18 Pine Island Road Corridor Master Plan · Pine Island Road is designed to have a “modified...
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Pine Island Road Corridor Master Plan 18 RECOMMENDED DEVELOPMENT PLAN Conceptual Framework The Conceptual Framework (Figure 8) for development of the Pine Island Corridor is to encourage mixed-use development nodes at key intersections with major north-south streets along the Pine Island Road. Pine Island Road is designed to have a “modified rural section” with curb and gutter and swales for stormwater drainage. The use of curb along the roadway will allow trees and other landscaping material to be planted closer to the travel lanes to create a “green boulevard”. Major and Minor nodal development is place along the length of the roadway. The access roads parallel to Pine Island are an integral part of the Conceptual Framework and will provide alternative access and alleviate congestion on Pine Island Road. Both Pine Island Road and the access roads will have landscape treatment to denote the character of each. Urban Design Framework The Urban Design Framework (Figures 9 – 14) illustrates the over-all development vision for the corridor. It is comprised of Mixed Use Villages and Mixed Use Corridor Districts. Mixed Use Village District- Intent The “Village District” is intended to (contain high traffic generators and) serve as compact urban centers, promoting convenient walking between residential areas and shopping, entertainment and employment opportunities. This District should be organized into “park-once” districts, to maximize pedestrian environment and minimize traffic between destinations. Pedestrian and bicycle use should be considered as transportation modes, and provide for the convenient utilization of public transit. This District shall provide regulations, which ensure a consistent design theme and complementary palate of materials. Figure 9: Del Prado Village District Figure 8: Conceptual Framework Retail Village: Philips Place Charlotte, North Carolina
Transcript of 18 Pine Island Road Corridor Master Plan · Pine Island Road is designed to have a “modified...
Pine
Isla
nd R
oad
Cor
ridor
Mas
ter P
lan
18
REC
OM
MEN
DED
DEV
ELO
PMEN
T PL
AN
C
once
ptua
l Fra
mew
ork
The
Con
cept
ual
Fram
ewor
k (F
igur
e 8)
for
dev
elop
men
t of
the
Pin
e Is
land
Cor
ridor
is
to e
ncou
rage
m
ixed
-use
dev
elop
men
t nod
es a
t key
inte
rsec
tions
with
maj
or n
orth
-sou
th s
treet
s al
ong
the
Pine
Isla
nd
Roa
d.
Pine
Isl
and
Roa
d is
des
igne
d to
hav
e a
“mod
ified
rur
al s
ectio
n” w
ith c
urb
and
gutte
r an
d sw
ales
for
st
orm
wat
er d
rain
age.
The
use
of c
urb
alon
g th
e ro
adw
ay w
ill al
low
tree
s an
d ot
her l
ands
capi
ng m
ater
ial
to b
e pl
ante
d cl
oser
to
the
trave
l la
nes
to c
reat
e a
“gre
en b
oule
vard
”. M
ajor
and
Min
or n
odal
de
velo
pmen
t is
plac
e al
ong
the
leng
th o
f the
road
way
. Th
e ac
cess
road
s pa
ralle
l to
Pine
Isla
nd a
re a
n in
tegr
al p
art o
f the
Con
cept
ual F
ram
ewor
k an
d w
ill pr
ovid
e al
tern
ativ
e ac
cess
and
alle
viat
e co
nges
tion
on P
ine
Isla
nd R
oad.
Bot
h Pi
ne I
slan
d R
oad
and
the
acce
ss r
oads
will
have
land
scap
e tre
atm
ent
to
deno
te th
e ch
arac
ter o
f eac
h.
Urb
an D
esig
n Fr
amew
ork
The
Urb
an D
esig
n Fr
amew
ork
(Fig
ures
9 –
14)
illu
stra
tes
the
over
-all
deve
lopm
ent
visi
on f
or t
he
corri
dor.
