Pisgah forest small area plan revised august 2016

>> TRANSPORTATION + LAND USE + FORM

PISGAH FORE ST Small Area Plan

DESTINATION BY DESIGN PLANNING, LLC 815 W. KING STREET, SUITE 2 BOONE, NORTH CAROLINA 28607 828.386.1866 WWW.DBDPLANNING.COM

>> acknowledgments AS WITH ANY WORTHWHILE PLANNING EFFORT, THE PEOPLE WHO CONTRIBUTE MAKE THE PLAN AND WILL TAKE THE PLAN THROUGH IMPLEMENTATION. THEIR EFFORTS ARE APPRECIATED.

BREVARD COUNCIL Jimmy Harris, Mayor Mac Morrow, Mayor Pro Tem Ann Hollingsworth Charlie Landreth Marice Jones Gary Daniel BREVARD PL ANNING BOARD R. Kimsey Jackso n , Ch air Demi Lof tis, Vice Ch air Keen an S mith Jimmy Perkin s KAt ie T h o mpso n Fran ck Po rter Ch ris Strassn er

C I TY STAF F Jim Fatland, City Manager Josh Freeman, Special Programs Director Daniel Cobb, Planning Director Aaron Bland, Planner Janice Pinson, Admin. Services Manager Kerry Lindsay, Exec. Administrative Assistant OTHE RS : P i s g ah Nat i on al Fore s t St aff Th e P i s g ah Fore s t C on s e r van cy

>> table of contents

CHAPTER 1: INTRODUCTION

1

CHAPTER 3: RECOMMENDATIONS

21

PLAN BACKGROUND AND PURPOSE

2

TRANSPORTATION INFRASTRUCTURE

22

STUDY AREA OVERVIEW

3

BICYCLE AND PEDESTRIAN INFRASTRUCTURE

28

PLAN GOALS

4

LAND USE AND GROWTH MANAGEMENT

32

PLANNING PROCESS

5

INFILL DEVELOPMENT

34

CHAPTER 2: DISCOVERY, ANALYSIS & PUBLIC ENGAGEMENT EXISTING CONDITIONS

7 8

PREVIOUS PLANS

10

OPPORTUNITIES AND CONSTRAINTS

12

TRANSPORTATION ANALYSIS

14

PRELIMINARY CONCEPTS AND PUBLIC

16

ENGAGEMENT

40

CHARACTER DEVELOPMENT

CHAPTER 4: IMPLEMENTATION IMPLEMENTATION PLAN

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CHA PTE R ONE >> introduction THE CITY OF BREVARD IS COMMITTED TO DEVELOPING A LONG-RANGE VISION FOR NEW DEVELOPMENT AND REDEVELOPMENT THROUGHOUT THE PISGAH FOREST COMMUNITY.

The heart of Pisgah Forest, which includes the intersection of NC 280, US 276, and US 64, serves as a critical gateway to both downtown and Pisgah National Forest. The City wishes to evaluate and improve current zoning regulations, vehicular transportation, bicycle and pedestrian infrastructure, and the area’s streetscape to ensure that growth is managed in accordance with a unified vision.

I N THI S C HAP TE R 1. Plan Background & Purpose 2. Study Area Overview 3. Plan Goals 4. Planning Process

PLAN BACKGROUND & PURPOSE The Pisgah Forest Small Area Plan will ultimately guide future public and private investment throughout this neighborhood, an important gateway entrance to Brevard and Pisgah National Forest. This plan represents the ongoing fulfillment of Brevard’s goal to develop small-area plans throughout the city that further support its long-range planning and policy goals.

TRAFFIC

FLOW

The Pisgah Forest Community continues to serve a critical role as Brevard and Pisgah National Forest attract more than 4 million visitors each year. The intersection of NC 280, US 276, and US 64, which, according to data collected as part of this plan, rates as “very poor” in regards to traffic flow. This intersection and major commercial node continues to attract new businesses to cater to local and visiting recreation enthusiasts. An improved bicycle and pedestrian infrastructure surrounding this intersection will further promote connectivity and commerce.

PISGAH NATIONAL FOREST CONNECTIVITY

IMPROVE CORRIDOR DEVELOPMENT

The proximity to the National Forest and the Davidson River means users of all sorts: on and off-road cyclists, hikers, those fishing and inner-tubing in the river and camp goers are all trying to share the same exisitng infrastructure. People are often seen walking, biking or carrying inner tubes along the busy Highway 276, which does not provide for safe pedestrian accommodations. This planning process engages Pisgah National Forest land managers so the City can collaborate with partners to improve safety along this corridor.

Development along road corridors is a challenge for nearly every community. Without proper planning, extensive auto-oriented development can result in unsightly strip development, fast food joints creating a multitude of unnecessary roadside curb-cuts that make pedestrian travel unsafe, and an inefficient use of land where the City has provided costly water and sewer infrastructure. Accordingly, this plan addresses growth pressure along Highway 64 toward Hendersonville and along Ecusta Road, the location of the approved Davidson River Village development.

