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Reconstruction of marinas set to begin this month
By Kathleen Dayton
Staff Writer
The new owner of two marinas on the Stono River expects to begin work this month on upgrading the facilities as the first step toward creating a Class “A” marina community with new amenities, residences and privately owned boat slips.
Stono Marina Partners LLC, which is wholly owned by IBG Investors of Washington, D.C., purchased Stono Marina and Buzzard’s Roost Marina in August. The company plans to transform the aging marinas into state-of-the-art facilities beginning with the renovation of Buzzard’s Roost.
IBG is also developing the 500-acre Rushland Plantation, consisting of 125 upscale homes off River Road, and River Reach at Patriots Point.
Buzzard’s Roost Marina is on the north side of the Paul Geligotis Bridge, which connects the northeast part of Johns Island with James Island, while Stono Marina lies to the south of the bridge. The two marinas, combined, offer about 340 slips.
Bob Pilcher, who manages both marinas, said he is moving as many boats as possible to Stono Marina so work on Buzzard’s Roost can begin.
“That way we can keep boats in the marina and keep tenants here,” Pilcher said.
Work at Buzzard’s Roost should take about 12 months and will include structural repairs, new walkways and decking, new electrical and cable service, potable water and shore power pedestals, he said. The current facility is more than 25 years old.
“We’re going to be doing what we call a complete utility upgrade,” Pilcher said. “The docks are at the point where we have higher electrical and utility demands, and the system is going to reach a point where it’s not capable of providing the demand the boats need.”
A similar upgrade is planned for Stono Marina when the Buzzard’s Roost renovation is complete. The entire project, including new residential development on the property, will be done in phases that will take up to two years.
New restaurant doubtful
Scott Fuller, senior vice president of development for IBG, said his company’s plan is to revive a piece of property that had become somewhat run-down and to create a project that will be a better use of the land.
“We’re part of Johns Island and Stono Marina Partners wants to ensure the marina project is done in a thoughtful, responsible way for the community,” Fuller said. “What we’re going to end up with there is going to be absolutely spectacular, and it’s going to be something that Charleston and Johns Island will be proud of.”
The marinas will also get new rest room and laundry facilities as well as a new ship’s store. Planned amenities include a swimming pool and an outdoor pavilion for parties and special events.
The ship’s store at Buzzard’s Roost closed in November. Stono Marina Partners donated its 717 pounds of mostly non-perishable foods to the Lowcountry Foodbank, Pilcher said.
A restaurant that operated on the property for more than 20 years closed in September and was recently demolished. The Noisy Oyster, which opened as Cappy’s in 1983, was a favorite gathering spot for islanders, boaters and tourists. It was part of Stono Partners’ $22 million acquisition, and developers say they doubt another restaurant will be built on the property.
“Although it’s not definite, it’s unlikely because of parking requirements associated with a new restaurant,” said Fuller. “You have to meet new code requirements and a significant number of parking spaces would have to go in. The land is just so precious there because it’s on the water. The views are spectacular and we just didn’t think parking for a restaurant would be the best use of the land.”
Fuller said the two marinas share only 5.2 acres of high ground.
“By the time you build a restaurant and by the time you provide parking, you’ve eaten up a big chunk of that 5.2 acres,” he said.
Mixed feelings
Residents of the scenic waterfront area have mixed feelings about the approaching changes. The marinas border the gated community of Headquarters Plantation and a condominium complex called Stono Watch.
Bubba and Bernie Kennedy live in the neighborhood and were frequent guests at the Noisy Oyster.
“We miss the Oyster,” Bubba Kennedy said. “It was just a good meeting place. It is missed, I think, by a lot of people.”
Gene and Susan Cox also said they miss the seafood restaurant.
“It was kind of like the local hangout,” said Susan Cox, who grew up on Johns Island. “It was the place to go. They knew your name.”
John Keener, an area resident and owner of The Crab House on nearby James Island, sees changes at the marina from two perspectives.
“As far as business is concerned, the highest and best use of the land is condos. As far as aesthetics are concerned, I would like it to be a (public) marina with a restaurant and marina store,” Keener said. “I live right there and I would like to keep the aesthetic value of the environment there.”
If condominiums replace the Noisy Oyster, Keener said he would feel some loss, although he understands the developers’ needs.
“They have to get their money back out of it and they definitely can’t do that by just building a marina,” Keener said. “On the other side, I know it will increase property values at Headquarters (Plantation) if they’re putting up high-end condos.”
Fuller said the company has not yet decided what type of residential development it will bring to the marina property, but he thinks it is unlikely there will be more than 50 units.
“It may be condos, it may be town homes; we don’t know yet,” Fuller said.
Anthony Harrigan, managing partner of IBG, said the project is still in the planning stages.
“Within three months I would presume that all the studies will be complete and we’ll be in the position to give a very comprehensive description of the plan for the property,” Harrigan said.
Slips for sale
That plan includes the permanent sale of boat slips, a form of ownership that developers say makes it financially possible to pay for the marina improvements.
The company doesn’t yet know how much the slips will cost, Fuller said. Current renters at the marinas could opt to buy or relocate, or might possibly rent slips from investors who buy them.
“We’d be thrilled if people who were currently renting ultimately become buyers and owners out there once the renovations are complete,” Fuller said. “Ultimately some will probably find their way back to the rental market because they’ll be purchased by investors. I’m sure there will end up being some transient slips and some long-term slips that investors will own.”
The company has sent letters to current renters with information about other marinas in the area that rent slips if they should need to relocate.
Michael Blackburn, who has lived at the marina for five years, said he will probably relocate to another area marina and has mixed feelings about changes at Buzzard’s Roost.
“We understand business is business,” Blackburn said. “They’ve been really good about giving people time to get out of here. But it was really sad to see the neighborhood get busted up. Some people have had to abandon their boats and go to land. What they’re really doing is knocking the middle-class boater out of it.”
Blackburn, a police officer who moved to Charleston from Myrtle Beach, said his boat payments and slip rent are about equal to what he would pay for an apartment in Myrtle Beach, but less than what he would pay in Charleston.
“I would never have moved here if it weren’t for this,” Blackburn said. “I couldn’t afford to live here. This was my dream.”
Chuck Tillinghast, another five-year resident of Buzzard’s Roost, said he would not consider buying a boat slip.
“What are you buying? You’re buying a mailbox,” Tillinghast said. “I will probably go to Nicaragua.”
Kathleen Dayton is a staff writer for the Business Journal. E-mail her at kdayton@charlestonbusiness.com.
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