It is
com
pris
ed o
f Mix
ed U
se V
illage
s an
d M
ixed
Use
Cor
ridor
Dis
trict
s.
Mix
ed U
se V
illag
e D
istr
ict-
Inte
nt
The
“Villa
ge D
istri
ct” i
s in
tend
ed to
(con
tain
hig
h tra
ffic
gene
rato
rs a
nd) s
erve
as
com
pact
urb
an c
ente
rs,
prom
otin
g co
nven
ient
wal
king
bet
wee
n re
side
ntia
l are
as a
nd s
hopp
ing,
ent
erta
inm
ent a
nd e
mpl
oym
ent
oppo
rtuni
ties.
Th
is D
istri
ct s
houl
d be
org
aniz
ed i
nto
“par
k-on
ce”
dist
ricts
, to
max
imiz
e pe
dest
rian
envi
ronm
ent
and
min
imiz
e tra
ffic
betw
een
dest
inat
ions
. Pe
dest
rian
and
bicy
cle
use
shou
ld
be
cons
ider
ed a
s tra
nspo
rtatio
n m
odes
, an
d pr
ovid
e fo
r th
e co
nven
ient
util
izat
ion
of p
ublic
tra
nsit.
Thi
s D
istri
ct s
hall
prov
ide
regu
latio
ns, w
hich
ens
ure
a co
nsis
tent
des
ign
them
e an
d co
mpl
emen
tary
pal
ate
of
mat
eria
ls.
Figu
re 9
: Del
Pra
do V
illag
e D
istr
ict
Figu
re 8
: Con
cept
ual F
ram
ewor
k
Ret
ail V
illage
: Phi
lips
Plac
e C
harlo
tte, N
orth
Car
olin
a
Pine
Isla
nd R
oad
Cor
ridor
Mas
ter P
lan
19
Figu
re 1
0: S
anta
Bar
bara
Vill
age
Dis
tric
t
Exam
ple
of V
illage
Mix
ed U
se
Cel
ebra
tion,
Flo
rida
Pine
Isla
nd R
oad
Cor
ridor
Mas
ter P
lan
20
Red
mon
d To
wn
Cen
ter R
edm
ond,
Was
hing
ton
Dow
ntow
n W
inte
r Par
k, F
lorid
a
Ph
illips
Pla
ce C
harlo
tte, N
orth
Car
olin
a R
edm
ond
Tow
n C
ente
r Red
mon
d, W
ashi
ngto
n
Win
ter P
ark
Villa
ge W
inte
r Par
k, F
lorid
a
Figu
re 1
1:Su
rfsi
de V
illag
e D
istr
ict
Pine
Isla
nd R
oad
Cor
ridor
Mas
ter P
lan
21
The
dist
rict s
houl
d pr
ovid
e fo
r a m
ix o
f com
mer
cial
, offi
ce, m
ulti-
fam
ily re
side
ntia
l, an
d ci
vic
uses
. Pu
blic
ci
vic
spac
e sh
ould
be
prov
ided
and
func
tion
as a
n or
gani
zing
ele
men
t with
in th
e Vi
llage
Dis
trict
. Th
e su
bdiv
isio
n of
land
and
the
plan
ning
of t
he tr
ansp
orta
tion
syst
em o
f roa
dway
s or
con
figur
atio
n of
“b
lock
s” w
ithin
the
Villa
ge D
istri
ct s
houl
d re
spec
t the
des
ire to
max
imiz
e ro
adw
ay c
onne
ctio
ns.
Res
iden
tial u
ses
are
enco
urag
ed w
ith d
ensi
ties
rang
ing
from
a m
inim
um o
f 12
du/A
C to
30
du/A
C.
The
Maj
or V
illage
Dis
trict
s ar
e lo
cate
d cl
ose
to,
but
not
imm
edia
tely
adj
acen
t to
, th
e fo
llow
ing
inte
rsec
tions
.
