br evard street plan
TRANSCRIPT
-
7/31/2019 Br Evard Street Plan
1/40
Brevard StreetLand Use & Urban Design Plan
Charlotte-Mecklenburg
Planning Department
Adop ted by Charlotte City Council
March 24, 2008
-
7/31/2019 Br Evard Street Plan
2/40
2 Brevard Street Land Use & Urban Design Plan
-
7/31/2019 Br Evard Street Plan
3/40
Brevard Street Land Use & Urban Design Plan 3
Table of Contents
VOLUME 1: CONCEPT PLAN.............. ......................... ........................ 4
I n t r od u ct io n ... . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . 5
Purpose................................................................................................................ 5Project Goals......................................................................................................... 5Public Involvement Process..................................................................................... 6Policy Framwork.................................................................................................... 7
Ex ist in g Con d it io n s... . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . 9Existing Character and Land Use............................................................................... 9Previously Adopted Land Use................................................................................. 9Existing Zoning................................................................................................... 13Existing Transportation......................................................................................... 13
Street Network TrafcVolumes
Pedestrian Facilities and ActivityBicycle FacilitiesTransit ServiceCenter City Transportation Elements in Progress
Lessons Lear ne d f r om Mar k et Tren ds.. . . .. . . .. . . .. . . .. . . .. . . .. . . .. . . .. . . .. . . .. . . 17Ten Critical Success Factors..................................................................................... 17Parking Strategies................................................................................................ 18Public Space Strategies.......................................................................................... 18Streetscapes........................................................................................................ 18
Visi on .... . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . 1 9Signature Street Development............................................................................... 19
Br eva r d St r eet Plan Recom m en dat io ns.. . . . .. . .. . . .. . . .. . . .. . . .. . . .. . . .. . . .. . . .. . 2 1Land Use............................................................................................................ 22Urban Design.......................................................................................................... 25
A. Building Height and ScaleB. Building Setback and ArticulationC. Parking
Transportation Linkages and Connectivity................................................................ 29
VOLUME 2 : I MPLEMENTATI ON PLAN.... . . . . . . . . .. . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . 3 0Land Use and Community Design............................................................................ 31Transportation Network and Streetscape Infrastructure............................................. 32
APPENDI X: CASE STUDI ES.... . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . . .. . . . . . .. . . . . . . .. . . . . 3 4Denver Pavillions.................................................................................................. 35Fourth Street Live................................................................................................ 36Easton Town Center.............................................................................................. 37The Grove........................................................................................................... 38Atlantic Station.................................................................................................... 39
-
7/31/2019 Br Evard Street Plan
4/40
4 Brevard Street Land Use & Urban Design Plan
Volume 1:
Concept Plan
-
7/31/2019 Br Evard Street Plan
5/40
Brevard Street Land Use & Urban Design Plan 5
Introduction
PurposeThe purpose of this plan is to promote positive and enrich-ing development along Brevard Street through the imple-mentation of a land use and urban design vision. It buildsupon the ideas put forward in the Memorable Streets- Brevard Street Connectivity Study. The recommenda-tions set forth in this document are intended to guide bothpublic and private development initiatives to help achievethis vision.
Map1identiesthestudyarea:RoughlyboundedbytheSouthCorridorLightRailline,EastTradeStreet,SouthCaldwellStreet,andI-277,butincludingthepropertyim-mediately fronting both sides of these streets.
Pro j ec t Goa ls
Thegoalsforthisplanareto:Createadistinct,diverseand attractive vision for thestudyareathatreectsandhighlights the MemorableStreets - Brevard StreetConnectivit y Study;
Develop a Land Use PlanandanUrbanDesignVi-sion that can be adopted byCity Council to guide publicpolicy on future public andprivate development initia-
tives.
From the goals provided throughthe public input process a set ofclear and objective guidelines forLandUse,LandDevelopment,Streetscape and Connectivity were
developed.
E3rdSt
E4thSt
EStonewallSt
ETradeSt
STr
yon
SCo
llege
St
SBr
evardSt
SCa
ldwell
St
EJohnBelkFr
SChu
rchS
t
SDa
vidsonS
t
EMartinLu
therKingJrB
v
SMc
dowe
llSt
W1stSt
EM
or
EJohnBelkRa
South
Bv
rBv
NCa
ldwell
St
illSt
NBr
eva
SAl
exande
rSt
BrevardCt
Caldwe
llSt
EJohnBelkR
a
EJohnBelkFr
EJohn
BelkRa
Map 1Brevard Street Land Use and Urban Design Plan
Project Limits
Aerial view above pr oposed NASCAR Hall of Fameto new Charlotte arena
-
7/31/2019 Br Evard Street Plan
6/40
6 Brevard Street Land Use & Urban Design Plan
Pub l i c I nvo lv em ent ProcessThe development of the Brevard Street Land Use andUrban Design Plan was a community based planning pro-cess which was conducted over a six month period. Theplanningprocessincludedstakeholderinterviews,steering
committee meetings and three public workshops that weredesigned to build on the Memorable Street document toachieve the goals of the city and to maximize the potentialfordevelopmentofthis8-blockareabetweentheNASCARHallofFame,theBobcatsArenaandtheConventionCen -ter.
Theplanningprocesswasdesignedtofurtherrenetherecommendations and land development strategies out-lined in the Memorable Streets document. Three publicworkshopswereheld.Attherst,generalprojectscopeandmarketstudyndingswereprovided,andparticipants
were asked to provide information on critical issues in thearea.Atthesecondworkshop,participantswereaskedtogenerate a Land Use Plan as a part of the process. At theThirdworkshop,draftrecommendationswerepresented,with an opportunity for questions.
Brevard Street Land Use &
Urban Design StudyCharlotte Mecklenburg Planning Commission
September 21, 2006
C
R
E
A
T
IN
G
T
H
E
VIS
IO
N
Land Development & Land Uses
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
Creation of a Signature Street
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ _____________________________________________________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
_____________________________ ________________________________________
Linkages & Connectivity
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
SouthEnd Connectivity
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ ______________________________________
_______________________________ _____________________________________________________________________ ______________________________________
_______________________________ ______________________________________
What types of mixed use? - retail? - Freestanding? - Will it Succeed?
What is an Urban Market? - Character? - Uses? - Location?
Open space opportunities? - Linear Park? - Public Plaza?
How does this area connect with the surrounding uses in Uptown?
How to Enliven - Create More Opportunities?
Pedestrian/Bicycle/Vehicular connections?
What makes a great street? - Characteristics?
What uses should be included?
Building heights? - Setbacks? - Parking?
What are the preferred pedestrian and bicycle connections to Uptown?
Supporting Uses? - Other opportunities?