There are also major traffic issues in the vicinity of Ecusta Road and Wilson Road. Poor access management along Old Hendersonville Road combined with the release of nearby schools, creates an unsafe environment for motorists and pedestrians. This planning effort warrants an in-depth look at this area, not only for transportation improvements, but also for redevelopment opportunities, particularly in relationship to the proposed Ecusta Rail-Trail.

This plan provides an opportunity to assess and improve bicycle and pedestrian connectivity within this neighborhood and beyond. An improved bicycle and pedestrian infrustructure will further promote connectivity and commerce.

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PLACES FOR BIKES/PEDS

The Pisgah Forest community continues to attract new business to meet the demand of local and visiting recreation enthusiasts.

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introduction

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PLAN GOALS

1 Provide local leaders with clear policy direction as it relates to future land development and capital infrastructure improvements.

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2 Provide transportation improvement recommendations that alleviate congestion, particularly at the intersection of Hwy. 280 and 64, and in the vicinity of Ecusta Road and Wilson Road.

3 Expand and create safe bicycle and pedestrian connections.

4 Establish a bold gateway for Pisgah National Forest.

5 Engage the public and local business owners to develop and further refine recommendations.

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A CRITICAL COMPONENT OF THIS PLAN WAS A SERIES OF STAKEHOLDER MEETINGS.

PLANNING PROCESS

project timeline

MARCH - APRIL ’16 FINAL DRAFT DEVELOPMENT

•Conduct Public Meeting & Present Draft Vision •Request Recommendations to Refine Plan

>> TRANSPORTATION + LAND USE + FORM

•Develop Facebook Page •Collect Traffic Data •Meet with Stakeholders: Pisgah Forest Conservancy •Update Planning Board •Develop Preliminary Recommendations

FEBRUARY ‘16 PUBLIC WORKSHOP

•Kick Off •Facilitating Planning Oversight Committee •Develop Project Brand & Fact sheet

OCT. ‘15 - FEB. ’16 STAKEHOLDER MEETING PLAN DEVELOPMENT

DIRECTION SETTING

SEPTEMBER ‘15

•Revise Draft Plan •Present to Brevard City Council for adoption

PISGAH FOREST

Small Area Plan

introduction

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CHA PTE R TWO >> discovery, analysis, and public engagement A COMPREHENSIVE OVERVIEW AND ANALYSIS OF THE OPPORTUNITIES AND CONSTRAINTS FOUND THROUGHOUT THE STUDY AREA.

This chapter provides a comprehensive analysis of the overall study area. The analysis includes a review of existing infrastructure, zoning, and a variety of opportunities and constraints that have implications for future growth and development. This chapter also includes results from a detailed traffic analysis that was conducted as part of the planning process. The final part of this chapter provides an overview of the public workshop that was conducted on February 25, 2016, in which 25 participants provided their insights and thoughts on preliminary design concepts.

I N THI S C HAP TE R 1. Existing Conditions 2. Previous Plans 3. Transportation Analysis 4. Opportunities and Constraints 5. Preliminary Concepts and Public Engagement

EXISTING CONDITIONS The Pisgah Forest Study Area is located in the northern area of Brevard’s municipal jurisdiction. Current zoning standards, water and sewer infrastructure, and alternative transportation opportunities have major implications for future growth and development within this area. This section briefly explores the existing conditions associated with each of these important factors.

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Water and sewer infrastructure represent some of the most costly investments made by a municipality. The entire study area has the availability of water and sewer, providing few limitations on the types of land uses or the extent of density that can be allowed. Considering the major highways and collector roads that serve the study area, the City must take advantage of this combined infrastructure to promote density and light manufacturing. By targeting this area for more dense strategic growth, this area offsets the City’s net-loss in providing water and sewer services to less dense, particularly low-density residential land uses, in other areas of the City.

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EXISTING BIKE/PEDESTRIAN INFRASTRUCTURE Brevard’s greenway network provides critical connections throughout the study area. The greenway extends along Ecusta Road, extends north and over Highway 64. To the south, the trail connects to recreation facilities and to Oskar Blues.

Numerous opportunities exist to improve the bicycle and pedestrian network throughout the study area. A multi-use trail along the Davidson River would provide for a more scenic recreation and transportation option, while providing an opportunity to protect riparian areas. As redevelopment occurs, alternative transportation options should be developed to improve access to the Ecusta Road and Wilson Road intersections with Old Hendersonville Road. Highway 276 toward Pisgah National Forest and Highway 64 east are both in need of improved access for pedestrians and cyclists.

discovery, analysis & public engagement

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EXISTING CONDITIONS

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The planning process explores how development might occur along the study area’s major corridors and other key areas, such as the intersection of Old Hendersonsville Road and Wilson Road. By visualizing potential development and engaging Brevard citizens, Brevard leaders hope to determine how best to improve current zoning standards.

