Property
CountyGovernment
Complex
BOUNDARYST
R I B
A U T
R D
- public waterront access
Salzer / MarsherTracts
NORTHST
SPA
NISH
MOSST
RAIL
HAYST
- public waterront access
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S CONCEPTUAL ILLUSTRATION OF COUNTY GOVERNMENT CAMPUS REDEVELOPMENT PLAN
S CONCEPTUAL WATERFRONT ACCESS FROM HARVEY PROPERTY
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3C & E
T D
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KEY STRATEGIES
INT
HISCHAPTER
3.1 National Historic Landmark District . . . . . . . . .48
3.2 Redefining & Expanding Downtown . . . . . . .50
3.3 Port Republic Street . . . . . . . . . . . . . . . . . . . . . .51
3.4 Parking Structure . . . . . . . . . . . . . . . . . . . . . . . .52
3.5 Car teret Street . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
3.6 C harles Street . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
3.7 Bladen Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 6
3.8 Boundary Street (East of Ribaut Road) & Bellamy
Curve . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58
3.9 Streetscape & Retail Strategies . . . . . . . . . . . . .61
PRINCIPLES
he historic, mixed-use downtown of the Bay Streetarea, Carteret Street, Bladen Street and BoundaryStreet (east of Ribaut Road) are unique and diverse,
and require consistent and continual public and privateattention, maintenance, infill and reinvestment toachieve their full potential.
KEYINITIATIVES
1: PRESERVE AND PROTECT THE HISTORIC FABRIC OF THE COMMUNITY AND THE CHARACTER OF
THE NATIONAL HISTORIC LANDMARK DISTRICT
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 MIXEDUSE CORRIDORS
PROVIDING NEIGHBORHOOD AND COMMUNITY GOODS AND SERVICES
4: MAXIMIZE PARKING RESOURCES TO FOSTER INCREASED COMMERCE AND REAL ESTATE VALUE
5: INCREASE VISIBILITY OF PORT REPUBLIC STREET MERCHANTS
6: COORDINATE SIGNS AND WAYFINDING THROUGHOUT THE ENTIRE DOWNTOWN AREA
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3.1 National HistoricLandmark DistrictSector: 1
Project Type:Public | Private
Civic Investment Required:VariousSee Also:6.2
Beauforts nationally recognized historic,architectural and cultural heritage provides thecity with unique character and a cherished qualityof life. In 1974, the 304 acre National RegisterHistoric District was recognized with the specialdesignation as National Historic Landmark.Te successful legacy of historic preservationrequires constant attention to maintaining
existing contributing buildings and introducingappropriately scaled infill that ensures the evolutionof Beaufort as a living and working city.
Te challenge for the community is how best tore-knit areas and neighborhoods that have sufferedfrom inappropriate development and neglect while
ensuring the architectural and historic integrityis maintained. o this end, this plan anticipatesand encourages sensitive infill, renovation, andrestoration in a manner that is consistent withthe Beaufort Preservation Manual, the HistoricPreservation Plan, the Northwest uadrant DesignPrinciples and other relevant documents.
Terefore, this plan is intended to continuethe economically positive influence of historicpreservation, conservation and revitalization of thecontributing structures of the National HistoricLandmark District. Within the National HistoricLandmark District, Beaufort will continue its 300year evolution as a living and growing city throughthe careful encouragement of infill of vacantsites and the redevelopment of non-contributingproperties in a manner consistent with its scale andcharacter.
In both revering the past and accommodating thefuture, the city will continue to serve as a modelcommunity worthy of its nationally prominent andaward winning status.
S COMPLETED RESTORATION OF FACADE
BEFORE RENOVATION
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3.1 National Historic Landmark District
S CONCEPTUAL FACADE IMPROVEMENTS
EXISTING
S CONCEPTUAL VON HARTEN BUILDING FACADE IMPROVEMENTS CARTERET STREET
EXISTING
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(Boundary, Carteret, Charles and Bladen) yieldedonly $2,888 per acre. herefore, there are twoappropriate ways to grow these areas - encouragemore development to expand the potential tax baseand/or better maximize the existing building stockfor better performing economic activity.
Clearly the greatest potential for real physical
growth is in the secondary corridors in thedowntown area - Carteret, Charles, Bladen, andBoundary Streets. hese areas also represent thegreatest opportunity for providing services for thesurrounding neighborhoods. With less historicfabric to serve as a precedent, these corridors wouldinclude variations on traditional design that reflectcontemporary building practices. Any historicfabric can be preserved and restored alongsidesensitive infill and redevelopment to replaceoutmoded, non-contributing structures with
buildings that are modern in their programming,but that fit the areas architectural context.