Survey Form used in PublicInv olvement Process
Types - UsesSmall locally owned retail shopsDesign it as Urban and OrganicStructured parking
Residential/MixedUseFirstoorretailOutdoorMusic/ArtHotel
Open Space
Provide small scale vignettesProvide fountainsPlan for events street closings
Character i s t i cs
Pedestrian FriendlyWide Sidewalks
ActiveShops/StorefrontsOutdoor dining
VarietyofarchitecturalstylesBuilding step backsHidden parking garagesDesign not height is critical
Pub l i c Wor kshop Resu l t s
-
7/31/2019 Br Evard Street Plan
7/40
Brevard Street Land Use & Urban Design Plan 7
Po l i cy Fram ew orkA number of adopted and proposed land use and transpor-tationplans,strategiesandtoolshaveimplicationsfortheBrevard Street Area and have been taken into consider-ation in developing this plan.
Cent er Ci ty 201 0 Vis ion P lanCharlotte City Council and the Mecklenburg County Boardof Commissioners adopted the Center City 2010 VisionPlaninMay2000.Additionally,theCharlotteCenterCityPartners and the Charlotte-Mecklenburg School Boardendorsedtheplan.Thepremiseoftheplanis:Tocreatea livable and memorable Center City of distinct neighbor-hoods connected by unique infrastructure. The missionofthe2010VisionPlanistoprovidedirectionforfutureurban design and development decisions for Center CityCharlotte.Itmadegeneralrecommendationsforlanduse,
transportation,parkingparksandopen,streets,catalystprojects and neighborhood plans.
Second Ward Ne ighborhood Maste r P lan The Second Ward Neighborhood Master Plan(adopted byCityCouncilSeptember2002),arecommendationoftheCenter City 2010 Vision Plan,providesnergrainedguid -ance for development and redevelopment in the SecondWard. The plan recommendations seek to create a livableand memorable urban neighborhood in the heart of the citythroughmixedlanduses,diversearchitectureandhous -ingtypes,uniqueinfrastructureandahierarchyofopenspaces. These components will combine to welcome andsupportadiversepopulationwithvariedages,racesandsocio-economic backgrounds. Emphasizing variety of hous-ingtypes,services,parksandopenspace,andlifestyleopportunities,theplanidentiesstrategiestoensurethatincrementalgrowth,uniquearchitectureandadiverseur-ban landscape occur.
Sout h End / Up tow n Ra i l Cor r ido r P lan The South End/ Uptown Rail Corr idor Plan(adopted1998),provides guidance for land along the strip of land adjacent
to the South Corridor light rail line. In includes the portionof the study area west of Brevard Street.
Fi rs t War d Maste r P lan The First Ward Master Plan(adopted July 1997) providesguidance for development within the First Ward. This is theareanorthofTradeStreet,andwhileitismostlyoutsideofthestudyarea,itdoesincorporatelanduserecommenda -tions along the Trade Street edge.
-
7/31/2019 Br Evard Street Plan
8/40
8 Brevard Street Land Use & Urban Design Plan
Cente r Ci t y Transpor ta t ion Plan The Center City Transportation Planprovidesastrategy,policiesandimplementationactionthat,whenadopted,willmakebiking,walking,drivingandpublictransitfunc-tion smoothly in a dynamic Uptown environment. As thefutureunfolds,CenterCitysstreets,sidewalksandparking
willbetransformedtopedestrian-friendly,transit-oriented,centeroftheregionforemployment,cultureandenter -tainment. This is the strategy that can make the transfor-mation happen.
Memor ab le St r ee ts - B revard S t ree t Connec t iv i t y
Stu d y - 2 0 0 5 The initial Memorable Streets Study was prepared by theCharlotte -Mecklenburg Planning Department in associationwith consultants and other City departments. The studywasundertakentoillustratehowanewNASCARHallof
FamewouldtintoalargerCenterCitycontext.Thisstudywasnotapartofaprocessforpublicinput,anditwasnotpresented to nor adopted by City Council.
-
7/31/2019 Br Evard Street Plan
9/40
Brevard Street Land Use & Urban Design Plan 9
Existing Conditions
This section provides a snapshot of the context for thestudy area.
Exi s t in g Char acter an d Land UseMap 2 shows the existing land use for the study area. Ateitherends,theareaisanchoredbymajorinsitutionaluses:CharlotteBobcatsArenatothenorth,andtheCon-ventionCenterandNASCARmuseum(underconstruction)tothesouth.Inbetween,themajorusesareseverallargeofcebuildings,andtheCATStransitstation.Therealsoarehotels,somescatteredretail,andtwonewhigh-riseresidential projects under construction. The remainderconsistsofvacantorunderutilizedland,mostlyinuseas
surface parking.
Prev ious ly Adop t ed Land UseLand within the I-277 loop is generally regarded as ap-propriate for high-density mixed-use development. Forlocationscoveredbyparticularareaplans,morespecicland use recommendations are in place. The study areaincludes land covered by the Second Ward NeighborhoodMaster Plan(2002),Center City 2010 Vision Plan(2000),South End/ Uptown Rail Corr idor Plan(1998),andFirstWard Master Plan(1997).
Map 3 summarizes the adopted land use recommendationsfor the study area and surroundings. The Second WardNeighborhood Master Plancovers the largest portion ofthisstudyarea,andprovidesthegreatestlevelofdetailof the relevant plans. It was built on the premise of a mixof high-density uses extending south and west from Tradeand Tryon Streets. The plan calls for a residential focus tothemixofuses,includesanumberofsite-specicinsti-tutionalrecommendations,andencouragesground-levelretail uses on certain block frontages.
Bobcats Arena is at t he northern edge of t heStudy Area
Charlotte Convention Center is at t he southern
end of the Study Area
The former AME Church is one of the buildings onBrevard Street in the Study Area
-
7/31/2019 Br Evard Street Plan
10/40
10 Brevard Street Land Use & Urban Design Plan
E3rdSt
E4thSt
EStonewallS
t
E5thSt
ETradeSt
STry
onSt
SCo
llege
St
SBr
evardSt
SCaldwe
llSt
EJohnBelkFr
E6thStW3rdSt
SChu
rchSt
SDa
vidsonS
t
W4thSt
EMartin
LutherKingJrB
v
NCo
llege
St
SMc
dowe
llSt
SMint
St
SPop
larSt
EJohnBelkRa
W1stSt
EMoreheadS
t
NTr
yonS
tE7thSt
WTradeSt
RoyalC
t
NCa
ldwellS
t
WMartinLutherK
ingJrBv
W5thSt
South
Bv
Euclid
Av
NBrev
ardS
t
EHillSt
SAlex
anderS
t
BrevardC
t
EJohnBelkR
a
EJohnBelkFr
SCa
ldwell
St
EJo
hnBelkRa
Existing Land Use
Multi-Family
Retail
Office
Warehouse/Distribution
Institutional
Mixed Use
Utility
Open Space
Transportation
Parking
Vacant
Study Area Boundary
Streets
Light Rail Corridor
Charlotte-Mecklenburg Planning Dept.
