Albemarle Road/I-485
Interchange Study
Volume I: Concept Plan
Adopted by Charlotte City Council
February 10, 2003
Volume 2: Implementation Plan as of February 2003
CHARLOTTE-MECKLENBURG
PLANNING COMMISSION
WWW.CHARLOTTEPLANNING.ORG
TABLE OF CONTENTS
Volume 1: Concept Plan
Introduction .......................................................................................................1
Background ..............................................................................................1
Plan Purpose and Format ........................................................................1
Plan Development and Adoption Process................................................3
Policy Framework .....................................................................................5
Land Use and Transportation Integration Analysis ..................................9
Existing Conditions and Recommendations................................................10
Existing Land Use Conditions ................................................................10
Existing Land Use........................................................................10
Existing Zoning ............................................................................12
Retail Development .....................................................................14
Land Use and Design Recommendations..............................................17
Existing Transportation Conditions.........................................................32
Roads ..........................................................................................32
Sidewalks and Bikeways .............................................................34
Transit ..........................................................................................35
Transportation Recommendations .........................................................35
Street Design ...............................................................................35
Streets and Intersections .............................................................38
Sidewalks and Bikeways .............................................................39
Transit ..........................................................................................39
Conclusion.......................................................................................................40
List of Maps
Map 1: Albemarle
Map 2: Albemarle
Map 3: Albemarle
Map 4: Albemarle
Map 5: Albemarle
Map 6: Albemarle
Map 7: Albemarle
Map 8: Albemarle
Road/I-485 Study Area Boundaries.............................2
Road/I-485 Adopted Land Use....................................8
Road/I-485 Existing Land Use ..................................11
Road/I-485 Existing Zoning Designations.................13
Road/I-485 Retail Development Context ..................15
Road/I-485 Existing Retail and Zoning Detail ...........16
Road/I-485 Adopted Future Land Use ......................18
Road/I-485 Transportation Network ..........................33
Volume 2: Implementation Program
Introduction.............................................................................................1
Plan Strategies .........................................................................................1
Land Use .......................................................................................1
Design............................................................................................1
Transportation...........................................................................................1
INTRODUCTION
BACKGROUND
In October 2001 the Charlotte City Council adopted the Eastside Strategy Plan. That
plan recommended that a specific study be completed to determine the most
appropriate land use and transportation future for the Albemarle Road/I-485
Interchange area. This plan updates the East District Plan, adopted by the Charlotte
City Council in 1990. The primary focus of this study is on land use, development
design and transportation.
The study area boundaries for this analysis are generally defined by Camp Stewart
Road to the north, Rocky River Church Road and Blair Road to the east, Truelight
Church Road to the south and developed residential neighborhoods to the west. (Map
1) The portion of the study area on the north side of Albemarle Road is within
Charlotte-Mecklenburg’s jurisdiction. South of Albemarle Road, the study area is within
the Town of Mint Hill’s jurisdiction. Therefore, while the analysis looks at the entire
area, the study provides recommendations only for the northern portion.
While the study area was confined to land around the interchange, the proposed land
uses were considered in the context of the entire Charlotte-Mecklenburg area. The
Albemarle/I-485 interchange is just one of thirty-four interchanges planned for the outer
loop. Most, if not all of these interchanges, experience significant development
pressure as they near construction. It is therefore important that a vision be developed
for the area.
PLAN PURPOSE AND FORMAT
The purpose of the Albemarle/I-485 Interchange Study is to provide land use,
transportation and design guidance for the northeast and northwest quadrants of the
Albemarle/I-485 interchange area. More specifically, the Study is intended to define
the intensity and arrangement of appropriate land uses, identify infrastructure needs
and provide design guidelines for development, all within the context of an adopted
Smart Growth policy framework. Ultimately, the Study serves as a guide for property
owners, developers and elected officials making land use and development decisions
around the interchange.
The Study is divided into two volumes. Volume I: The Concept Plan describes the
existing conditions, discusses existing policy framework and provides land use,
transportation and design recommendations. Volume II: The Implementation Program
identifies specific strategies that will assist in implementing the recommendations in the
Concept Plan.
1
Albemarle Road / I-485 Interchange Study
Map One: Study Area Boundaries
Charlotte
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PLAN DEVELOPMENT AND ADOPTION PROCESS
The study process began in January 2002 when interviews were conducted with key
stakeholders, including representatives from the Town of Mint Hill, Cabarrus County,
property owners, neighborhood organizations, and Charlotte-Mecklenburg City and
County agencies. The information gathered in the stakeholder interviews was
compiled and used in an intensive three-day charrette held in February 2002. A core
group of approximately 12 - 15 people, consisting of landowners, residents and other
stakeholders, participated in three daytime sessions. Additionally, a larger group of
approximately 65 people participated in two evening meetings during the charrette
process. A range of preliminary development concepts were created during the
charrette to reflect the views of the various stakeholder groups.
The range of concepts developed during the charrette process are shown below.
Concept 1: Town Center
z
z
Town Center
170,000 sq ft retail and 300 multi-family units on
east side of Rocky River Church Road.
Neighborhoods
Single family and multi-family integrated with
parks, trails and open space, golf course
communities, and strong connections to proposed
regional park.
Concept 2: Mixed Use Community Center
z
z
Community Center
220,000 sq ft retail, 30,000 sq ft office, and 500
multi-family units east and west of Rocky River
Church Road.
Neighborhoods
Single family and multi-family integrated with
parks, trails and open space, golf course
communities, and strong connections to proposed
regional park.
3
Concept 3: Mixed Use Community Center
z
z
Community Center
220,000 sq ft retail, 30,000 sq ft office and 500
multi-family units, partially on the east side of
Rocky River Church Road and partially internal to
the neighborhood west of Rocky River Church
Road.
Neighborhoods
Single family and multi-family integrated with
parks, trails and open space, golf course
communities, and strong connections to proposed
regional park.
Concept 4: Mixed Use Town Center and
Neighborhood Center
z
z
z
Town Center
170,000 sq ft retail and 300 multi-family units.
Neighborhood Center
100,000 sq ft retail, 30,000 sq ft office and 200
multi-family units.
Neighborhoods
Single family and multi-family integrated with
parks, trails and open space, golf course
communities, and strong connections to proposed
regional park.