Te perception of downtown Beaufort needsto expand beyond its Bay Street core and into acontinuous vibrancy that connects to other partsof the city. Five streets in the Sector 1 study area(Boundary, Bladen, Charles, Carteret and Ribaut)are re-imagined in this plan as mixed-use corridorsthat form the broad and extensive foundationof a reinvigorated downtown district. As keystreetscape investments in these corridors create a
series of places and experiences that attract moreresidents and businesses, both historic and newneighborhoods within this corridor framework willbegin to fill with new places to live, work, and shop.
On the surface, this expansion of downtownwould be only a change in perceived boundaries.More profoundly, this expansion would mean agreater variety of businesses and institutions, anda diversity of residents (from young children touniversity students to the elderly) that downtowncould serve. It would also mean a shift in the modes
of travel available, streets that would remain activeand populated for a longer period each day, and anincreased breadth of basic needs and services thatcould be accomplished by residents within walkingdistance to their homes.
3.2 Redefining &ExpandingDowntown
Sector: 1
Project Type:Public | PrivateCivic Investment Required:Streetscaping
See Also:5.6; 10.2
he emotional core of Beaufort has long been thethree blocks of Bay Street between Charles andCarteret Streets. Even with all of its amenities,this area is too geographically constrained to fullyserve the greater community with the range ofgoods and services normally expected in a vibrant
and robust downtown. In the last few decades, thisarea has emerged as a primarily entertainment- andtourist-oriented destination with small shops, artgalleries, and restaurants but has struggled withproviding more neighborhood-oriented services.Additionally, the commercially zoned corridors ofBoundary (east of Ribaut Road), Carteret, Charlesand Bladen Streets have struggled to flourish in amanner that is complimentary to the Bay Streetcore.
An economic study by the citys finance office in
2012 demonstrated that while the historic coregenerated approximately $16,710 per acre (net ofoperating expenses), the other commercial corridors
S EXISTING COMMERCIAL CORRIDORS
RIB
AUT
RD
B
LADENST
BOUNDARY ST
CHARLESST
CARTERETST
BAYST
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3.3 Port Republic Stree
3.3 Port RepublicStreetSector: 1
Project Type:Public | Private
Civic Investment Required:Port RepublicFestival Street
Tis plan proposes infill commercial developmentalong Port Republic Street to extend the shopfrontenvironment of Bay Street through downtown.New retail opportunities would be facilitated bya civic investment that transforms Port RepublicStreet into a festival street that can be easily closedoff to vehicular traffic and function as an eventspace. Te new Port Republic Street design would
not have a raised curb, but would instead utilizeconsistent decorative paving from building face tobuilding face with intermittent bollards to separatepedestrians from vehicular circulation. Tis mixof pedestrian and vehicular environments at anintimate scale would slow traffic speeds and betterserves the retail character of the area.
S CONCEPTUAL ILLUSTRATION OF INFILL DEVELOPMENT ALONG PORT REPUBLIC STREET (looking west
S EXISTING CONDITIONS
S CONCEPTUAL ALTERNATIVE INFILL DEVELOPMENT
PORT REPUBLIC ST
CRAVEN ST
C H
AR
LE
S
ST
WESTST
BAYST
ParkingStructure
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Te conceptual infill scheme for this area alsoimagines a prominent new commercial buildingon a current parking lot at the west end of PortRepublic Street along Charles Street to provide avisual terminus of this pedestrian-oriented area.
3.4Parking Structure
Sector: 1
Project Type:Public | Private
Civic Investment Required:Parking Structure
See Also:2.2
Acknowledging the existing parking issues indowntown that will be exacerbated by additional
attractions, one conceptual location this planillustrates is a parking structure in the middle ofthe block bound by Port Republic Street, CravenStreet, Charles Street, and West Street. As shown inthe rendering below, the parking structure would beconcealed with ground floor uses or with mixed-usebuildings to shield the parking area from view.
On Port Republic Street and West Street, a newcommercial space would activate the street forpedestrians. On Craven Street, apartment unitswould line the parking structure and create
S CONCEPTUAL PARKING STRUCTURE LINER BUILDINGS WITH SIDE COURTYARDS OPTION A
S EXISTING CONDITIONS (view from Craven Street Looking East)
S CONCEPTUAL LOCATION OF A PARKING STRUCTURE
ParkingStructure
PORT REPUBLIC ST
CRAVEN ST
WESTST
CHARL
ESST
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3.5 Carteret Stree
Why Is a Parking Structure Needed in
Downtown Beaufort?