0 0.1 0.20.05Miles
Brevard Street Plan
Existing Land Use
M A P 2
-
7/31/2019 Br Evard Street Plan
11/40
Brevard Street Land Use & Urban Design Plan 11
E3rdSt
E4thSt
E5thSt
EStone
wallSt
ETradeSt
SBr
eva
rdSt
SCa
ldwell
St
SCo
llege
St
STr
yonS
t
W3rdSt
E6thSt
EJohnBelkFr
SDa
vidsonS
t
SChu
rchSt
W4thSt
EMartinLutherK
ingJrBv
NCo
llege
St
SPo
plarS
t
EJohnBelkRa
SMint
St
NTr
yonS
t
SMc
dowe
llSt
W1stSt
WTradeSt
E7thSt
EMorehead
St
South
Bv
WMartinLutherK
ingJrBv
NCa
ldwellSt
W5thSt
RoyalC
t
BrevardC
t
SAlex
ande
rSt
EJohnB
elkRa
EJohnBelkFr
SCa
ldwell
St
Study Area Boundary
Light Rail Corridor
Streets
Adopted Future Land Use
Multi-Family
Multi-Family/ Office/ Retail
Single-Family/ Multi-Family/ Office/ Retail
Multi-Family >12/ Office/ Retail
Office/ Retail
Office
Retail
Institutional
Park/ Open Space
Charlotte-Mecklenburg Planning Dept.
0 0.1 0.20.05Miles
Brevard Street Plan
Adopted Future Land Use
M A P 3
-
7/31/2019 Br Evard Street Plan
12/40
12 Brevard Street Land Use & Urban Design Plan
E3rdSt
E4thSt
EStonewallS
t
E5thSt
ETradeSt
STr
yonS
t
SCo
llege
St
SBr
evardSt
SCa
ldwell
St
EJohnBelkFr
E6thStW3rdSt
SCh
urch
St
SDa
vidsonS
t
EMartin
LutherKingJrB
v
W4thSt
NCo
llege
St
SMc
dowe
llSt
SMint
St
SPo
plarS
t
EJohnBelkRa
W1stSt
EMoreheadS
t
NTry
onSt
E7thSt
WTradeSt
RoyalC
t
NCa
ldwellS
t
WMartinLutherK
ingJrBv
W5thSt
South
Bv
Euclid
Av
NBrev
ardS
t
SAlex
anderS
t
BrevardC
t
EJohnBelkR
a
EJohnBelkFr
EJo
hnBelkRa
SCa
ldwell
St
Existing Zoning
Uptown Mixed Use District
Business
Office
Mixed Use Development District
Multi-Family
Urban Residential
Transit Supportive Development
Study Area Boundary
Parcels
Streets
Charlotte-Mecklenburg Planning Dept.
0 0.07 0.140.035Miles
Brevard Street Plan
Existing Zoning
M A P 4
-
7/31/2019 Br Evard Street Plan
13/40
Brevard Street Land Use & Urban Design Plan 13
Ex is t in g Zon ingMap 4 shows existing zoning for the study area. In keep-ingwithitslocationwithintheCentralBusinessDistrict,theentireareaiszonedUMUD,UptownMixedUseDistrict.This district permits and encourages the coordinated de-velopmentofretailandwholesaletrade;business,profes-
sionalandnancialservices,ofces,hotels,conventionandconferencecenters,merchandisemarkets,high-den -sityresidentialdevelopments,andparkingasaseparatebusiness.
The UMUD zoning district provides urban design and de-velopment standards. It provides for more detailed re-quirements within certain geographies through streetscapeplans,tobeapprovedbyCityCouncil.Specicprovisionsintheordinancealsoapplytocertaingeographicareas,such as the Tryon Street Mall (properties fronting Tryon
Street).Nosuchspecicprovisionscurrentlyapplywithinthe Brevard Street study area.
Ex is t in g Transpor t a t ionSt r e et Ne tw o rk The Brevard Street Study area lies largely within the Sec-ondWard,alsoknownastheBrooklynneighborhood.Theexisting street network was built as part of urban renewalinthe1960swhentheneighborhoodsurroundingChar -lottesAfrican-Americanbusinessdistrictwasreplacedby government facilities and Marshall Park. The design of
most streets in the study area focuses on motor vehicleaccess to and from I-277 with minimal importance given tothe pedestrian realm or to bicyclists.
Trafc Volumes
AverageDailyTrafcVolumes(2006Data)
Street Name ADT3rdStreet 12,1004thStreet 20,900BrevardStreet 10,300CaldwellStreet 8,300
MLKBlvd 5,900StonewallStreet 13,400TradeStreet 11,200
Note:TheimminentconversionofBrevardStreetfromaone-way street with three lanes to a two-way street withtwolanesisforecasttoreduceaveragedailytrafcvolume(ADT).Conversely,theimminentconversionofCaldwellStreet from a one-way street with three lanes to a two-waystreet with four lanes is forecast to increase ADT.
The AT&T Building is a large ofce building in theStudy Area
United Way Building in the Study Area
Portions of the Study Area are vacant propert y inusa as surface parking
-
7/31/2019 Br Evard Street Plan
14/40
14 Brevard Street Land Use & Urban Design Plan
Pedest r ian Faci l i t ies and Act i v i t y Asignicantamountofpedestrianactivityispresentonmanyofthestudyareasstreetsasaresultofhotels,thenewArena,theTransportationCenterandGovernmentDistrictofces.
The existing pedestrian facilities are inadequate for thehigherdensityresidential,ofce,entertainment,andretailuses planned or under construction in this area.
Bicyc le Faci l i t ies The primary marked bicycle routes leading into the studyareaforcommutingcyclistsincludeWestFourthStreet,theI-277/CaldwellStreetbridge(underconstruction),andportions of 3rd Street. Many cyclists also access uptown byroutesotherthanthemarkedones.CyclistspresentlyaccessuptownusingCATSbike-on-busoption.Beginning
inlate2007,LightRailTransit(LRT)riderswillbeabletobringbicycles-on-board,sobicyclistscanalsobeexpectedto access study area destinations from either the StonewallStreet,ConventionCenterorCTC/ArenaStationsalongallstudy area streets.
Transi t Serv iceThe study area is well served by transit by over twelveregionalexpressrouteson3rdand4thStreets,accesstovirtually all CATS scheduled service from the Transporta-tionCenteratTrade/Brevard/4thStreets,GoldRushtrol -leyserviceon4thandTradeStreets,andlightrailtransit
servingtheStonewallStreet,ConventionCenterandCTC/Arena Stations in or within walking distance of the studyarea. The abundance of transit service in the study areahas increased pedestrian activity along study area streets.Pedestrian activity is expected to increase due to the open-ingofLightRailTransit(LRT)service.
Brevard Street is currentlywide and unfriendly
Vehicular dominated streets with lim itedstreet activity and lim ited pedestrian
friendly environment
Limited street activity with large parking lots
-
7/31/2019 Br Evard Street Plan
15/40
Brevard Street Land Use & Urban Design Plan 15
Cente r Ci t y Transpor ta t ion Element s in Progress In order to foster a memorable and pedestrian-friendlyCenterCity,theCenter City Transportation Plan(CCTP) willestablishaseriesofpoliciestosupportthepedestrian,mixed,balanced,designedandconnectedrecommenda -tionsofthe2010VisionPlan.Implementationofthese
policies will help achieve the balanced transportation visionforBrevardStreet:
Pedestrian :ImplementationofthePedestrianStreet hierarchy and associated design standardswillenhancethepedestrianexperience,linkactivitycenterstotransitandparking,andimproveI-277gateway treatments in the adjacent Caldwell Streetcorridor for pedestrians and motorists. The desig-nation of Brevard Street as a Signature PedestrianStreet acknowledges the importance of linking theArena,theConventionCenter,andNASCARHallofFame visitor destinations by a comfortable and safe5-minute walk.