Concept 5: Mixed Use Regional Center,
Town Center and Neighborhood Center
z
z
z
z
Regional Center
500,000 sq ft retail and supporting office in the
northeast quadrant of I-485 and Albemarle Road.
Town Center
70,000 sq ft retail and 300 multi-family units
east of Rocky River Church Road.
Neighborhood Center
80,000 sq ft retail and 200 multi-family located
west of interchange.
Neighborhoods
Single family and multi-family integrated with
parks, trials and open space, golf course
communities, and strong connections to proposed
regional park.
4
Following the charrette, an interdepartmental staff team was convened to analyze the
concepts, particularly with respect to their impact on land use and transportation. The
team met from February through June 2002 to discuss the impacts of the various
concepts and develop a recommendation based on public input, adopted City policy
and an analysis of land use and transportation impacts.
In June, a public meeting was held to present the staff recommendation and receive
feedback. These comments were compiled and taken forward to the Planning
Committee. The Planning Committee held a public meeting on June 18, 2002 to
receive public comments and made a recommendation on September 17, 2002. The
Planning Committee recommendation differed substantially from staff’s recommendation in regard to the proposed intensity and location of commercial development.
Therefore, both the staff’s and the Planning Committee’s recommendations were taken
forward for City Council Review. City Council received comments on the draft study on
September 23, 2002. The Economic Development and Planning Committee of City
Council made a recommendation on the Study on January 15, 2003. City Council
adopted the plan as proposed by staff on February 10, 2003.
POLICY FRAMEWORK
The recommendations for the Albemarle Road/I-485 Interchange Study were
developed in the context of a comprehensive policy framework reflecting the City of
Charlotte’s adopted Centers and Corridors vision and smart growth principles, as well
as relevant adopted plans and policies. In particular, the recommendations strive to
balance the need to provide for greenfield development at outer loop locations with
efforts to revitalize aging commercial and employment areas closer to Center City
Charlotte. Also of key concern is carrying out the intent of the I-485 Interchange
Analysis (1999) and respecting the plans and visions of surrounding jurisdictions. The
following ten principles summarize the policy framework in which the Albemarle Road/I485 recommendations were developed:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Implement the Centers and Corridors vision.
Strengthen the economic vitality of core municipal areas.
Design for livability (compact, safe, mixed-use, pedestrian friendly
development that incorporates open space).
Safeguard the environment.
Provide for a broad range of housing opportunities.
Increase mobility for all (transit, walking, cycling, etc.).
Take a regional approach to land use and transportation planning.
Manage land uses around interchanges to ensure the functionality of the
roadway and safeguard the public investment.
Integrate land use, transportation, infrastructure and design.
Build and maintain healthy neighborhoods.
5
Adopted Plans
In addition to the ten principles, the following adopted plans provide direction for
developing the Albemarle Road I-485 recommendations.
East District Plan
The Albemarle Road /I-485 Study area is part of the East District Plan, adopted in
1990. The East District Plan currently provides the land use guidance for this area as
shown on Map 2. Note that Map 2 shows the adopted future land use for not only the
Albemarle Road/I-485 study area, but also for a much larger geography, providing a
broader context for the area under study. Key points to note regarding the adopted
future land use include:
z
z
z
z
z
Central location of a future retail concentration at the intersection of Albemarle
Road and the proposed realignment and extension of Blair Road, in relation to
residential development in both Charlotte-Mecklenburg and Mint Hill.
Concentration of future multi-family land uses in the northeast quadrant of the
interchange.
Concentration of light industrial/business park uses in Mint Hill’s jurisdiction in the
southeast quadrant of the interchange.
Proximity of the retail conglomeration approximately 2.5 miles west of the
interchange.
Proximity of proposed retail and mixed-use development in Downtown Mint Hill,
approximately 3 miles south of the study area.
Centers and Corridors Land Use Vision
The Centers and Corridors Land Use Vision, adopted
in 1994, delineates five rapid transit corridors for
Mecklenburg County. The land use vision called for
the majority of higher density development to be
located within the identified transit corridors and key
activity centers. The Albemarle Road/I-485 study area
is located well outside of any transit corridor or activity
center. For such areas, typically referred to as
“wedges,” the vision called for lower density
development.
Eastside Strategy Plan
The Eastside Strategy Plan, adopted in 2001, provides
land use, transportation and streetscape
recommendations for 11 major corridors on the Eastside, including Albemarle Road.
During the Eastside Strategy planning process, some of the key issues that were
identified related to the large amount of strip commercial development and the aging
commercial areas on the Eastside. Evidence of decline or disinvestments can be
found in a number of retail locations throughout the Eastside. An increasing number of
businesses in older shopping areas have either closed or moved to newer centers
further out in the suburbs, leaving behind vacant stores and buildings.
6
One of the key developments discussed in the Eastside Strategy Plan is Eastland Mall.
This retail center has shown signs of decline that has caused concern about the future
of the mall, the surrounding area, and the Eastside in general. Development of a plan
for revitalizing the Eastland area was recommended in the Eastside Strategy Plan and
is currently underway. Further, the City of Charlotte has committed resources to spur
revitalization efforts in the Eastland area. It is important to note that the relationship of
additional retail at the outer loop will have a significant impact on the existing retail
closer in to the Center City, particularly efforts to revive the Eastland Mall area.
It is from this policy context that staff undertook a thorough analysis of the alternatives
developed during the charrette process and using this framework developed the
recommendations provided in this document.
7
Insert Map 2: Adopted Land Use
8
LAND USE AND TRANSPORTATION INTEGRATION ANALYSIS
An important element in the planning process for this area was to consider the
possible effects of land use on the transportation system. Consideration of the
following issues was essential in developing the study recommendations:
z
z
z
z
z
z
An outer loop interchange makes the surrounding area highly accessible and,
therefore, likely to experience a great deal of development pressure and high
levels of regional through-traffic.
Access to intensive land uses should be located away from the immediate
interchange area to reduce congestion and enhance safety at the interchange
itself.
The half cloverleaf design of the interchange, and the high level of regional traffic
through the area, affects development of the northwest quadrant more seriously
than the northeast quadrant.
Most trips from residential land uses will travel westbound in the morning, across
the interchange, and into Center City Charlotte or north through the interchange
toward the University Area.