According to a recent parking study, the Cityof Beauforts parking demand will increase byapproximately 100 spaces (less than 10% ofthe current demand) in the next 5-10 years.However, the anticipated redevelopment ofexisting surface lots will create a much greaterneed for new parking spaces in the future anddrive demand for a new parking structure.
A parking structure will support the downtowninfill development described in the CivicMaster Plan in a central, walkable location.
an appropriate transition to the residentialneighborhoods north of the downtown area.
Te parking deck would replace the surfaceparking spaces displaced by new developmenton the Marina site (see Section 2.2) and provideconvenient access to downtown. Te structurecould accommodate approximately 280 vehiclesand promote a vibrant retail environment wherevisitors park once and then walk between shops. Alltogether, the parking deck would alleviate a parkingproblem, support businesses, residents and visitors,and extend the Bay Street commercial core to thenorth without ruining the historic streetscape withconcrete walls.
3.5 Carteret Street
Sector: 1
Project Type:Public | Private
Civic Investment Required:Minor StreetscapeImprovements
See Also:2.6; 7.1; 10.2
Carteret Street Corridor
Te Carteret Street corridor begins whereBoundary Street (east of Ribaut Road) meetsBellamy Curve, and connects to Ladys Islandvia the US 21 (Business)/Sea Island ParkwayBridge. It is the most significant north-south
corridor in downtown Beaufort, and connects keyproject sites, like Old City Hall, and institutions,like USCB and the Beaufort County Library.Carteret Street has two vehicle travel lanes for themajority of its length, with on-street parking oneither side. Carteret Street supports a fairly widevariety of service businesses, including real estateoffices, insurance and financial planning firms,and attorneys offices. It also supports severalrestaurants, a hotel, and religious facilities such asCarteret Street United Methodist and St. PeterCatholic Church chapel.
S CONCEPTUAL PARKING STRUCTURE LINER BUILDINGS WITH SIDE COURTYARDS OPTION B
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S CONCEPTUAL REDEVELOPMENT ALONG CARTERET
Tis plan recommends minor streetscapeimprovements in order to support continuedgrowth, an increased variety of commercial uses,a greater density of residential development,and an expanded institutional presence. Teseimprovements include wider sidewalks, moreplentiful plantings, and generous crosswalks
that are clearly marked with alternative pavingtreatments (see 10.2 for details).
Courtyard Infill
Part of the envisioned commercial growth alongthe Carteret Street corridor is a neighborhood-scale, commercial infill project organized arounda courtyard. Located on the two blocks boundedby Carteret Street, New Street, Prince Street,and North Street, this compound is currentlycomprised of several independent buildings thathouse business and neighborhood services.
Te conceptual redevelopment plan shown atright proposes a series of interior courts andinviting mid-block spaces created through thethoughtful infill of the block perimeters. A varietyof business support functions could occupy thecompound, from graphic design and production,to research and development entities associatedwith the primary business (and possibly USCB),to administrative functions. Te compound wouldalso include a limited amount of residential usesassociated with visiting clients and consultants,interns, etc.
S CONCEPTUAL COURTYARD INFILL
PORT REPUBLIC ST
BOUNDARY ST
WESTST
BAYST
CRAVEN ST
NORTH ST
KING ST
PRINCE ST
Courtyard Infill
CARTERETST
NEWS
T
PRINCE ST
CARTER
ETST
NEWS
T
ZONING BOUNDARY LINE
KING ST
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3.6 Charles Stree
S CONCEPTUAL COURTYARD INFILL (view looking south)
NEW ST
NORTHST
KINGST
CARTERETST
3.6 Charles Street
Sector: 1
Project Type:Public | Private
Civic Investment Required:Minor StreetscapeImprovements
he Charles Street corridor is a primary north-south connection through the historic downtownBeaufort peninsula that serves as more of a localneighborhood street than Carteret Street. Itsupports limited commercial and mixed-usedevelopment within a primarily residential urban
fabric. he northern terminus of Charles Streetoccurs at Pigeon Point Park, just past the BoundaryStreet (east of Ribaut Road) RedevelopmentDistrict. At its southern terminus, Charles Streetmeets Bay Street at one of the most criticalintersections in all of Beaufort.
he Charles and Bay intersection is thecrucial point where the Bay Street shoppingdistrict, Waterfront Park, the conceptual BayStreet Boardwalk, and the conceptual Marina
redevelopment all meet. It is therefore an extremelyprominent intersection, and along with theintersection of Bay Street and Carteret Street servesas a primary anchor for the historic core area.