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The Walmart shopping center is zoned Downtown Business, which establishes this area as a nonconforming use. This planning process explores opportunities for redevelopment of this district to analyze whether big box development or other major retail outlets are indeed feasible within this area.

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The current zoning standards throughout the study area provide for a variety and range of land uses.

Notably, the proposed Davidson River Village (DRV) is zoned as a Special District, which, if developed, would significantly increase traffic and growth pressure throughout the study area. Highlights of the DRV are further provided on page 11 of this chapter.

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DEMOGRAPHIC TRENDS

2014 TOTAL POP 60+ = 35.9%

Transylvania County has an aging population and Pisgah Forest follows this trend. Although the National Forest will continue to attract visitors of all ages, the resident population of those age 60 and over is expected to continue to grow.

As populations age, different housing types rather than single-family are warrented. This plan recommends an emphasis on attracting different housing types in this area, such as multi-family housing and in-fill that provides a range of housing types and sizes, thus attracting a diverse income and age groups.

Mobility will be another key issue, as the population ages, other types of transportation besides just automobile transportation needs to be emphasized.

“ALONG WITH THE SLOW GROWTH OF THE POPULATION AND THE AGING POPULATION, MOST ECONOMIC INDICATORS SHOW THAT THE REGION FACES ADDITIONAL CHALLENGES COMPARED TO THE REST OF THE STATE, INCLUDING LOW WORKFORCE, LOW INCOME, AND HIGH POVERTY RATES.” -WESTERN NORTH CAROLINA REGIONAL OUTLOOK REPORT

discovery, analysis & public engagement

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PREVIOUS PLANS The City of Brevard has developed and approved several plans with significant implications for the future of the Pisgah Forest community. This section explores four (4) of these plans and highlights key policies and features found within these plans and documents.

280 Comprehensive Plan 2015

CITY OF BREVARD 2015 COMPREHENSIVE PLAN The City of Brevard 2015 Comprehensive Plan highlights five (5) key themes from which the City derives its policy direction: 1) Arts and Culture; 2) Economic Health; 3) Environmental Health; 4) Livable Community; and 5) Infrastructure.

HWY. 280 CORRIDOR STUDY The NC 280 Corridor Study identified ways to improve and develop bicycle and pedestrian infrastructure along NC 280 between Mills River and the City of Brevard. The terminus of this planning effort includes portions of the study area for the Pisgah Forest Small Area Plan.

Key highlights or directives:

>> Create unique places and programs that support an array of cultural programs;

Key highlights or directives:

>>

>> Further support and develop the business community that fosters entrepre-

neurship and leverages Brevard’s position as an attractive retirement and tourism destination;

>> Protect the scenic beauty and natural environment that supports the City’s

Develop a multi-use path that connects to the Walmart shopping center and Allison-Deavor House; and

exceptional quality of life;

>> Proactively engage in place-making, the development of sense of place, and further develop Brevard’s small-town charm; and

>> Provide the public infrastructure investments necessary to generate private sector investment.

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Allison-Deavor House

>>

Improve the Hwy. 280/ 64 intersection with improved markings for bicycle and pedestrian infrastructure.

(Note: this plan calls for a more significant improvement for this intersection.)

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ECONSULT CORPORATION®

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ECUSTA TRAIL ECONOMIC IMPACT ASSESSMENT (EIA)

DAVIDSON RIVER VILLAGE

The Ecusta rail corridor ceased operation in 2002. This study looked at the impacts of establishing a multi-use rail-trail along this corridor to connect the City of Brevard and Hendersonville. The Ecusta Trail EIA revealed that such a trail would result in significant economic benefits to the region.

Davidson River Village (DRV) is an approximately 536- acre proposed development that has been approved by the City of Brevard. Since the 2008 econommic downturn, the future of this development has remained uncertain. For the pury.

Hw Small Area Plan, it is assumed that DRV, or a close poses of the Pisgah Forest e l l vi onultimately be developed. variation thereof, will ers

The Ecusta rail corridor crosses through the southern section of the Pisgah Forest Small Area Plan study area.

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Key highlights or directives: Key highlights or directives:

>> The combined tourism impact to the area’s economy was estimated to be over $1.9 million in total expenditures.

>> The increase to property tax values was estimated at $22 million with up

to $160,00 per year in additonal property tax revenues. >> Railbanking, which allows for a trail, but preserves the future possibility of

reverting the land back to adjacent landowners was the recommended method of establishing the use of the railroad corridor.