Albemarle Road is currently an active thoroughfare for express and local transit
services and multi-family housing is more transit-oriented than single family
housing.
Multi-family development should be located closest to Albemarle Road, internal
spine streets, and commercial uses to encourage pedestrian travel, transit use,
and reduction of internal vehicle trips.
As part of the transportation analysis, forecasts of daily traffic volumes were developed
for several land use concepts, including some of the concepts developed during the
charrette process. This analysis included three steps: trip generation (how many trips
would occur), trip distribution (where those trips would likely come from and go to), and
trip assignment (the resulting volumes on the different road segments).
The results of this analysis showed that although there were some differences between
the various development concepts when considering trip generation and trip
distribution, there was no significant difference in the assignment of daily traffic. The
transportation analysis suggested that a well-integrated mixture of land uses and the
addition of employment and higher density residential uses could help to balance traffic
flows, support transit use and reduce automobile trips on the thoroughfare system.
9
EXISTING CONDITIONS AND RECOMMENDATIONS
This Existing Conditions and Recommendations section is divided into two main topics:
Land Use and Design, and Transportation. First, an overview of the existing conditions
is provided for each topic, with the analysis focusing primarily on existing land use and
transportation infrastructure at both a local and a more regional level. Specific
recommendations follow the discussion of existing conditions for each topic.
EXISTING LAND USE CONDITIONS
Existing Land Use
As shown in Table 1, the study area includes approximately 1,600 acres within
Charlotte’s jurisdiction and 644 acres within Mint Hill’s jurisdiction. No
recommendations are provided for the area within Mint Hill. A majority of the study
area is currently vacant or comprised of large lots with scattered single-family homes
(Map 3). The only areas that have been more intensely developed consist of newer
single-family neighborhoods including Stewarts Crossing, Avensong and Turtle Rock
(all located in the upper northwest corner of the study area), the Larkhaven Golf
Course in the northeast quadrant of the study area, and a driving range on Albemarle
Road at the interchange with I-485.
Table 1
Albemarle Road/I-485 Study Area Existing Land Use
Source: Charlotte-Mecklenburg Planning Commission, May 2002
Charlotte
Existing Land Use
Acreage
Single Family
Rural Residential*
Open Space
Vacant
Utility
Commercial/Warehouse
Multi-Family
Institutional
Total
238.8
381.5
278.2
640.0
55.3
0.8
0
5.7
1600.3
% of
Total
14.9
23.8
17.4
40.0
3.5
0
0
.4
100
Mint Hill
Existing Land Use
Acreage
Single Family
Rural Residential*
Open Space
Vacant
Utility
Commercial/Warehouse
Multi-Family
Institutional
Total
69.2
106.8
0
457.8
0
7.9
0
2.0
643.7
* Note: Rural Residential is defined as parcels that are 5 acres or greater that have some heated
square footage according to the Tax Records.
10
% of
Total
10.75
16.60
0
71.02
0
1.23
0
.40
100
Albemarle Road / I-485 Interchange Study
Map Three: Existing Land Use
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footage greater than zero (from tax records).
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Of the 2,244 acres in the study area 1,098 acres are currently vacant, accounting for
nearly 50 percent of the study area. An additional 488 acres are developed as rural
residential, which in this plan is defined as single parcels five acres or greater,
developed with some “heated area” according to Mecklenburg County tax records.
Much of the study area has not developed due to the lack of sewer service.
Service to the majority of this area is dependent on a bi-county agreement
between Cabarrus and Mecklenburg Counties, which according to CharlotteMecklenburg Utilities (CMU) is at least 8-10 years from completion. The lack of
sewer will likely delay much development here for the short term. However, with the
completion of this section of I-485 and the opening of the Albemarle Road interchange
scheduled for July 2003, development demand may speed up the provision of sewer
service.
Existing Zoning
A majority of the study area ( 97%) in Charlotte’s jurisdiction is zoned for single-family
development (Table 2 and Map 4). Retail zoning occurs at the eastern edge of the
study area along Albemarle Road between Rocky River Church Road and Blair Road.
In Mint Hill a large portion of the area is zoned for general industrial uses (34.8%) with
the remainder zoned for residential (63%).
Table 2
Albemarle Road/I-485 Study Area Existing Zoning
Source: Charlotte-Mecklenburg Planning Commission, May 2002
Charlotte
Zoning Classification Acreage
Single-Family
Multi-Family
Business/Retail
Total
1711.5
30.7
22.8
1765
Mint Hill
% of
Total
97.0
1.6
1.4
100
Zoning Classification Acreage
Single-Family
General Industrial
Retail
Total
447.1
247.6
16.3
711
% of
Total
63.0
34.8
2.2
100
Zoning Category Key
Single Family
Charlotte
R-3
R-4
R-4(CD)
Mint Hill
R
Multi Family
Charlotte
R-12MF
R-17MF(CD)
up to 3 units per acre
up to 4 units per acre
up to 4 units per acre with conditions
Residential/minimum lot size of
20,000 sf
up to 12 units per acre
up to 17 units per acre with conditions
12
Business
Charlotte
B-1(CD)
neighborhood retail and
professional services with conditions
Mint Hill
B-G
General Business
Industrial
Mint Hill
I-G (CUD)
General Industrial
Albemarle Road / I-485 Interchange Study
Map Four: Existing Zoning Designations
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Retail Development
Outer loop interchanges are often popular locations for new retail development. In
order to appropriately plan for any future retail development at the Albemarle Road/I485 interchange, an analysis of existing and proposed retail development for the
surrounding area was undertaken, providing a broader planning context. The location
of existing retail and areas currently zoned for retail development are shown on Map 5.
Currently, as of September 2002, there is 529,000 square feet of retail built within a
three-mile radius of the study area. An estimated additional 1.7 million square feet of
retail could be built on land that is already zoned for such within this three-mile radius.
(This estimate is based on what has typically occurred throughout the community of
commercial development averaging 10,000 square feet per acre.) Thus, with three
miles of the study area, there is a potential for approximately 2.3 million square feet of
retail development.
The following list highlights some of the existing and proposed retail development, and
corresponds to Map 5.