Mixed :Thestreetnetworkimprovements,thepedestrian street hierarchy and transit recommen-dations are all directed at supporting a mixture oflanduses.ProximitytotheLRTstationsonStone -wall Street and 3rd Street will support and enhancemixed use in the corridor.
Balanced :ThestreetnetworkimprovementsandPedestrian Street hierarchy are intended to provide
continuityinthemobilitysystemasinlldevelop-ment and redevelopment occur. Street-level devel-opment along Brevard Street will enhance the pe-destrianexperience.Relocationofvehiculartrafcaccessing I-277 to Caldwell Street will help achievethedesiredtransportation/landusebalance.
Designed :TheCCTPpoliciessupportahighdesignquality for the pedestrian realm as well as the over-allstreetscapeenvisionedforBrevardStreet,theI-277 gateway treatments on Caldwell Street (includ-ingthebridgeoverI-277),StonewallStreets,and
Martin Luther King Junior Boulevard. Intersectionswill be designed to acknowledge high pedestrianmovements and key bicycle connections to UptownviatheCaldwellStreetbridge,StonewallStreetandBrevard Street.
The Transportation Center is located on BrevardStree
Portions of the Study Area have decient sidewalkconnectivity
-
7/31/2019 Br Evard Street Plan
16/40
16 Brevard Street Land Use & Urban Design Plan
Connected :Thedesignationoftransportationcori-dorsbytheirpurpose,andimplementationofcor-respondingsetbacks,willenhancepedestriancon-nectionsalongBrevardStreet,CaldwellStreet,Stonewall Street and Martin Luther King Junior Boul-vard.VehicularconnectionstoI-277andparkingwill
be more direct.
Modicationstovehicularcirculationwillcomplementpe-destrian-friendly enhancements to achieve the balancedtransportation vision for Brevard Street in the followingways:
The reconstruction of the Caldwell-Brevard-SouthBoulevard interchange on I-277 will cause BrevardStreet to no longer function as a southbound prima-ry commuter street feeding onto I-277 or to SouthBoulevard.
Consolidating all I-277 gateway movements onto a
two-wayCaldwellStreet/SouthBoulevardroutewillresult in Brevard and Caldwell Streets assuming newandsignicantlydifferentfunctionsbydistributingtrafctoCaldwellStreetforvehiclesboundforI-277orSouthBoulevard.ThischangeintrafcowalsosupportsBrevardStreetsstatusasaSignaturePe -destrian Street and will serve to encourage a mixeduse development district between the ConventionCenter,NASCARHallofFameandtheArena.
Brevardwillbeconvertedtoatwo-way,two-lanestreetfromTradeStreettoStonewallStreet,withon-street parking and wider sidewalks. With thisconversion,BrevardStreetwillbecomeamorepe -destrian and bicycle-friendly street to access visi-tordestinations,restaurants,andemployment.ItsadjacencytotheLightRailTransitlinewillfurtherreinforce this potential.
-
7/31/2019 Br Evard Street Plan
17/40
Brevard Street Land Use & Urban Design Plan 17
Asapartofthepublicinvolvementprocess,aconsultantrmthatspecializesineconomicandrealestateadvi-
sory services was asked to evaluate similar projects fromaround the country to determine the key components tocreating a successful pedestrian oriented mixed use dis-trict similar to the goals set forth for Brevard Street in theMemorable Streets document. The consultants providedCaseStudiesfromvedifferentprojectsfromaroundthecountry. Descriptions of the projects are included in theAppendix of this report.
Ten Cr i t ica l Success Facto rsBasedontheirmarketresearch,theconsultantsnotedTen
Critical Success Factors to meet the goals and vision forthisarea.Theyincluded:
Encourageconsistentmassingandscale,withvaried1.architecture
Utilize existing anchors to create a unique and2.meaningful sense of place
Incorporate a mixture of uses including residential3.
Design Streets as important public spaces4.
Create space for both spontaneous and formal gath-5.
erings.
Provide a variety of uses with a diverse market audi-6.ence.
Design fronts and backs of buildings7.
Encourage unique mix for local restaurant concepts8.
Emphasize linkages to cultural attractions9.
Create identity that is tied to the neighborhood10.
InadditiontotheTenCriticalSuccessFactors,theconsul -
tantsprovidedstrategiesforLandUse,LandDevelopment,Parking,OpenSpaceandStreetscapebasedonthecon -sistent attributes found in all or most of the case studies.These strategies are outlined below.
Lessons Learned from Market Trends
-
7/31/2019 Br Evard Street Plan
18/40
18 Brevard Street Land Use & Urban Design Plan
Park ing St r a teg iesMakeparkingfree,orfreefortheinitialhour.
Offervaletparkingforafee.(Restaurantsofferseparate valet service as well.)
Create ample parking in order to attract best retailtenants.
Wrap parking with retail structures so that it isshielded from pedestrian view.
Consider pricing and convenience factors for bothdaytime and nighttime users of the facility.
Pub l ic Space St ra t eg iesOffer central public gathering places that gener-ate spontaneous activity and accommodate formal
eventssuchasfundraisers,concerts,farmersmar -kets,etc.
Incorporate mini-anchors such movie theatres andbookstores to animate the overall facility.
Usewaterfeatures,qualitylandscapingandampleseating to create attractive gathering places.
StreetscapesRestricttheowoftrafcorcloseoffroadsduringevents.
Unbroken retail fronts are preferable for their abilityto hold the attention of pedestrians.
Paycarefulattentiontostreetsignage,lighting,landscaping,dimensionsandmaterialstoenhancethe pedestrian experience.
Includesupplementalzonestoallowforsidewalkdining.
Create wide sidewalks (22 ft. minimum includingsupplemental zone) along main pedestrian corridors.
Includeon-streetparallelparkingtocalmtrafcand create buffer for pedestrians.
Pay close attention to design of appropriate frontsand backs of buildings.
-
7/31/2019 Br Evard Street Plan
19/40
Brevard Street Land Use & Urban Design Plan 19
Vision
Signa t u r e St r ee t Deve lopm entThe recommendations of this plan are built on the com-
monlyheldvaluesidentiedthroughtheplanspublicin-volvement process. The values create the basis for a visionofthisareathatincludesthegoalsandaspirationswhich,ifmet,couldhelpshapetheCenterCityintoagreatpublicplace. The Lessons Learned from Market Trends serve tonetunethatvision,buildingontrendsalreadygoingoninthe area.
