Br Evard Street Plan

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Brevard StreetLand Use & Urban Design Plan

Charlotte-Mecklenburg

Planning Department

Adop ted by Charlotte City Council

March 24, 2008


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2 Brevard Street Land Use & Urban Design Plan


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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


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Volume 1:

Concept Plan


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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.

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Map 1Brevard Street Land Use and Urban Design Plan

Project Limits

Aerial view above pr oposed NASCAR Hall of Fameto new Charlotte arena


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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

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Land Development & Land Uses

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Creation of a Signature Street

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Linkages & Connectivity

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SouthEnd Connectivity

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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


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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.


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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.


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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


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Existing Land Use

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Mixed Use

Utility

Open Space

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Parking

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Study Area Boundary

Streets

Light Rail Corridor

Charlotte-Mecklenburg Planning Dept.

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Brevard Street Plan

Existing Land Use

M A P 2


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Study Area Boundary

Light Rail Corridor

Streets

Adopted Future Land Use

Multi-Family

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Multi-Family >12/ Office/ Retail

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Adopted Future Land Use

M A P 3


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Existing Zoning

Uptown Mixed Use District

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Existing Zoning

M A P 4


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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


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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


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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


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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.


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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


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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.


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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


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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


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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


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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.


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


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Land Use Recommendations

Retail > 3000 Sq Ft

Retail < 3000 Sq Ft

Mixed Use

Residential

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Office

Open Space

Other Parcels


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Brevard Street Plan

Land Use Recommendations

M A P 6


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Height Restriction Recommendations

M A P 7


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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.


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.


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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.


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


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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.


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


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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.


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


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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.


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Volume 2:

Implementation Plan


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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

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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


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South Brevard Street, looking southto Grace AME Zion Church


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Appendix:

Case Studies


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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


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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.


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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.


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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.


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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.


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Documents

Br Evard Street Plan