1. 170,000 square feet of approved retail in two conditional district plans. On the west
side of the proposed realignment of Rocky River Road, 80,000 square feet of retail
intended to be a neighborhood service center has been approved. The travel shed
for this type of center is typically 3 – 5 miles.
2. 550,000 square feet of proposed retail in Downtown Mint Hill. The Town has just
completed and adopted a new master plan that promotes a mixture of uses with
medium density residential, office and retail development.
3. 1,000,000 square feet of built and/or approved retail located in the vicinity of
Albemarle Road and its intersection with Harrisburg Road. This area includes an
existing Wal-Mart and Home Depot and would allow for additional big box develop
ment. The travel shed for these types of retailers is typically 6-8 miles.
4. 1,400,000 square feet of retail that could be developed along Albemarle Road near
Harris Boulevard and Lawyers Road. Over 139 acres is currently zoned for retail
development in this area. (Using a typical value of 10,000 square feet of retail per
acre, this calculates to approximately 1.4 million square feet of retail.)
5. 1,500,000 square feet near Eastland Mall. The mall includes 1.1 million square feet
with an additional 400,000 square feet in the surrounding parcels.
6. 50,000 square feet of retail could be developed at this node on Albemarle Road.
7. 126,000 square feet exists in neighborhood retail with Food Lion as anchor tenant.
Map 6 shows, in finer detail, the amount and location of retail development that is
approved or developed along the Albemarle Road Corridor within three miles of the
study area.
14
INSERT Map 5: Retail Development Context
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Note: Over 690,000 square feet of retail approved
or built (CD plans) and 96.9 acres zoned retail
(non-CD plans, assuming 10,000 square feet/acre).
Therefore, an additional 969,000 square feet of retail
in the vicinity of Albemarle Road and Harrisburg Road.
Retail (CD Plans)
Retail
Study Area
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Note: Approximately 170,000 square feet
of approved retail (CD plans) and
166,000 square feet of retail in Mint Hill,
along Albemarle Road in the vicinity of
Blair Road and Rocky River Church Road.
Map Six: Existing Retail and Retail Zoning Detail
Produced by the Charlotte-Mecklenburg Planning Commission.
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Date: March 24, 2003
Blair Rd
River
Rocky
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85
LAND USE AND DESIGN RECOMMENDATIONS
The adopted future land use, illustrated on Map 7, represents a hybrid of the five
concepts developed during the charrette process. In general, the land use plan
provides for a mixture of integrated, appropriately scaled uses creating a town center
at the intersection of Albemarle and Rocky River Roads. Residential densities are
highest near the town center and where access to transit is greatest. Design
recommendations emphasize walkability, integration of useable open space,
connectivity and appropriate street design.
The recommended future land uses include less intensive retail development than
some of the charrette concepts. In particular, the retail component recognizes the
already approved retail development in the area and builds on it. The recommended
land use also includes a more intensive office component than the charrette concepts.
The increase in office land uses would provide additional employment opportunities
and a more balanced traffic flow in the area.
Specific land use and design recommendations are provided for each of the five areas
labeled on Map 7 as A - E. Design recommendations for each of these areas are
presented according to three major categories: building placement and massing,
pedestrian realm, and parks and open space. Street design recommendations are
provided as part of the transportation recommendation section.
17
Albemarle Road / I-485 Interchange Study
Map Seven: Adopted Future Land Use
Charlotte
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PIN
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<= 8 DUA
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SWIM Buffers
Lakes
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Produced by the Charlotte-Mecklenburg Planning Commission.
1,000
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Date: March 07, 2003
Land Use Recommendations
Zone A
Land uses in Zone A consist of 80,000 square feet of retail uses and 300 multi-family
residential uses. This area is currently zoned as a Conditional District plan. The
currently approved site plan should be revised to comply with design guidelines
provided herein for Zone A development.
z
z
z
Retail and multi-family uses are to be primarily oriented to the existing section of
Rocky River Church Road between Albemarle Road and the realigned section of
Rocky River Church Road.
Uses should be mixed either vertically or horizontally. A vertical mix of uses is
strongly encouraged.
A horizontal integration of uses may be
Albemarle Road / I-485 Interchange Study
accomplished through a connected network
Map Seven: Adopted Future Land Use
of grid streets, pedestrian
pathways/sidewalks and through building
scale and positioning that encourages a
E
walkable community.
Unconnected “pod” development that
segregates the retail uses from adjacent
E
residential uses is strongly discouraged.
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Proposed Major Collector
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Study Area Boundary
Corporate Limits
RCH RD
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TRUELIG
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PIN
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<= 8 DUA
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SWIM Buffers
Lakes
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1,000
feet
2,000
W
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Date: March 07, 2003
Design Recommendations: Building Placement & Massing
Zone A
The intent of Zone A is to create a pedestrian-oriented retail and residential mixed-use
neighborhood. The placement of buildings is critical to realizing this intent.
Create a pedestrian core along Rocky River
Church Road and a new perpendicular street that
links residential uses to the retail main street.
z
z
z
z
z
z
Buildings should front the street for at least 75 percent of the length of Rocky River
Church Road.
Retail building facades should generally be placed at the back edge of the
sidewalk unless the entire setback area is created as plaza space with appropriate
landscape and hardscape elements such as seating, fountains, formal gardens etc.
Residential building facades may be located up to 15 feet from the back of the
sidewalk. The entire setback area should be landscaped appropriately.
All buildings should have primary, direct access from a street. Other secondary
entrances may be provided from parking areas.
Parking should be located inter
nally on the site and not adjacent
to Rocky River Church Road.
Retail parking lots adjacent to
residential uses should be
screened with a finished wall
and/or landscaping that complies
with “Crime Prevention Through
Environmental Design” (CPTED)
regulations and zoning codes.
A building may be set back to create a pedestrian plaza.