The vision for Brevard Street is to establish it as a Sig-natureStreet.Properlyconceived,BrevardStreetcouldbecomeoneofthegreatstreetsofCharlotte,eventhough
it is only a few blocks long within the study area. The scaleof buildings along Brevard Street should be different fromthat along Tryon Street and other more business orientedlocations. By developing the activity zone (the sidewalkandsetback),acombinationofmaturestreettrees,publicart,pedestrianlighting,streetmarketsandotherameni-tiescouldmakethisagreatstrolling,meetingandurbanactivity zone.
Martin Luther King, Jr. Blvd at Caldwellview to Center City
-
7/31/2019 Br Evard Street Plan
20/40
20 Brevard Street Land Use & Urban Design Plan
As described in the Memorable Streetsreport,inordertobecomeasignaturestreetwithintheCenterCity,BrevardStreetneedsthefollowingcomponents:
Pedestrian friendly development and street-level
retail opportunities.
Modicationofthestreetproletoagentlebow.This curvature of the street would establish a sightline that would expose the interest and complexityof the street and its development while emphasiz-ingthearenaandtheNASCARHallofFameasfocalpoints. It also would provide for a suitable widersidewalk width in front of some existing buildingswhere the sidewalk width is very narrow.
An artistic expression or sidewalk art opportunity.
Thiswouldincludeacombinationofstreetlighting,planting,urbanmarketstructuresandsidewalkart.
ModicationofexistingbuildingsonBrevardStreetto provide for street-level retail opportunities.
Enlivenment of each of the intersections betweenthearena,ConventionCenterandtheNASCARHallofFamewithlighting,artandgraphicstosupportthe identity of the district. Potential tr ansformation o
Brevard Stree
-
7/31/2019 Br Evard Street Plan
21/40
Brevard Street Land Use & Urban Design Plan 21
Brevard Street Plan
recommendations
This plan sets forth recommendatons for achieving theVisonofestablishingBrevardStreetasaSignatureStreet.Specicgoalswereformedthroughpublicmeetingprocesstoaddressthefollowingquestions:
What should the future Land Uses be for this area?
Whatarethekeyattributesincreatingasignature- great street?
What are the important linkages and connections
that need to be considered?
The recommendations are divided into three sections re-ectingthesethreequestions.Withineachsectionarethegoalsthathavebeenidentied.Foreachgoal,appropriatemeans to achieve the goal are enumerated.
New Charlotte Arena from Brevard Stree
Potential tr ansformation oBrevard Stree
-
7/31/2019 Br Evard Street Plan
22/40
22 Brevard Street Land Use & Urban Design Plan
Land UseMap 6 shows the land use recommendations of this plan.
Goal: Encourage a diversity of uses, activ itiesand sizes of developmentThe intention is to provide a diverse mixture of land uses
to promote a pedestrian friendly environment with retailthatisfocusedaroundtheanchorsoftheBobcatsArena,ConventionCenterandNASCARHallofFame.UsesshouldbeuniquetoUptownwithadiversityofretail,residential,commercial,ofce,andentertainmenttosupport18hourenvironment.Therstooruseofanynewbuildingshouldhaveasignicantamountofretailtoencouragestreetlevel activity and promote a pedestrian friendly environ-ment.
Meanstoachievethisgoalinclude:
Provideretailusesontherstoorofallnewbuild-ingsasindicatedontheLandUsePlan,withamini-mumof50%oftherstoorareaandaminimumof 75% of the street edge.
Provide an unbroken retail street facade along Bre-vard Street to capture and keep the attention ofpedestrians.
Goal: Design as Urban and OrganicThe size and scale of development should be designed
forthepedestrianwithsmallerscaleuniqueand/orlocalretailersthatcomplimenttheBobcatsArena,ConventionCenterandNASCARHallofFame.Thearticulationoffa -cades,variationofbuildingsetbacks,andcreationofopenspaces should be designed to create a streetscape whichis consistent in height and scale while being unique andinteresting for pedestrians.
Meanstoachievethisgoalinclude:
Encourage 50% of all retail to be small establish-ments,under3,000squarefeet,generallyusable
by local merchants. Minimize the number of chainrestaurants.
Encourage restaurants to account for between 25and35%ofthetotalGrossLandArea,ataratioof3:1to5:1ofsitdownoverquickservice.
Encourage architectural themes that are indigenousto the South and that would attract visitors to thearena and Hall of Fame. The signage system shouldadd to the unique character. Streetscape amenitiesshould be of locally found materials and design pat-terns.
Brevard Street Study AreaThe Pavillions in Denver Colorado pr ovides a diversity of uses, activities and
sizes of developmen
-
7/31/2019 Br Evard Street Plan
23/40
Brevard Street Land Use & Urban Design Plan 23
E3rdSt
E4thSt
EStonewallSt
E5th
St
ETradeSt
STr
yonS
t
SCo
llege
St
EJohnBelkFr
SCa
ldwellSt
E6thStW
3rdSt
SCh
urch
St
SBr
evardSt
SDavids
onSt
W4thSt
SMc
dowe
llSt
SMint
St
EMartinLutherK
ingJrB
v
NCo
llege
St
EMoreheadS
t
E7thSt
W1stSt
SPop
larSt
NTr
yonS
t
EJohnBelkRa
Euclid
Av
RoyalC
t
WTradeSt
NCaldw
ellSt
W5thSt
WMartinLutherK
ingJrBv
EHillSt
Lexin
gtonAv
SouthB
v
NBrev
ardS
t
NCh
urch
St
WSton
ewallSt
SAlex
ande
rSt
NDa
vidsonS
t
BrevardC
t
EJohnBelkFr
EJohnBelkR
a
EJohnBelkRa
SCa
ldwell
St
EJoh
nBelk
Ra
SAlexan
derS
t
Study Area Boundary
Light Rail Corridor
Streets
Land Use Recommendations
Retail > 3000 Sq Ft
Retail < 3000 Sq Ft
Mixed Use
Residential
Institutional
Office
Open Space
Other Parcels
Charlotte-Mecklenburg Planning Dept.
0 0.1 0.20.05
Miles
Brevard Street Plan
Land Use Recommendations
M A P 6
-
7/31/2019 Br Evard Street Plan
24/40
24 Brevard Street Land Use & Urban Design Plan
E3rdSt
E4thSt
EStonewallS
t
E5thSt
ETradeS
t
STry
onSt
SCo
llege
St
SCa
ldwell
St
E6thSt
EJohnB
elkFr
W3rdSt
SBreva
rdSt
SCh
urch
St
SDavids
onSt
W4thSt
EMartinL
utherKingJrB
v
NCo
llege
St
SMint
St
SMc
dowe
llSt
SPop
larSt
W1stSt
EJohnBelkRa
EMoreheadS
t
NTr
yonS
tE7thSt
WTradeSt
RoyalC
t
NCaldw
ellSt
WMartinLutherK
ingJrBv
W5thSt
South
Bv
Euclid
Av
NBrev
ardS
t
EHillSt
SAlex
anderS
t
BrevardC
t
SCa
ldwell
St
EJohnBelkR
a
EJohnB
elkFr
Study Area Boundary
Light Rail Corridor
Streets
60' Building Height
OpenSpace
Other Parcels
Charlotte-Mecklenburg Planning Dept.
