City of Beaufort

Boundary Street Master Plan

Proposed Code Changes
City of Beaufort Planning Department | September 23, 2014
BOUNDARY STREET | CURRENT STATUS
City of Beaufort Planning Department | September 23, 2014
Interconnect it all
Create traffic capacity & safety & character
Plan for feasible, phase-able pieces
Make Boundary a walkable great street
Grow a mix of uses & mix of housing types
Assemble a green network; link marsh views
Grow a memorable entrance to town
7 Fundamental Goals
BOUNDARY STREET | CURRENT STATUS
City of Beaufort Planning Department | September 23, 2014
Since 2006, the imagery has not changed much
but $23 million is about to be invested in infrastructure
BOUNDARY STREET | CURRENT STATUS
City of Beaufort Planning Department | September 23, 2014
Implementation
The city wants to encourage growth and
development along this corridor Public
Investment should go hand in hand with Private
Investment
BOUNDARY STREET | CURRENT STATUS
City of Beaufort Planning Department | September 23, 2014
Brief Timeline of Project & Code Change Process
Jun. 2006 Boundary Street Master Plan completed
Feb. 2007 B.S. Redevelopment District Code adopted
Nov. 2011 McDonalds 1
st
significant project in BSRD
Dec. 2011 Tiger Grant funds awarded for B.S. Project
Nov. 2013 Starbucks project began approval process
Jul. 2014 Ashley Pointe 56-unit apartments have current
building permit application
Jul. 10, 2014 303 Associates met with RDC to express concerns
about BSMP as it impacted Starbucks development
Jul. 22, 2014 City Council directed staff to proceed with
changes to the B.S. Code as discussed at the work session
Aug. 22, 2014 Focus Group with planning staff, 303 Associates,
and local architects to discuss potential code changes
BOUNDARY STREET | DISCUSSION OUTLINE
Focus Group Meeting Aug. 22, 2014
Attended by
City Planning Staff Libby Anderson & Lauren Kelly
303 Associates & Development Team Dick Stewart,
Courtney Worrell, Marty Miley
Local Architects Cooter Ramsey, Bill Harris (MPC
Member), Joel Newman (HRB Chair)
Redevelopment Commission - Jon Verity (Chair)

City of Beaufort Planning Department | September 23, 2014
BOUNDARY STREET | DISCUSSION OUTLINE
Focus Group Meeting Aug. 22, 2014
Discussion Items:
Concerns from the Development Community
Input from Local Architects
What others in the Region are Doing
Thoughts Going Forward potential code
modifications


City of Beaufort Planning Department | September 23, 2014
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
2-story building requirement is not viable
Glazing requirement is not clear
Lets focus on creating a successful, vibrant,
walkable district
Concerns from the Development Community
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
2-story building requirement may not be a
necessity with the right building placement
Have to address economic realities and unify a
pre-2007 plan with 2014 economic conditions
Overall: Focus on getting the building in the right
place, and getting the building and frontage details
right. Dont force something if the market isnt
there yet. Set up the urbanism to evolve in the best
way possible.

Input from the Architecture Community
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Port Royal adopted code:
Heights: T4UC & T5MS require 2 stories
Frontage Requirements (a.k.a. Faade Zone):
T3/T4 75% min., T5 90% min.; 50% at side
streets in T3, T4 & T5 districts
Drive-Thru restaurants: Conditional Uses in T4
& T5 Zones
Form-Based Codes in the Region Port Royal
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Beaufort County Community Development Code
DRAFT:
Heights: T4NC requires 2 stories
Frontage Requirements (a.k.a. Faade Zone):
T3N/T4 75%, 50% at side streets
Drive-Thru Restaurants: Special Exceptions in
T4 Zones




Form-Based Codes in the Region Beaufort County
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Mt. Pleasant Overlay Districts
Heights: 2 stories required when fronting
Coleman Blvd.; False second floors are not allowed for buildings in
which multiple stories are required. However, a mezzanineor an atrium located
between the floor and ceiling equivalent to two-story spaces, may be utilized to
fulfill this requirement.
Drive-Thru restaurants: not permitted
Frontage Requirements: 100% of its frontage,
except for adequate allowance for one curb
cut. The total required building frontage may be accomplished through a phased
development plan.