20
Design Recommendations: Pedestrian Realm
Zone A
The pedestrian realm should be designed to maximize the comfort and safety of those
on foot. This should be done through direct pedestrian routing, appropriate street
design, and the provision of pedestrian amenities. Direct pedestrian paths make it
easier for people to walk throughout the community as well as to and from transit
stops.
z Sidewalks should be
incorporated into the
design of all streets,
parking facilities and
public spaces, and they
should connect to
building entrances.
z The sidewalk should be a
minimum of 5 feet wide in
less traveled areas and
10 to 15 feet in heavily
traveled residential,
commercial and office areas.
z As many pedestrian connections as possible should be provided, whether they are
linking adjoining buildings, sites or neighborhoods.
z Streets should be designed to accommodate pedestrians comfortably.
z The speed of vehicular traffic should be managed through traffic calming measures
including the use of such features as street trees, landscaped strips, bicycle lanes
or on-street parking.
z Pedestrian amenities, such as street trees, benches, and proper lighting, should be
provided as appropriate.
Pedestrian amenities create an interesting and inviting
environment.
Design sidewalks to provide the most direct route.
21
Design Recommendations: Parks and Open Space
Zone A
Parks and plazas can encourage social interaction and create an environment
designed for people. In addition, these places often serve as community landmarks
and focal points, making them ideal locations for transit stops.
z
z
Development in Zone A should incorporate a public space that is framed on at
least three sides by buildings. (A typical size for such a space could be about
10,000 square feet).
Where appropriate, a natural area should be maintained as parkland or open
space that is accessible to residents of Zone A.
A public park or square can activate an area, providing a focal point for development, a gathering place, and a community landmark.
22
Land Use Recommendations
Zone B
The land uses in Zone B could consist of 200,000 square feet of office, up to 180
multi-family units, and up to 20,000 square feet of retail uses.
z The retail uses should be located in a building that contains either multi-family or
office uses. Retail uses should not be stand-alone.
z Retail uses should be located on Rocky
Albemarle Road / I-485 Interchange Study
River Church Road adjacent to the retail
Map Seven: Adopted Future Land Use
uses in Zone A.
z Horizontal integration of uses should be
accomplished through a connected grid
of streets and architectural design.
E
z Conventional unconnected “pod”
development that segregates the retail
and/or office uses from adjacent
E
residential uses, including those uses in
D
Zones C and D is strongly discouraged.
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Mixed Use
23
BLAIR RD
200,000 sf Office
180 MF Units
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Date: March 07, 2003
Development along Rocky River Church Road in Zone B
should be mixed-use, with retail uses on the ground floor
and office or residential uses on upper floors.
In the remainder of the area, development should be office or multi-family units that address the
street rather than a parking lot.
24
Design Recommendations: Building Placement & Massing
Zone B
Create a pedestrian
corridor on Rocky
River Church Road
The intent of Zone B is to create a pedestrian-oriented neighborhood. The placement
of buildings helps create this type of development. To create a viable pedestrian
environment:
z
z
z
z
z
z
Retail development should be oriented along Rocky River Church Road.
Buildings should front the street for at least 75% of the length of Rocky River
Church Road.
Office building facades in the remainder of Zone B should generally be placed at
the back edge of the sidewalk unless the entire setback area is created as plaza
space with appropriate landscape and hardscape.
Residential building facades should be located up to 15 feet from the back of curb.
The entire setback area should be landscaped appropriately.
Parking should be located internal to the site and not adjacent to Rocky
River Church Road.
All buildings should be oriented to
the street with a primary access from
the street. Other secondary
entrances may be provided from
parking areas.
Mixed-use buildings with retail on the ground floor should be
placed on Rocky River Church Road to take advantage of and
reinforce its pedestrian nature.
25
Design Recommendations: Pedestrian Realm
Zone B
The pedestrian realm should be designed to maximize the comfort and safety of those
on foot. This should be done through direct pedestrian routing, appropriate street
design, and the provision of pedestrian amenities. Direct pedestrian paths make it
easier for people to walk throughout the community as well as to and from transit
stops.
z
z
z
z
z
z
Sidewalks should be incorporated into the design of all streets, parking facilities
and public spaces, and they should connect to building entrances.
The sidewalk should be a minimum of 5 feet wide in less traveled areas and 10 to
15 feet in heavily traveled residential, commercial and office areas.
As many pedestrian connections as possible should
be provided, whether they are linking adjoining
buildings, sites or neighborhoods.
Streets should be designed to accommodate
pedestrians comfortably.
The speed of vehicular traffic should be managed
through traffic calming measures including such
features as street trees, landscaped strips, bicycle
lanes or on-street parking.
Pedestrian amenities, such as street trees,
benches, and proper lighting should be provided as
appropriate.
Design streets to accommodate pedestrians.
26
Design Recommendations: Parks and Open Space
Zone B
Spaces such as parks and
plazas can encourage social
interaction and create an
environment designed for
people. In addition, these
places often serve as
community landmarks and
focal points, making them
ideal locations for transit
stops.
z
z
Development in Zone B
should incorporate active parks and public spaces (aside from streets and
retention areas). Typically, these areas would encompass approximately 10% of
the site area, which for Zone B would be approximately 4 acres.
Where appropriate, areas of steep slopes or other natural features should be
maintained as parkland or open space that is accessible to residents of Zone B.
Public spaces become important gathering spots for residents
and users of adjacent buildings. Their buffering nature can also
aid in the transition between different land uses.
A publicly accessible street should front Parks and open space
that are provided within Zone B. This frontage allows greater
general access to the park resource, creates a safer environment
with more “eyes on the park,” and keeps the park from feeling
like a private reserve for those who live nearby.
27
Land Use Recommendations
Zones C and D
Albemarle Road / I-485 Interchange Study
Map Seven: Adopted Future Land Use
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Zone C allows mixed residential types at a
density of up to 8 dwelling units per acre.
The intent of the zone is to allow for a
mixture of housing types, e.g., attached
town homes, duplexes, triplexes, and
detached single-family homes.
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Produced by the Charlotte-Mecklenburg Planning Commission.
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Proposed Minor Thoroughfare
Study Area Boundary
Corporate Limits
RCH RD
HT CHU
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TRUELIG
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SWIM Buffers
Lakes
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z
Higher density residential uses should
be located along Albemarle Road to
take advantage of transit opportunities
that are easier to access on the
thoroughfare.
Cluster development, which will allow
for the conservation of environmentally
sensitive areas, is encouraged.
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Zone D allows mixed residential types at a density of up to 4 dwelling units per acre.
Similar to Zone C, this area will allow a mixture of housing types and encourages
clustering but has a lower allowable overall density.
z
Cluster development preserves natural
areas such as stream corridors, steep
slopes, or view sheds, while
developing at a slightly higher net
density on the remainder of the site,
leaving the overall density the same.