0 0.1 0.20.05
Miles
Brevard Street Plan
Height Restriction Recommendations
M A P 7
-
7/31/2019 Br Evard Street Plan
25/40
Brevard Street Land Use & Urban Design Plan 25
Addison CircleBuilding Stepback
60 Height Limit ation prior to r equired 20 buildingstepback
Urban Design :A. Bu i ld ing Heigh t and Sca le Map 7 summarizes the building height asnd scale recom-mendations of this plan.
Goal: Create a consistent pedestrian scalealong Brevard StreetBuildings along Brevard Street should be lower in scale toprovide greater sunlight to the street and at a scale thatis appropriate for a high level of street activity. BrevardStreet should be reoriented away from the fast movingautomobileorientedplace,toaslowermoving,pedestrian-oriented destination.
The scale of buildings along Brevard Street should be dif-ferent from that along Tryon Street and other more busi-
ness oriented locations. The height and scale of buildingsrelate directly to the pedestrian experience and should becarefully considered for the successful creation of a highquality environment.
Meanstoachievethisgoalinclude:
Building heights should be a maximum of 60 feetalongBrevardStreet,closerthanabuildingstep-backline,inordertocreateaconsistentandappro-priate pedestrian scale.
Behindaminimum20-footstepback,building heights along Brevard Street may extend above60-0tounlimitedheightsfromthe60-footbuildingheight level.
-
7/31/2019 Br Evard Street Plan
26/40
26 Brevard Street Land Use & Urban Design Plan
Urban Design :B. Bu i ld ing Se tback & Ar t i cu la t ion
Goal: Create a safe comfortable pedestrianfriendly areaThestreetandthesidewalkareplacesforactivity:store-fronts,shops;andshouldbewideenoughtoprovideam -pleopportunityforoutdooreating,strolling,windowshop-ping and people-watching.
Meanstoachievethisgoalinclude:
RedenetheBrevardStreetcross-sectionasatwo-way street with on-street parallel parking on bothsides.Reducethenumberoflanesandlanewidthsto emphasize the pedestrian environment.
Establish a minimum 22-foot setback from the backof curb to the primary building facade along BrevardStreet in order to provide adequate room for pedes-trian activity and to provide a continuous street wallalong Brevard Street.
Allow for the building faade to be recessed up to8 feet from the 22-foot setback to provide outdoorseating opportunities and variety to building faces.Pocket parks should be strategically located to en-able places for social interaction to take place.
Bethesda, MCWide sidewalks with outdoor dining creates an
active street environrm en
Memorable Street - Brevard Street Connectivity St udyBrevard Street Recomm ended Street Section
Bethesda MDWide sidewalks with active storefronds and
residential above
-
7/31/2019 Br Evard Street Plan
27/40
Brevard Street Land Use & Urban Design Plan 27
Goal: Encourage High Quality ArchitectureTocreateanengaging,diversestreetscape,thebuildingsshouldbedesignedwithavarietyoffacades,patternsandelements that are both consistent in scale and quality inorder to provide a unique streetscape experience. This va-
riety can be created through the articulation of the build-ing facades along the street to enhance the experience byproviding a variety of architectural treatments.
Meanstoachievethisgoalinclude:
Establish a change in the facade a minimum ofevery60feeteitherbyarchitecturalelements,colorvariation,changeinthefacadesetback,orother means to achieve a varied but consistentstreetscape.
Provideanunbrokenbuildingfacadewithrstoor
uses on all new buildings along Brevard Street inorder to create an active streetscape.
Designthebuildingarchitecturetoenablerstoorretail. In the event the initial market demand is notstrong,thespacecouldaccommodateofceusesintheinterim.Itisimportantthattherstoordesignbeexibletorespondtochangingmarkettrends.
Consider options to mitigate the burden on propertyownersfromtherequirementtoreserverstoorarea until a sustainable retail market occurs.
Reston Town Cent eVariety of architectural element s and heights
provides a unique and diverse streetscape
Santana RowChange in architectural facade provides
a more interesting streetscape
Denver PavillionsUnique architectural elements provides fo
a diverse streetscape
Denver PavillionsUnique signage and lighting creastes
a sense of place
-
7/31/2019 Br Evard Street Plan
28/40
28 Brevard Street Land Use & Urban Design Plan
Urban Design :C. Park ing
Goal: Screen Parking on Brevard StreetIt is important that parking located in mixed use buildingsbecompatiblewiththeircontext,contributetotheoverall
successofthearea,beeasilyaccessiblebutnotvisuallyseen from the public realm.
VisitorstravelingtoCenterCityforculturalorentertain-ment reasons should not have to drive around looking forparkingspaces.Useavehicularwayndingsystemtoef-cientlydirectmotoriststotheparkingsupplyavailableona real-time basis.
Useofaparkingmanagementcollaborativecaninuenceappropriate land use and economic development while
maintaining a parking supply that meets real needs and in-vestor requirements. A parking management collaborativebrings together parking owners to help achieve commoneconomic goals with properly timed and placed parkinginvestments.
Meanstoachievethisgoalinclude:
Wrap all new parking structures with a minimum of75% active uses at the street level along any publicstreet.
Provide for all new access to parking facilities fromsidestreetstominimizethevehiculartrafconBre-vard Street.
Limit parking for new residential uses to the maxi-mumsspeciedinTransitOrientedDevelopment(TOD) zoning standards.
Waive parking requirements for small retailers basedon parking availability within 10 minute walking dis-tance.
Do not allow for sloped ramps of parking garages tobe expressed on any building facade.
Visuallyscreenthetoplevelparkingfromalladja-cent buildings.
Explore the option to lease parking spaces thatalready exist before construction of new parkinggarages.
Atlantic Station, AtlantaProvide clear parking wit h easy access to
promot e a walkable pedestran environmen
Wrap parking with u se
-
7/31/2019 Br Evard Street Plan
29/40
Brevard Street Land Use & Urban Design Plan 29
Potential bridge im provement locations fromSouthEnd t o the Center City
Transpor t a t ion L ink ages and Connec t i v i t y
Goal: Provide im proved connectionsMeanstoachievethisgoalinclude:
Provideamorecomfortable,attractiveandsafepe -
destrian environment from Brevard Street to South-End,TryonStreetandSecondWard.
Usethepedestrianwayndingsystemtohelpvisi-tors more easily reach their destination.
Providesafeandefcientbicycleandpedestrianroutes to Brevard Street within the Center City.
Usethevehicularwayndingsystemtodirectmo-torists to the parking supply on a real-time basis.
Modify gateway underpasses and overpasses ofI-77/I-277Looptoenhancepedestrianandbicycleconnectivity between Center City and surroundingneighborhoods.
-
7/31/2019 Br Evard Street Plan
30/40
30 Brevard Street Land Use & Urban Design Plan
Volume 2:
Implementation Plan
-
7/31/2019 Br Evard Street Plan
31/40
Brevard Street Land Use & Urban Design Plan 31
Implementing the vision
TransformingtheBrevardStreetareaintoavibrant,people-oriented place as envisioned in this plan will oc-
curincrementallythroughtheeffortsoflocalgovernment,privatepropertyowners,residentsanddevelopers.ThisImplementation Plan outlines proposed strategies to imple-mentthelanduse,transportation,designandotherdevel -opment-oriented recommendations contained in The Con-cept Plan.