Del
Pra
do B
oule
vard
(Fig
ure
9)
Sa
nta
Barb
ara
Boul
evar
d (F
igur
e 10
)
Surfs
ide
Exte
nsio
n (F
igur
e 11
) Th
eir a
cces
s sh
ould
be
from
a s
igna
lized
inte
rsec
tion
alon
g Pi
ne Is
land
Roa
d, s
pace
d at
app
roxi
mat
ely
a qu
arte
r m
ile (
1320
fee
t) fro
m t
he m
ajor
inte
rsec
tion.
The
re s
houl
d al
so b
e ac
cess
fro
m t
he m
ajor
no
rth-s
outh
stre
et a
t the
par
alle
l acc
ess
road
s in
ters
ectio
ns, a
gain
app
roxi
mat
ely
a qu
arte
r mile
from
the
inte
rsec
tion.
M
inor
Villa
ge D
istri
cts
are
plan
ned
at:
C
ultu
ral P
ark
Boul
evar
d (F
igur
e 12
)
Nic
hola
s Pa
rkw
ay (F
igur
e 13
)
Burn
t Sto
re R
oad
(Fig
ure
14)
They
will
be a
cces
sed
from
sig
naliz
ed in
ters
ectio
ns w
ith P
ine
Isla
nd R
oad.
Th
e D
esig
n G
uide
lines
enc
oura
ge b
uild
ings
at t
he V
illage
Dis
trict
s en
try p
oint
s (F
igur
e 15
) to
be b
uilt
to
the
side
wal
k lin
e al
ong
the
front
ages
of
north
-sou
th e
ntry
stre
ets.
The
mai
n st
reet
s w
ithin
the
Villa
ge
Dis
trict
s sh
ould
als
o be
pla
nned
with
bui
ld-to
line
s, to
enc
oura
ge b
uild
ings
to li
ne th
e st
reet
fro
ntag
e.
This
des
ign
stra
tegy
will
prod
uce
a di
stin
ctiv
e, tr
aditi
onal
villa
ge c
hara
cter
for
the
Dis
trict
s. T
he s
peci
al
front
ages
for t
he V
illage
Dis
trict
alo
ng P
ine
Isla
nd R
oad
and
othe
r mai
n st
reet
s w
ill gi
ve th
ese
loca
tions
hi
gh v
isib
ility,
and
red
uce
the
need
to
prov
ide
indi
vidu
al b
usin
esse
s w
ith a
ggre
ssiv
ely
notic
eabl
e bu
ildin
gs. I
t is
the
Dis
trict
that
sho
uld
be th
e de
stin
atio
n, w
hich
will
bene
fit a
ll th
e bu
sine
sses
with
in it
. Ag
ain,
to h
elp
crea
te v
isib
ility
for
indi
vidu
al b
usin
esse
s lo
cate
d in
the
Dis
trict
s, V
illage
Gat
eway
sig
ns
are
reco
mm
ende
d at
thes
e en
try p
orta
ls.
Mix
ed U
se C
orrid
or D
istr
ict-I
nten
t Th
e la
nd b
etw
een
the
“villa
ges”
is th
e “
Cor
ridor
Dis
tric
t”, w
hich
incl
udes
use
s th
at a
re n
ot a
s hi
gh
traffi
c ge
nera
tors
in
clud
ing,
of
fice,
of
fice/
war
ehou
se,
light
m
anuf
actu
ring,
in
stitu
tiona
l (s
choo
ls,
colle
ges)
, re
side
ntia
l (si
ngle
fam
ily a
nd m
ulti-
fam
ily),
golf
cour
ses,
larg
er s
cale
com
mer
cial
ret
ail (
big
box
over
50,
000
squa
re fe
et) a
nd g
over
nmen
t use
s su
ch a
s pa
rks
and
recr
eatio
n fa
cilit
ies.