Between the two crucial anchors at the north
and south ends of Charles Street, the corridor ispunctuated by several significant civic uses andconceptual redevelopment opportunities, including(from north to south) St. James Orthodox Church,Washington Street Park, the Baptist Church ofBeaufort, the Parish Church of St. Helena, thePost Office block redevelopment, the downtownparking structure, and the Port Republic festivalstreet.
he conceptual development of a civic node atthe intersection of Charles Street and King Streetis anchored by a redeveloped Post Office site.he current design of the Post Office a low,angular, building set back from the street andsurrounded by a moat of parking, is emblematicof urban dysfunction and poor civic design incities and towns all over the country. Instead, aconceptual redevelopment alternative of the PostOffice block is designed to reinforce the streetscapewith a perimeter of buildings, while parking and astormwater bio-swale (runoff drainage course) are
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S EXISTING POST OFFICE SITE ALONG CHARLES ST
KINGST
NORTHST
CHARLESST
WESTST
Post Office
ImageSource:
bing.c
om
S CONCEPTUAL REDEVELOPMENT OF POST OFFICE
KING ST
NORTH ST
C HARLES
S T
WESTST
provided on the interior of the block. Across fromthe Post Office site, extensions of the Parish Churchof St. Helena Education Center and the BaptistChurch of Beaufort reinforce the intersection as acivic and religious node.
Between new civic anchors and conceptual projectsites, a general strategy of low-intensity, mixed-use
infill would activate the Charles Street corridorwith commercial uses that respect the primarilyresidential neighborhoods in the adjacent blocks.Larger, mixed-use anchor buildings along CharlesStreet south of Craven would act as a transition tothe Bay Street shopping area. Charles Street wouldmaintain its neighborhood character with only onetravel lane in each direction. Where the right-of-way is sufficient, on-street parking, wider sidewalksand formal planting strips could be provided.
3.7 Bladen StreetSector:1
Project Type:Public | Private
Civic Investment Required:North StreetRealignment and Plaza, Boardwalk Gateway
See Also:2.5; 4.6
he Bladen Street corridor runs north-southbetween Boundary Street and Bay Street and acts asa neighborhood connection within downtown. hecity recently completed streetscape improvementsalong Bladen Street including sidewalk bulb-outsat intersections, new street trees, and lighting thatdefine two travel lanes and two lanes of on-streetparking.
hese infrastructure improvements are expected tostimulate strategic neighborhood infill buildings
along the corridor. he conceptual infill planfor this corridor shows a mix of neighborhoodcommercial uses and housing, including optionsfor seniors. he scale and density of the infilldevelopment would be the greatest along BladenStreet, and more residential in character on adjacentblocks.
Te current southern terminus of Bladen Streetoccurs at an awkward three-way intersection withNorth Street and Bay Street. Te reorientation
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3.7 Bladen Stree
of North Street at this intersection and creationof a new public plaza on the north side of BayStreet, would bring new focus to the old FederalCourthouse building. Te scale and density ofthe infill development would be the greatestalong Bladen Street, and more residential incharacter on adjacent blocks. Bladen Street would
be characterized by small-increment buildings,similar to those seen along North Street, withappropriate street frontage of porches, galleries& stoops. Tey may be connected in the rear toachieve the necessary use and circulation pattern.Te remainder of the block, directly north of theCourthouse, continues to be used as parking, withtwo existing structures preserved on the south
S CONCEPTUAL REDEVELOPMENT BLADEN STREET
BAYST
KING ST
NORTH ST
PRINCE ST
Bladen Street Form-Based Code Boundary (2013)
S CONCEPTUAL SENIOR HOUSING INFILL DEVELOPMENT OPPORTUNITIES ALONG BLADEN STREE
BLADENSTNOR
THST
BAYST
KINGST
S EXISTING CONDITIONS
BLADEN
ST KINGST
NORTH ST
ImageSource:
bing.c
om
MONSON
ST
BAYST
BLADEN
S T
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east corner.
3.8 Boundary Street(East of RibautRoad) & BellamyCurve
Sector: 1Project Type:Public | Private
Civic Investment Required:StreetscapeIm