Form-Based Codes in the Region Mt. Pleasant
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Hwy. 17, West Ashley, Charleston, SC - historic
Similar Existing Context Areas
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Hwy. 17, West Ashley, Charleston, SC - new
Similar Existing Context Areas
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Height: Boundary Street requires 2-story
buildings, or mezzanines, along its entirety
Drive-thru restaurants: Permitted by Special
Exception
Frontage Build-Out: 16 minimum building width,
160 maximum building width; no minimum %
Current Ordinance Requirements
Focus on a GREAT:
Building, Frontage, Streetscape & District
Goal of Potential Solutions & Ideas
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Building Height: Consider removing the 2-story
minimum requirement EXCEPT:
For residential buildings fronting Boundary
Street
For buildings within 250 of the 2 Special
Intersections
For 1-story buildings, clear floor height of 14
minimum
Potential Solutions & Ideas Discussed with Focus Group
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Potential Solutions & Ideas 2-Story Overlay Zones
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Building Design: Want Authentic Architecture
with Integrity focus on architectural details and
frontage types
Windows: % glazing, true shopfronts vs.
traditional double-hung windows;
Building Disposition: Consider a minimum % of
building frontage. Typically T4 areas are ~60%
minimum build out at setback; T5 ~80%
Potential Solutions & Ideas
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Question of Drive-Thrus: as were advocating
reducing sprawl and walkable environments, are
drive-thrus inherently in conflict with that?
Most surprising things from recent research:
General acquiescence to 1 story buildings in this
area
Surprise that DTs are even allowed as a Special
Exception need to really think about whether or
not GREAT walkable environments and DTs are
compatible

Potential Solutions & Ideas
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Addressing Land Use devoted to Vehicles:
Need a parking maximum propose to use
the generally accepted standards in our
current ordinance as on-site maximums
Consider a Maximum Lot Coverage by Vehicle
Uses (parking, circulation, and drive-thrus).
Result: If you have a Drive-thru, you cant
ALSO have the maximum parking count. There
is a limit in this walkable district.
Potential Solutions & Ideas
BOUNDARY STREET | FOCUS GROUP DISCUSSION
City of Beaufort Planning Department | September 23, 2014
Reconsider Building Height as discussed
Add some additional architectural standards to
ensure authentic buildings
Add a minimum % of building at lot frontage
Add maximum parking standards
Consider additional conditions for drive-thru
special exceptions

Potential Solutions & Ideas - Summary
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
PROPOSED CODE
CHANGES
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Change Appeal Process from MPC to DRB
Address SC DOT Ownership of the majority of the
roads
Two-Story Building Heights eliminate requirement
for the majority of the district
Frontage Goals add minimum frontage goals
Glazing Requirements clarify
Maximum Parking Requirement added to code
Drive-Thru Special Exception standards
updated/clarified



Summary of Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Appeal Process Staff is proposing changing the
appeal body from the Planning Commission to the
Design Review Board (DRB). The purpose of the
DRB is to review plans for new construction, and so
seems the appropriate board to consider appeals
regarding design issues.

Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
SC DOT Ownership of the majority of the roads
Staff is proposing changes that give staff more
flexibility to adjust the build-to lines and build-to
zones to accommodate building frontages that are
not currently be permitted in the SC DOT right-of-
way. These include colonnades, arcades and
balconies.

Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Two-Story Building Heights Staff is proposing to
eliminate the two-story building height
requirement for non-residential buildings and
apply a taller minimum first floor height for one-
story buildings. This would apply in all areas
EXCEPT in a new two-story overlay zone, proposed
to be located at the primary intersections of Ribaut
Road & Boundary Street and Robert Smalls
Parkway & Boundary Street.
Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Frontage Goals
A minimum frontage goal was added, along with
the associated definitions. This regulates the
percentage of building that needs to be built
along the street frontage at the setback or build-
to line. Generally its 60% in the more urban
areas, and 40% in the less urban areas. Staff has
some flexibility in administering this, particularly
as it relates to large parcels that will be
developed over time.
Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Frontage Goals
Benefits to the walkable urban environment:
Maintains interest and sense of enclosure
along the corridor by reducing the amount of
gaps and space between buildings
Reduces the amount of curb cuts that are
possible, creating a safer, more contiguous
streetscape for pedestrians that is not
interrupted by cars
Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Frontage Goals
Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Frontage Goals
The 2-story requirement in the current ordinance helps
to ensure the proper street enclosure and mix of uses. If
that requirement is removed, other mechanisms, such
as frontage %, should be added to maintain those
important elements.
Port Royal & the draft Beaufort County FBCs regulate this. They
use a minimum of 75% frontage in most more urbanized areas. In
Port Royals most urban T5 zone, thats increased to 90%. The
current county ordinance also has a 60% minimum building
frontage requirement in the Ladys Island Village Center district.
Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Glazing Requirements - Glazing requirements were
clarified to distinguish between general residential
and commercial buildings.

Maximum Parking Requirement added to the
code, so there are minimum and maximum parking
standards, like the other city zoning districts.

Drive-Thru Special Exception these standards
were updated and clarified.
Proposed Code Changes
BOUNDARY STREET | PROPOSED CODE CHANGES
City of Beaufort Planning Department | September 23, 2014
Change Appeal Process from MPC to DRB
Address SC DOT Ownership of the majority of the
roads
Two-Story Building Heights eliminate requirement
for the majority of the district
Frontage Requirements add minimum frontage
requirements
Glazing Requirements clarify
Maximum Parking Requirement added to code
Drive-Thru Special Exception standards
updated/clarified



Summary of Proposed Code Changes