The
se a
reas
ar
e ac
cess
ed a
t si
gnal
ized
int
erse
ctio
ns a
long
Pin
e Is
land
Roa
d, a
nd a
re c
onne
cted
to
the
Villa
ge
Dis
trict
s by
the
acce
ss ro
ad s
yste
m.
Figu
re 1
2: C
ultu
ral P
ark
Bou
leva
rd V
illag
e D
istr
ict
Figu
re 1
3: N
icho
las
Park
way
Vill
age
Dis
tric
t (ii
)
Figu
re 1
4:B
urnt
Sto
re V
illag
e D
istr
ict
(iii)
Figu
re 1
5: V
illag
e En
try
Sign
Con
cept
Pine
Isla
nd R
oad
Cor
ridor
Mas
ter P
lan
22
Acc
ess
Roa
d Fr
amew
ork
A m
ajor
con
tribu
tor
to t
he s
ucce
ss o
f th
e La
nd U
se F
ram
ewor
k an
d th
e M
ixed
Use
Villa
ge a
nd
Cor
ridor
Dis
trict
s is
the
dev
elop
men
t of
sec
onda
ry a
cces
s ro
ad s
yste
m.
Thi
s sy
stem
pro
vide
s al
tern
ativ
e pa
ralle
l (Fi
gure
16a
and
16b
) acc
ess
alon
g SR
78 w
hich
:
• Pr
ovid
es c
onne
ctio
n to
par
cels
of l
and
from
the
limite
d ac
cess
poi
nts
prov
ided
by
the
FDO
T ac
cess
man
agem
ent c
riter
ia
• Pr
ovid
es
new
op
portu
nity
fo
r co
mm
erci
al
and
mix
ed
use
deve
lopm
ent
alon
g a
new
co
llect
or/a
rteria
l sys
tem
•
Enab
les
traffi
c ci
rcul
atio
n be
twee
n vi
llage
s w
ithou
t im
pact
ing
SR 7
8 •
Hel
ps m
aint
ain
the
LOS
stan
dard
requ
irem
ents
on
SR78
Th
is a
cces
s ro
ad s
yste
m is
inte
nded
to p
aral
lel S
R78
(Pin
e Is
land
Roa
d) u
tiliz
ing
a va
riety
of m
eans
. Th
ese
incl
ude:
• Th
e us
e of
exi
stin
g ro
ads
whe
re fe
asib
le
• N
ew f
our
lane
div
ided
roa
ds p
rinci
pally
alo
ng t
he n
orth
sid
e of
Pin
e Is
land
whe
re d
eep,
ex
tens
ive
parc
els
exis
t •
Inte
rcon
nect
ed p
arki
ng lo
ts a
nd/o
r tw
o la
ne a
cces
s dr
ives
alo
ng th
e so
uth
side
of P
ine
Isla
nd
whe
re p
arce
ls a
re n
ot d
eep
It is
rec
omm
ende
d th
at a
cces
s to
the
roa
d sy
stem
fro
m P
ine
Isla
nd R
oad
be li
mite
d to
the
mor
e re
stric
tive
crite
ria o
f Cla
ss II
for
its e
ntire
leng
th in
clud
ing
the
area
eas
t of C
ultu
ral P
ark
Boul
evar
d ex
cept
for
par
cels
tha
t m
ay h
ave
deve
lope
d un
der
the
leas
t re
stric
tive
crite
ria.
How
ever
, ce
rtain
ch
ange
s to
the
stric
t FD
OT
crite
ria a
re in
dica
ted
in th
e pl
an.
Acc
ess
Con
trol
: Sig
naliz
atio
n
Acc
ess
Con
trol
: Dire
ctio
nal L
eft T
urn
Lane
Pine
Isla
nd R
oad
Cor
ridor
Mas
ter P
lan
23
(b
)
(c)
(d
)
(e)
(f)
(g)
(h
)
(i)
Figu
re 1
6a: T
rans
port
atio
n Fr
amew
ork