These implementation strategies will not be approvedbyelectedofcialsaspartoftheConceptPlanadoption.Rather,electedofcialswillconsiderthemforapprovalandaction on a case-by-case basis after the Concept Plan hasbeen adopted and the public has had an opportunity togive input.
Asimplementationofthisplanprogressesovertime,theImplementation Plan should be updated periodically toreecttheprogressbeingmadeandtoconsideradditionalstrategies.
Land Use and Urb an Des ignPubl ic Sector Responsib i l i t ies The public sector will provide the policy basis (primarilythroughthisplan),theoversightandsomeinfrastructure
improvements for the implementation of the plan. How-ever,majorchangestothestudyareawillbecomeevidentonlyasprivateinvestmentbeginstollintheframeworkthat the community and the City of Charlotte have laidout in the plan. The proposed land use for the study areareectsthecommunitysvisiontoincorporateavarietyofland uses and urban design forms that have greater com-patibility with the use of the area as a memorable streetand public promenade connecting its two anchor attrac-tions.PlanAdoption:ThePlanningDepartment,inconsultation
withotherCitydepartments,isresponsiblefortheprepa-rationofthisplan,andforguidingitthroughtheadoptionprocess.
Changestozoningdistrictsandstandards:ThePlanningDepartment is also responsible for initiating and guidingtheprocessforchangesinzoningdistrictboundaries,andfor changes in standards applicable within zoning clas-sications.Thisisexpectedtoincludesomestandardstobeapplicablewithinspedicgeographicboundariesoftheplan area.
New Charlotte Arena from Brevard Stree
Potential tr ansformation oBrevard Stree
-
7/31/2019 Br Evard Street Plan
32/40
32 Brevard Street Land Use & Urban Design Plan
The proposed standards generally will be accomplishedthrough a series of text amendments intended to imple-mentthespecicpointswithintheUrbanDesignStandards
of the Concept Plan.
Monitoring/reviewing new development plans (on-going):The Planning Department and other City departments willbe responsible for on-going plan review for new develop-mentswithintheBrevardStreetstudyarea,asprescribedin the new standards. This responsibility will include en-suring that the standards and this plan are met by devel-opers.
Private Sector Responsib i l i t ies A large portion of this plan is dependent on investments bythe private sector. It is such private sector action that willbring about change in the area consistent with land useand urban design recommendations.
Transpo r ta t i on Ne tw o rk and St r eet scapeI n f r a s t r u c t u r ePubl ic Sector Responsib i l i t ies Thisplanstransportationrecommendationsgenerallybuild upon the Center City Transportation Elements as out-linedinthe2010VisionPlan,inprogress.CharlotteDe-
partmentofTransportation,inconsultationwiththeChar -lotte-MecklenburgPlanningDepartment,isresponsibleforinitiating and continuing activities to move transportationelements of the plan forward.
Local government will provide some investment instreetscape amenities that can be accommodated withinthe existing right-of-way. Major public investment in theform of constructing new roadway cross-sections may notoccur until design details are in place and funding is avail-able,anduntilinterestinprivateredevelopmentforthearea has been demonstrated.
Private Sector Responsib i l i t ies Asdevelopmentoccurswithinthestudyarea,theprivatesector will be responsible for building applicable elementsof the street system that are consistent with the City ofCharlottesstreetdesignguidelines,incorporatingside -walksandbike/pedestrianamenitiesasappropriate.
Aerial view above pr oposed NASCAR Hall of Fameto new Charlotte arena
-
7/31/2019 Br Evard Street Plan
33/40
Brevard Street Land Use & Urban Design Plan 33
South Brevard Street, looking southto Grace AME Zion Church
-
7/31/2019 Br Evard Street Plan
34/40
34 Brevard Street Land Use & Urban Design Plan
Appendix:
Case Studies
-
7/31/2019 Br Evard Street Plan
35/40
Brevard Street Land Use & Urban Design Plan 35
AsapartoftheBrevardStreetstudyprocess,aconsul -tantrmevaluatedprojectsfromaroundthecountrytodetermine the key components of a successful pedestrianoriented mixed use district. The consultants provided thefollowing Case Studies from around the country.
Denver Pav i l l ion s - Denver , Co lor adoDeveloper: DenverDenhill/ArthurHill/EDGArea: 3.2acres/2cityblocksincludes:Size: 398,000GLAofretailMarket: Synergisticdevelopmentservingresidents, in-townworkers,andtouristsAnchors: UnitedArtistsTheatre,BarnesandNoble, LuckyStrikeLanes,VirginMegastore
Design ConsiderationsPro j ect Assessm ent : PavilionsispartofDenversdowntownbusinessimprove -ment district (BID). The project provides its own securitybutreceivesservicessuchaslandscaping,maintenance,andsanitationthroughtheBID.Parkingwasdifcultforthe Pavilions due to its downtown location. The develop-ment spent considerable dollars on underground spacesand still had to compete with daytime uses for parking.The retail relies heavily on suburban Denver residents whohave a strong disposition to visit downtown.
Land Deve lopment : LocatedondowntownDenvers16thstreetmall.Thedesign integrates project with existing street grid and islocatedadjacenttoemployers,publictransithubs,andcultural attractions are key demand drivers.
Park ing : Two underground parking garages provide more than 800on-site parking spaces. The Pavilions also relies on another8,000spaceswithinablockandahalfoftheprojectthatbecome available after day workers have left.
Publ i c Spaces:
ThePavilionsfrontsamajorpublicspace,whichisthe16thstreetpedestrianmall.Additionally,thelayoutoftheproject creates two interior courtyards that are designed tobe pedestrian friendly and seamlessly linked to the existingstreet grid.
Streetscape: Careful attention was placed on ensuring that was archi-tecturally and experientially linked to the existing streetblocksaroundthe16thStreetmall.Streetmaterials,light-ing,anddimensionswereintendedtointegratewiththedowntown infrastructure.
Case Studies
-
7/31/2019 Br Evard Street Plan
36/40
36 Brevard Street Land Use & Urban Design Plan
Four t h St r ee t L iveDeveloper: TheCordishCompanyArea: 8acres/1.5cityblocksSize: 350,000sfGLAofretailMarket: 10stores,11restaurants,7entertainmentvenues
Anchors: HardRockCaf,Borders,LuckyStrikeLanes
Design ConsiderationsPro j ect Assessm ent : Developers are currently looking to add a second phase to thedevelopment which would include a residential portion. FourthStreet Live does an excellent job attracting the 20-30 year oldvisitor. The developer would like to include restaurants target-ing the 40+ segment. These would include higher-end restau-rants they still offer a wide range of menu options at affordableprices. The developers tried to attract more local
restaurants but the project was meet with resistance as manydid not view the downtown market as attractive.
