area management plan

Shem Creek Area Management Plan 1

Shem Creek AREA MANAGEMENT PLAN

Prepared by

In association with Jonathan S. Lane, AIA, and Urban Partners

Report 4: Draft Recommendations

June 11, 2019


Overview


Mission

Preserve, promote, and protect the unique history,

nature, and economy of the

Shem Creek Study Area and maintain the character of its

working creek


Study Elements


Study Background Summary

• Assembled Inventory and Base line Data – Report 1.

– (Businesses, Commercial fishing, Environment, Community character, Parking, Regulations, etc.)

• Conducted over 30 Key Stakeholder Interviews

• Identified 27 Opportunities – Report 2.

• Outlined 3 Future Scenarios – Report 3.

• Held 5 Meetings with Study Advisory Committee

and 2 Public Meetings

• Posted Results of Above Steps at www.tompsc.com

A six-month process leading to Report 4: Draft Recommendations for the future.

http://www.tompsc.com/


Draft Plan: Priority to the Working Waterfront

8 2 % S u p p o r t o r C a n L i v e W i t h S c e n a r i o 2


This draft plan recommends that the biggest priority of the planning area should be to support and enhance maritime uses and related support.

Big actions should include:

• Management of boat use and traffic on the Creek.

• Support for the fishing industry, including acquisition of essential infrastructure.

• Encourage and expand public access along the edge of the Creek and Marsh

• Support joint actions of existing business owners to deal with parking through central management and regulatory changes.

• Expansion of Harry Hallman Jr. circulation, trailer parking

• Modification of the Shem Creek Waterfront Overlay Zone to make it more specific and supportive of the Plan.




Objective: Limit siltation and protect water quality.

• Enforce erosion regulations for construction sites.

• Continue separate studies of watershed protection and Crab Bank.

Objective: Expand fishing fleet docks.

• Protect the Wando Dock site infrastructure and enable a lease to operators of fishing/shrimping, docking, and support facilities.

• Encourage dock extension

Objective: Continue maintenance dredging.

• Coordinate with Corps of Engineers for maintenance

• Other incidental dredging at dock sites, as needed.

• Support commercial dockage to assure the need and public interest for dredging.

Objective: Institute water traffic regulations.

• Establish a “no-wake” zone extension.

• Limit rafting of recreational boats to areas outside of channel.

• Limit/promote movement of paddled watercraft to margins of the channel.

Objective: Establish management capacity and improved facilities to reduce conflicts and enforce safe boating.

• Establish a management and enforcement system.

Institute the new staff position of Harbor Master.

Enter a memorandum of understanding among enforcement agencies.

• Extend the floating dock on the north side of the creek.

Objective: Make improvements to Harry Hallman Jr. Boat Ramp area.

• Cooperate with Charleston County on management of the Harry Hallman, Jr. boat ramp.

• Add launch dock at boat ramp.

• Expand boat trailer/vehicle parking area.

• Establish a parking fee and time limit.

Establish a management capacity for the boat ramp.

Prohibit motorized personal watercraft traffic in the Creek.

Plan Element: Shem Creek Use and Protection



Extend “No-wake” zone at mouth of the creek

Limit rafting to outside of channel

Extend floating docks

Maintain dredged navigation channel

Enforce rules of the road


Protect water quality

upstream

Protect key Wando Dock

fishing infrastructure



Harry Hallman Boat Ramp parking and operations

• Additional dock for lay down and launch support

• Expansion of trailer parking – shown as increase from 28 to 67 Spaces, plus 70 auto spaces. Size could vary, depending on amount of property acquisition.

• Additional support services and improved management, such as dedicated Harbor Master.

Support services Add launch dock

Expand trailer and auto parking




Objective: Support existing or expanded commercial fishing operations, including possible new retail markets.

• In the short term, lease the Wando Dock seafood facilities to encourage expansion.Develop a new cooperative seafood retail market.

Extend the existing fixed dock.

• In the longer term, part of the Wando site could be developed as a maritime interpretive site, depending upon the evolution of the fishing industry and operations.

Objective: Encourage additional collaborative effort for needed ice and fuel.

• Cooperative efforts have satisfied the immediate needs for ice and fuel without public sector intervention.

Objective: Encourage effective redevelopment in Lucasville area.

• Anticipate considerable redevelopment in the Lucasville area.

• Take advantage of opportunities for public/private initiatives that benefit surrounding areas.

Plan Element: Private Use and Development



Anticipate redevelopment

in Lucasville area

Expand fishing fleet docks

Protect key Wando Dock

fishing infrastructure


Support expandedcommercial fishing

Lease seafoodfacilities



Wando Dock –Protective actions by TOMP to retain key site of working waterfront. • In short run - lease back to existing and other compatible seafood operations and extend dock

to encourage expansion of current operations, including possible cooperative seafood retail market.

• In long run, depending on demand and ability to maintain fishing operations, could create maritime interpretive site.