Development clustered to preserve a natural area.
28
Design Recommendations: Building Placement & Massing
Zones C and D
z
z
z
z
z
z
z
z
Neighborhoods should be designed around a 1/4-mile radius to allow residents to
be within a 5 to 10 minute walk from any destination in the neighborhood.
The perimeter of blocks should average 1,500 to 2,000 feet in order to create
walkable blocks.
Differing lot sizes are encouraged to allow a community to appeal to a larger
portion of the public.
Buildings should be oriented to the street or public/common open space and
provide pedestrian access to the street.
For development fronting a thoroughfare, the provision of a secondary access
point (i.e., alley) is encouraged.
Facades should be located at the minimum required front setback and present a
pedestrian-scaled street frontage.
Garages should be recessed or oriented toward the side yard.
Parking pads and protruding garages are discouraged. In this manner, the impact
of the garage on the streetscape is minimized.
29
Design Recommendations: Parks and Open Space
Zones C and D
Residential uses within Zones C and D are intended to be integrated with the
environment. As such, the adequate provision of parks and open space is highly
recommended.
z
z
Each neighborhood should include
a park and/or common open space
component equal to at least 15
percent of the site acreage.
Parks should be connected to each
other and to the open space
network by a system of streets,
sidewalks, and trails.
Preserved natural areas, when fronted by homes can be
wonderful community amenities.
All parks and open space areas should be connected
with sidewalks on streets or off-street trails.
30
Recommendations
Zone E
The recommendation for Zone E recognizes the existing golf course use south of
Camp Stewart Road and supports continued use of this area as a golf course, or
similar park, recreation or open space use.
Albemarle Road / I-485 Interchange Study
Map Seven: Adopted Future Land Use
GIS
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Mecklenburg County Parks and Recreation
currently owns the land indicated as open
space north of Camp Stewart Road. This
area is appropriate for development as a
district park with strong linkages to the
future development within the study area.
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Zone E reinforces the recommendations
throughout the study to provide
connections between the various types of
parks/open space (i.e., district park, golf
course, greenways, common areas in
neighborhoods) and the other proposed
land uses.
A
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NELL
Proposed Major Collector
Proposed Minor Thoroughfare
Study Area Boundary
Corporate Limits
RCH RD
HT CHU
Railroad
TRUELIG
Creeks
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E
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PIN
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<= 8 DUA
D Residential <= 4 DUA
E Park/Open Space
SWIM Buffers
Lakes
RD
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1,000
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2,000
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Date: March 07, 2003
EXISTING TRANSPORTATION CONDITIONS
Roads
Map 8 illustrates the existing and
currently planned road network within
the study area.
Interstate 485 is planned to be a 67-mile
loop with 34 interchanges.
Approximately 47 miles and 15
interchanges are currently open for
traffic.
The Albemarle Road interchange is
scheduled to open in July 2003. It is
designed as a half cloverleaf because
the proximity of the rail line on the south
side of Albemarle Road makes it very
34 Interchanges are planned along I-485.
difficult to fit ramps on that side of the
road. The half-clover design allows all of
the ramps to be located on the north side of
Albemarle Road. The disadvantage to the
half-clover interchange is that once built, very
little can be done to improve its capacity.
Albemarle R
Current projections indicate that this
oad
interchange is likely to exceed its capacity
around 2015 or 2020. Any significant land
development within a half-mile of the
interchange will likely exacerbate the level of
congestion at the interchange.
Two major thoroughfares traverse the study
The interchange is designed as a half cloverleaf.
area – Albemarle Road and Blair Road.
Albemarle Road is a four lane undivided roadway that forms the spine of the study
area. It provides the primary transportation connection to neighboring Cabarrus
County and is the major traffic carrier in this area. The most recent traffic counts (2000)
indicate that on average, over 19,000 vehicles a day travel on Albemarle Road east of
Harrisburg Road (see Table 3). Traffic volumes increase significantly west of
Harrisburg Road. Blair Road (NC 51) is a two-lane road within the Town of Mint Hill
carrying approximately 8,200 to 16,000 vehicles per day.
Harrisburg Road is also a major thoroughfare that lies at the far northwest edge of the
study area.
Minor thoroughfares within the study area include Rocky River Church Road, which
forms the northeast boundary of the study area, and Camp Stewart Road, which forms
the northern boundary.
32
Albemarle Road / I-485 Interchange Study
Map Eight: Transportation Network
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I-485 Right-of-Way
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Produced by the Charlotte-Mecklenburg Planning Commission.
1,000
feet
33
2,000
W
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S
Date: March 24, 2003
Table 3: Albemarle Road/I-485 Interchange Study
Average Weekday 24-Hour Traffic Volumes
Source: Charlotte Department of Transportation
Location
2000 Volume
Albemarle Road
East of Harris Boulevard
East of Olde Savannah Road
East of Harrisburg Road
East of NC 51
Blair Road
South of Albemarle Road
South of Woodland Avenue
South of NC 218
Rocky River Church Road
North of Albemarle Road
North of Camp Stewart Road
Camp Stewart Road
48,500
36,300
19,300
16,000
8,200
9,200
16,000
6,400
4,100
N/A
Roadway improvements planned within the study area include:
z Realignment of Rocky River Church Road with Blair Road, at Albemarle Road (to
be built after 2020).
z Widening of Blair Road to 4 lanes between Wilgrove-Mint Hill Road and Albemarle
Road (unfunded).
z Construction of a new major collector road in the northeast quadrant of the
interchange that would run parallel to I-485 and Rocky River Church Road and
connect from Albemarle Road and Camp Stewart Road (to be built through the
development process).
z Construction of a new major collector road in the northwest quadrant of the
interchange that would connect Cedarfield Road to Denbur Drive (to be built
through the development process).
z Extension of Camp Stewart Road to Albemarle Road (unfunded).
Sidewalks and Bikeways
Sidewalks do not currently exist along the thoroughfares within the study area. The
provision of sidewalks is not currently planned and would likely occur as the area is
annexed, as development occurs, or as road improvements take place. The City of
Charlotte's Sidewalk Program will ultimately add sidewalks on one side of all thoroughfares throughout the City. In addition, both the Mecklenburg County and City of
Charlotte Subdivision Ordinances require sidewalks on both sides of all streets for all
new development.