Land Deve lopment : Located in the heart of downtown it is primarily entertainmentand nightlife driven. Hosts many live outdoor concerts. Prox-imitytoemployers,conventioncenter,andculturalattractionsare key demand drivers
Park ing : 960 garage spaces. The Fourth Street Live parking garageis free to all patrons weekdays after 6pm and all day on theweekends. The garage is located off Fifth Street between Mu-
hammad Ali Boulevard and Liberty. Parking is also offered attheStarksgarage,Seelbachgarage,Hyatt/ConventionCentergarage and at the Cowger garage at Fourth and Market Street.Fourth Street Live does an excellent job attracting the 20-30year old visitor. The developer would like to include restaurantstargeting the 40+ segment. These would include higher-endrestaurants they still offer a wide range of menu options ataffordable prices. The developers tried to attract more localrestaurants but the project was meet with resistance as manydid not view the downtown market as attractive.
Publ i c Spaces:
Fourth Street Live is a private development that straddles apublic right-of-way. The area of Fourth street that lies betweenthe two retail buildings functions as an atrium that allowsvisitors access to the shops and restaurants and doubles asa performance venue for live concerts. The concerts are heldregularly (Wednesday through Friday night) and draw as manyas18,000people.
Streetscape: AttractiveuorescentsignagedrawsvisitorsintotheFourthStreet development.
-
7/31/2019 Br Evard Street Plan
37/40
Brevard Street Land Use & Urban Design Plan 37
Easton Tow n Cent erDeveloper: Steiner+Associates/TheGeorgetown
CompanyArea: 33acresSize: 1,400,000sfGLAofretail
Market: 18millionannualvisitorsAnchors: Macys,Nordstrom,AMCCinemas
Design ConsiderationsPro j ect Assessm ent : The town centers was designed to resemble the classicAmerican downtown. As such it was designed on a humanscale and incorporated classic design features included redbrick,whitetrim,andcast-ironlampposts.TheEastonTownCenterembodiesthenotionofinclusivityinretailand entertainment. The shops appeal to visitors of all ages
and incomes as do the restaurants and entertainment op-tions.Thereareampleopportunitiesforfamilies,youngcouples,emptynestersetc.tospendanentiredayatthetown center. Created a pavilion to resemble an old trainstation that lends the project a sense of history and thefeel of a town center that evolved organically over time.
Land Deve lopment : Open Air Lifestyle Center that caters to families. Designedto resemble town center that has evolved organically.Carefulincorporationofbusinesstenantsonsecondoor.Gridded streets organized around town green. Features
open-airandenclosedretailwithaSaturdayfarmersmar-ket.
Park ing : 8garagestotaling6,495spacesinadditiontostreetpark-ing and surface lots (total 8000 spaces). Garage parking isfreewithmeteredparkingofferedatstreetlevel.Valetparkingfor$5,withupscalerestaurantsofferingadditionalvalet service.
Publ i c Spaces:The town center is designed to look like a classic Americanmainstreetfeaturingpedestrian-friendly,open-airtown
squares,fountains,andachildrenspark.
Streetscape: The ring road that surrounds the town center is a publicthoroughfare but the street grid within consists of privatestreets,allowingmanagementtodiverttrafcandcloseoff streets for events. Additionally the streets are designedtobepedestrianfriendlywithwidesidewalks,numerouscrosswalks,andbuffersfromvehiculartrafc.
-
7/31/2019 Br Evard Street Plan
38/40
38 Brevard Street Land Use & Urban Design Plan
The Gro veDeveloper: CarusoAfliatedArea: 17.5acresincludes:Size: 540,000sfGLAofretailMarket: Upscaleshoppinganddiningexperience
Anchors: Nordstrom,BarnesandNoble,MovieTheatre
Design ConsiderationsPro j ect Assessm ent : Strong synergy among its entertainment-focused uses - a14-theatercineplex,arangeofsit-downrestaurants,athree-level Barnes & Noble bookstore and a complementof major retailers. Branches of upscale and middle-pricedeateries act as destinations in and of themselves. HighenergyambiancemaintainedbypresenceofFarmersMar -ket and lack of low-budget restaurant chains. Site design
encouragesstrolling,contributingtoTheGrovesappealasadestination.Themanydifferentseatingareas,benches,diningterracesandbalconies,thehighleveloflandscap-ing,fountainsandothersitedetailingheightenthisproj-ectsappeal.TheboundedinteriorspaceofTheGrovecreates a sense of place and implied security. Develop-ers wish that they have included a residential component.The residents shop at the retail and provide a 24-hour feelwhile the retail component helps the residential achieveprice premiums.
Land Deve lopment :
Linked with 70 year-old farmers market by old-time trol-ley. Urban location with a small town feel with an open airformat that is designed around a main street.
Park ing : 3,500spaces,eight-levelgarage.Firsthourfree,$2nextthreehours;$1forevery30minutesthereafter,upto$14.Twohourvalidationavailableatselectstores.Valetparking$5fortwohours,$2foreach30minutesthereafter;$17maximum. Parking garage is shielded from view by thestorefronts.
-
7/31/2019 Br Evard Street Plan
39/40
Brevard Street Land Use & Urban Design Plan 39
At lan t i c Sta t ion
Developer: AIGGlobalRealEstate/JacobyDevelopmentArea: 138acresfeatures:Size: 1,500,000GLAofretailMarket: Massiveredevelopmentofintown
browneldsiteAnchors: Dillards,Publix,RegalCinemas
Design ConsiderationsPro j ect Assessm ent : The private nature of Atlantic Station make the it easy forthepropertymanagementcompanytosecurethearea,keepitpristine,andcontrolvehicleandpedestrianaccess.The drawback is that the lack of true public spaces maketheareafeelsomewhatmall-ishandcontrived,asopposedto a true downtown district that consists of public right-a-
way,manypropertyowners,andhasevolvedovertime.Land Deve lopment :
Designed as true mixed-use district with an 18-hour uses.
Regular concerts and events with 2,500 residential unitsand1millionsfofce.
Park ing : 7,600spaceswithfreeparkingforthersthourand$1per hour thereafter. The entire development is set on topofamassive4levelparkinggarage.Valetparkingisavail -able for some restaurants and for the Twelve hotel.
Publ i c Spaces:Central Park (60 x 100ft) in the heart of the retail districtoffersasmall,centrallylocatedspacetogatherforformaloccasions such as the Christmas tree lighting or informalfundraising events. Atlantic Station takes advantage ofafuturedevelopmentsitePad12tohostlargerevents(accommodates10,000people)suchasthewineauction.There is also an oval shape park within the residential por-tion of Atlantic Station which can be used for concerts oras everyday park space.
Streetscape:
The streets within the retail District are laid out in a grid-ded fashion with a lot of attention paid to pedestrian ac-cessibility.Thestreetsofferlargesidewalks,highqualitymaterials,andattractivesignage,allaimedatprovidingapleasantwalkingexperience.Incertainareas,vehicletraf-ccanbecutoff,allowingwalkerstocompletelyinhabitthe space during special events. The goal was to createpeopleonlyplacesandprovideabufferfromcars.
-
7/31/2019 Br Evard Street Plan
40/40