Retain maximum dock space, including expansion of north floating dockIce and Cooperative retail opportunities

Short term – Expanded seafood operations Possible long term – Seafood operations and maritime interpretive site

Dock extension

Retail

Expansions

Retail

Maritime interpretationsite




Objective: Modify setback and development standards for buildings along current edges of Shem Creek.

• Modify zoning requirements within the study area for new development or substantial redevelopment recognizing long-term relationship of restaurants and commercial uses adjoining the Creek by requiring:

• The greater of 15’ setback from the critical line, or 10’ setback from the property edge.

• Building facades should be no further away than 15’ feet beyond the setback.

Objective: Define criteria that retain the scale and massing articulation that are characteristic to Shem Creek.

• Expand building form requirements for new development or substantial redevelopment go beyond simple height restriction to specify maximum allowable building envelope limits to preserve views and enable private owners to replace the square footage.

• Retain its Design Review process to adhere to new, more specific criteria for the Shem Creek area.

Objective: Expand public access along the edges of the Creek.

• Establish a long-term policy to create continuous public access along the Shem Creek from the western edge of the current Saltwater Cowboy property to the western edge of the Shem Creek Marina.

West of Coleman Boulevard, creation of this pedestrian access will be feasible if current uses are redeveloped.

East of Coleman Boulevard, the public access would connect under the existing bridge and be built on piers.

• Use public rights of way perpendicular to the Creek to connect the southern boardwalk to Mill Street via Church Street and the extensions of Lucas Street and Scott Street.

Link pedestrian ways in the study area to larger regional pedestrian and bicycle systems.

Objective: Add an exhibit venue that can tell the story of the fishing industry on Shem Creek.

• Reserve one or more spaces within the study area where a permanent exhibit on the history might be located.

Plan Element: Community Character and Amenities


Draft Plan: Priority to the Working WaterfrontPlan Element: Community Character and Amenities

South Side of Shem Creek:Horizontal Length of Façade Elements varies from 40-55’Total height of structures varies from 30-37’Compare to 111 Coleman:Horizontal Length of Façade Element = 90’Total relatively uniform height is approximately 55’

North Side of Shem Creek:Horizontal Length of Façade Elements varies from 20-55’Except Shem Creek Inn where Horizontal Length of Façade = 195’Total height of structures varies from 17 - 40’

Both sidesMany structures have entirety of first level below 15’ and are totally vulnerable to flood and wave actionSloped roofs and upper level setbacks reduce the effect of overall height



Shem Creek Boardwalk Extensions

Extend boardwalk system



Landside Public Walkway

Add landside walkway across parking lots



Objective: Manage overall parking aggressively.

• Establish a comprehensive central parking management system where all parking spaces within the study area are either fee-based or resident-restricted, by cooperation of private owners with assistance from the Town.

• Institute resident parking permits and related enforcement to limit parking spillover.

• Encourage Uber, Lyft, and taxicab use to reduce parking pressures.

• Establish system of remote parking lots and shuttle service for restaurant employees, and outfitter and excursion patrons within peak periods.

Objective: Require parking surface alternatives that are both vehicle, pedestrian, and environmentally friendly.

• All required parking spaces in the Waterfront Overlay District may be surfaced with pervious materials and must be regularly maintained.

Objective: Require new development to furnish off-street parking spaces commensurate with their demands.

• Revise the schedule of off-street parking requirements in the Zoning Ordinance to align supply and demands.

Objective: Consider additional mixed-use parking garages.

• Anticipate the need for future parking supply additions.

Plan Element: Access and Parking



Manage parking to direct demand and also support appropriate development• Employee/outfitter shuttle to remote

parking• Common agreement, with TOMP support, to

charge for all parking in defined areas and on key streets.

• Flexibility on costs, vouchers to business operators, free hours, etc.

• Many technologies can support this type of system; the challenge is business and TOMP cooperation.

• Define more precise parking for restaurants, office, lodging, outfitters and excursions.

Cooperative parking management in shaded areas

Plan Element: Access and Parking



Objective: Modify TOMP zoning to recognize the unique nature of Shem Creek

• Replace the current Shem Creek Waterfront Overlay District with a larger district comprising all areas that front on Shem Creek or its marshes, divided into six (6) sub-areas

• Prohibit residential use within the entirety of the new Waterfront Overlay district.

• Adopt detailed provisions for each sub-area of Building Envelope and Setback Requirements for frontages along Shem Creek and its marshes.

• Prepare and adopt zoning ordinance revisions.

Plan Element: Development and Use Regulations


Draft Plan: Priority to the Working WaterfrontPlan Element: Development and Use Regulations

Boundary of New Shem Creek Waterfront Overlay District and its Sub-Areas



Redeveloped Building Envelope Sections and Setback Requirements


Upcoming meetings

June 12 - Study Advisory Committee – Final Recommendations and Plans

July 10 - Study Advisory Committee – Final Draft Plan

July 17 - Final Plan Submittal

Next Steps



Questions


area management plan

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