There are currently no accommodations (i.e., bike lanes, wide outside lanes, paths) for
bicyclists within the study area. The Charlotte-Mecklenburg Bicycle Transportation
34
Plan (1999) identifies Blair Road on the list of specific improvements as a candidate for
future wide outside lanes to accommodate bicycle travel. In addition, the Bicycle
Transportation Plan recommends improvements for bicyclists as part of all new road
construction and improvements to existing roadways.
Transit
Express bus service is currently provided on Albemarle Road from Charlotte's Center
City, eastward to Harrisburg Road. Bus service is currently not provided within the
study area. According to the Charlotte Area Transit System (CATS), service could be
extended within the next three years if there was shown to be adequate demand.
In addition to the existing bus service and possible extension, CATS is planning a community transit center in the Eastland Mall area. The transit center would provide a
much higher level of transit service to the Eastside, including the Albemarle Road area.
The transit service would improve access to major employment centers, expand service for areas at the City's edge, and link bus routes to the planned rapid transit system.
TRANSPORTATION RECOMMENDATIONS
Street Design
Streets should be designed to accommodate pedestrians, bicyclists and automotive
traffic. The specific design should be established based on the location and primary
function of the streets. Within the study area, four general types of streets have been
identified and the following design guidelines are provided for each specific type.
(Note that the City of Charlotte is currently developing new Street Design Guidelines
that, once completed, may require that the following guidelines be revised.)
Street Types 1 and 2
35
Street 1: This is the area's "Main Street" and is found in Zones A and B as shown in
red on the accompanying diagram. It is designed to serve pedestrian-oriented retail
uses. Functionally, the street type accommodates two travel lanes and dedicated
curbside parking with bulb outs, trees in tree grates and larger sidewalk on both sides
of the street within a 67 foot right-of-way.
A 12 foot to 14 foot sidewalk is appropriate to handle the larger number of pedestrians
who will use the street. Trees are placed in bulb-out islands and in sidewalk grates. A
formal landscaping pattern is recommended with trees placed at 40 feet on center.
Street type 1 is the main street through the town center.
Street 2: This type of street (shown in blue) is appropriate for the higher density residential land uses found in the zone. These uses, such as town homes, condominiums
or apartments, typically have shorter front setbacks where off-street parking is restricted. A 67 foot right-of-way accommodates two travel lanes and parallel parking on both
sides of the street. A 6 foot sidewalk is separated from the street by a continuous
grass planting strip of 8 feet. This street also incorporates a formal tree pattern with
street trees planted at intervals of 50 feet on center.
Street type 2 is appropriate for higher density residential
neighborhoods.
36
Street 3: (Shown in yellow.) This is the most
common type of residential street and is located
in Zones C and D. Within a 53-foot right-of-way,
a pavement width of 22 feet allows for two travel
lanes and non-dedicated curbside parking on one
side of the street. An 8-foot wide continuous
grass planting strip on both sides of the street
separates the vehicles from a 5 foot sidewalk.
Streets 3 & 4
This street would typically have a formal planting
pattern with street trees located at 50 foot intervals. Development types most appropriate for this
street type are detached single-family homes or town
homes.
Street type 3 is a typical residential street appropriate for
residential streets in Zone C and D.
Street 4: (Shown in green.) This is a parkway type street consisting of one travel lane
in each direction separated by a planted median or natural feature within the median.
The right-of-way width of the parkway should be flexible to allow for the preservation of
natural features such as slopes, trees or creeks, but generally should be at least 91
feet accommodating 11 foot travel lanes, 6 foot bike lanes, 6 foot marked for on-street
parking, 8 foot planting strip and 6 foot sidewalks. Trees should be planted in the
planting strip between the sidewalk and curb in an informal pattern, underscoring the
park-like nature of the street.
Street type 4 is to be a parkway that takes advantage of natural features and linking residential neighborhoods with green space.
37
Streets and Intersections
1. As the interchange area develops, a grid of streets should be constructed in both
the northeast and northwest quadrants to provide multiple options for dispersing
traffic throughout the area. The grid should connect to adjacent development, as
well as to roads outside of the study area.
2. All signalized intersections should facilitate safe
pedestrian crossings. This can be achieved in
numerous ways but should include the provision of
pedestrian activated crossing signals and wellmarked crosswalks. Pedestrian refuge islands,
prohibiting right turns on red, traffic calming and
special lighting and paving should also be provided
as appropriate.
The road should complement the proposed
land use.
3. Rocky River Church Road should be realigned with Blair Road as indicated on the
Thoroughfare Plan map. The new section of Rocky River Church Road should be
a two-lane road designed to complement the proposed land use plan. In
particular, the road should provide for pedestrians and bicyclists. As such,
sidewalks, improved pedestrian crossings, bicycle lanes and traffic calming should
be included in the road design. The old section of Rocky River Road should be reconfigured to be a very pedestrian-oriented main street through the mixed-use
section of the study area (see design guidelines for Street 1).
4. Any right-in/right-out driveways on Albemarle Road should be located at least onequarter mile away from the nearest freeway ramp; and any full-access driveways
should be located at least one half mile away from the ramps.
At many freeway interchanges there is an inherent conflict between congestion
associated with the adjacent development (particularly if it is a major traffic
generating land use such as a shopping center) and the congestion that always
occurs at a freeway interchange. Because both the development and freeway
interchange require a lot of turning movements to and from the surface road (i.e.,
Albemarle Road), congestion often results in the vicinity of each. When the
development and the interchange are located close to each other, the congestion
at each one degrades the operation of the other, and the situation becomes
regressive with much greater congestion than would occur if the two were located
a reasonable distance apart (i.e. a half mile).
5. A new major collector road should be developed in the northeast quadrant of the
interchange area as illustrated on the Collector map. The road should be designed
to complement the proposed land uses and provide a key connection between the
development within the study area, Camp Stewart Road and the planned district
park. The road should provide for pedestrians and bicyclists, including sidewalks,
38
improved pedestrian crossings, bicycle lanes and traffic calming (see design
guidelines for Street 4).
