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