6. A new major collector road should be developed in the northwest quadrant of the
interchange area as illustrated on the Transportation map (Map 8). The road
should be designed to complement the proposed land uses, and provide
connections between the developments within the study area and Albemarle Road
(see design guidelines for Street 3).
Sidewalks and Bikeways
1. Sidewalks within the residential areas should be a minimum of five feet wide and
located on both sides of the street. Current ordinances require four-foot wide
sidewalks. The increased width provides a more comfortable and safe walking
environment.
2. Sidewalks in non-residential or mixed-use areas
should be a minimum of six feet wide and
located on both sides of the street. Nonresidential and mixed-use areas are expected to
produce more intense levels of pedestrian
activity. Wider sidewalks will provide a more
comfortable walking environment and can also
provide space for outdoor eating and other
pedestrian-oriented activities.
All roads should accommodate bicycles.
3. All new roads and improvements to existing roads should adequately
accommodate bicycle transportation. This may be accomplished in numerous
ways including providing bike lanes, wide outside lanes or a separate bicycle path.
The specific bicycle accommodations should be discussed during the roadway
design process with input from the Bicycle Coordinator and the community.
Transit
1. Consider extending transit service to the
study area as development occurs, to link
the area to the Eastland transit center as
well as to the
nearby rapid transit corridors.
2. Locate a transit shelter within the mixed-use
core of the study area (near Albemarle and
Rocky River Roads) and identify
opportunities to develop a park and ride
facility in the same vicinity.
39
Provide transit service.
CONCLUSION
The area surrounding the Albemarle Road/I-485 interchange is a desirable location for
both residential and commercial development. With the completion of the interchange
in July 2003, new development will begin to transform the character of this area.
This study seeks to provide a framework for future growth and development that protects the future livability of the study area and ensures the viability and vitality of the
greater Charlotte-Mecklenburg community.
40
Albemarle Road/I-485
Interchange Study
Volume II: Implementation Plan
February 2003
CHARLOTTE-MECKLENBURG
PLANNING COMMISSION
WWW.CHARLOTTEPLANNING.ORG
IMPLEMENTATION
INTRODUCTION
This document outlines the steps needed to implement the recommendations from the
draft Albemarle Road/I-485 Interchange Study. Elected officials do not adopt this
implementation document. However, some of the actions identified may require future
City Council and/or County Commission approval. These items will be brought before
the appropriate body on a case-by-case basis.
PLAN STRATEGIES
The Concept Plan portion of the Albemarle/I-485 Interchange Study focuses on the
following key issue areas:
z
z
z
Land Use
Design
Transportation
The Concept Plan identifies specific goals and recommendations for each of these
issues. The following are strategies identified to implement the recommendations:
Land Use
z
Use the rezoning process to ensure that proposed development is consistent with
both the land use and design recommendations in the plan.
z
Work with the owner of the conditionally-zoned property in Zone A to develop a
revised site plan that is consistent with the design guidelines provided in the plan
for that zone. This property is currently zoned under a conditional site plan for
80,000 square feet of retail uses and 300 multi-family residential units. If the
property owner were unwilling or unable to work within the parameters of the
design guidelines, an alternate strategy would be to consider reviewing this
property as part of the 3 year Conditional District Rezoning Review Process.
Design
z
Use the rezoning and subdivision processes to ensure that proposed development
is consistent with the design guidelines proposed in the plan. Uses should be
mixed either vertically or horizontally; a vertical mix of uses is strongly encouraged.
Transportation
z
z
Work with CDOT and NCDOT to ensure that traffic signals are placed on
Albemarle Road at least ½-mile from the interchange. Access to intensive land
uses should be located away from the immediate interchange area to reduce
congestion and enhance safety at the interchange itself.
Work with CDOT and NCDOT to design new major collector roads in both the
1
northeast and northwest quadrant of the interchange area. These new collectors
should be aligned to provide key connections between development within the
study area, Camp Stewart Road, and the planned district park.
z
Work with CDOT and NCDOT to ensure that all right-in/right-out driveways on
Albemarle Road are located at least ¼ -mile and all full-access driveways are
located at least ½ -mile from the nearest freeway ramp.
z
Work with CDOT and NCDOT to implement appropriate streetscape design as
defined by the plan. Streets should be designed to accommodate pedestrians,
bicyclists and automotive traffic. The specific design should be established based
on the location and primary function of the street.
z
Build a comprehensive pedestrian and bicycle system. Work with CDOT and
NCDOT to ensure that the Bikeway improvements within this study area are
implemented as part of all new roadway construction or roadway widening
projects.
z
Work with CDOT and NCDOT to ensure that all new and existing signalized
intersections facilitate safe pedestrian crossing.
z
Ensure connectivity. Work through the rezoning, site plan review, community
planning, and joint use processes to ensure that development is well connected
with through-streets and pedestrian pathways. In particular, a dense grid of streets
should be constructed in both the northeast and northwest quadrants of the study
area to better disperse traffic.
z
Work with CATS to expand transit service to the study area and establish links to
the proposed rapid transit corridors. Primary consideration should be given to
linking the study area to the Eastland transit center. A transit shelter and
potentially a park-and-ride lot should be located within the mixed-use core of the
study area (near Albemarle and Rocky River Roads).
z
Work with CATS to determine a design for transit hardware that is appropriate to
the site context for new development within the study area.
2
CHARLOTTE-MECKLENBURG
PLANNING COMMISSION
WWW.CHARLOTTEPLANNING.ORG
600 EAST 4TH STREET
CHARLOTTE, NORTH CAROLINA 28202
Albemarle Road / I-485 Study
Map 1: Study Area
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Albemarle Road / I-485 Interchange Study
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Albemarle Road / I-485 Interchange Study
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(1) 170,000 Square Feet
(2) +/-500,000 Square Feet
(3) 254.7 Acres
(4) 139.4 Acres
(5) 172.7 Acres
(6) 5.0 Acres
(7) 126,000 Square Feet
(8) 70,000 Square Feet
(9) 40.9 Acres
(10) 33.9 Acres
(11) 33.0 Acres
(12) 458.9 Acres
(13) 878.4 Acres
(14) 270.3 Acres
(15) 1,379.8 Acres
(16) 130.4 Acres
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Date: March 31, 2003