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>> DRV will significantly increase retail and residential land uses; >> A multi-use trail is proposed along the Davidson River; and >> A major road connector --the Davidson River Connector -- is planned for construction in 2016 in association with the planned development.

discovery, analysis & public engagement

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OPPORTUNITIES AND CONSTRAINTS

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THE CITY OF BREVARD IS CURRENTLY DEVELOPING A FORM-BASED CODE THAT WILL HAVE SIGNIFICANT IMPLICATIONS FOR FUTURE LAND USE.

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1. Land lying in the floodplain presents limited opportunity for development

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4. City owns right-of-way – opportunity exists to turn this into a vehicular connector and/or a greenway connector

2. Automobile-oriented and marginal buildings along Highway 64

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3. Opportunity to re-imagine “big box” retail for more attractive and walkable land use

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2. New Development associated with outdoor activities related to users of Pisgah National Forest

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1. New Opportunities for Light Industrial Uses (50,000 sq. ft. facility)

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CONSTRAINTS 1. Currently a dangerous and congested roadway due to the mix of uses, narrow shoulder width and proximity to the Davidson River.

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2. Intersections are not signalized and have no pedestrian infrastructure (crosswalks or bike lanes).

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5. Opportunity to connect to Pisgah National Forest Trail system from the commercial district with a multi-use trail.

6. Opportunity to develop a public river access with a bicycle/ pedestrian bridge over the Davidson River.

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4. The Proposed Davidson River Village plans incorporate bicycle and pedestrian trails that may be open to the public.

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3. The Existing Brevard Greenway and the Estatoe Trail connect major destinations throughout the study area.

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2. Trains do not currently operate along the rail line. The line has not been used for freight service since 2002.

Opportunity exists for future Rail Trail (See Ecusta Rail Trail Planning Study 2012)

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1. Davidson River Connector will provide a bicycle/ pedestrian crossing of the Davidson River to the commercial district on Highway 64.

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3. The existing vehicular bridge over the Davidson River lacks shoulders. Walking in automobile travel lanes is dangerous, but happens frequently due to lack of safe crossing over the Davidson River.

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4. “Open frontage” and lack of sidewalks make this area unsafe and uncomfortable for nonmotorized users.

discovery, analysis & public engagement

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TRANSPORTATION ANALYSIS pisgah forest

transportation recommendations

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The treatments chosen for analysis were evaluated to compare the delay and Level of Service (LOS) provided using Synchro modeling software. LOS assigns a qualitative letter grade (A-F) based on the quantitative measurement of average delay in average seconds per vehicle. Although a grade of “A” may be most efficient for motorists, “A” grades are not always the most desirable because it could be an indicator of a design favoring automobiles over pedestrians. The following lists the average car length spacing associated with each LOS grade:

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HW Y.

E CR

E stato e Trail

METHODOLOGY

A: free flow ~ 27 car lengths B: reasonably free flow ~ 16 car lengths C: stable flow, at or near free flow ~11 car lengths D: approaching unstable flow ~8 car lengths E: unstable flow ~6 car lengths F: forced or breakdown flow.

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Ecusta Rd. / Old USHwy 64 / Wilson Rd. (Thurs., Oct. 15, 2015 @ 4:45-5:45 p.m)

PIS GA H

HOLDEN

3

SH A

280

Walmart

276

RD

Schenck Job Corps

ME TE RY

Forest Gate Shopping Center (Thurs., Oct. 15, 2015 @ 4:45-5:45 p.m)

Y. W H

K EE CR

2

LE IL EV

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280

Davidson River Campground

PPS

Pisgah Forest Gateway (Sat., Oct. 17, 2015 @ 2:00-3:00 p.m)

BLA CK BRA SNAK NC H E

US Forest Service Ranger Station HW Y.

CA

1

EK

AD GL NG RO MI DDL E P

Pisgah National Forest

Y IV

English Chapel PIS GA H

The study analyzed three intersections at peak times:

RE C

Swimming Hole DAVIDS ON RIVER

Y

The transportation analysis portion of the Pisgah Forest Small Area Plan looked for ways to improve the safety and efficiency of motor vehicle traffic movement while improving and enhancing the quality of service for pedestrians and bicyclists.

TURKE

AVERY CREEK

ABOUT THE STUDY

ER

FRENCH BROAD RIVER

OLD 64 TH R ASH BR A NCH

E VE

RET

T

NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board

TRAFFIC STUDY LOCATIONS

1

2

3

PISGAH FOREST GATEWAY (ASHEVILLE HWY/ US 276 / US64 / US 280)

FOREST GATE SHOPPING CENTER / NC 280 / DEAVOR RD

ECUSTA ROAD / OLD 64 / WILSON RD

This intersection serves as a major gateway to Pisgah National Forest, which receives significant use during peak seasons (summer and fall). It currently takes six movements to complete one cycle at this key intersection, resulting in substantial delay and a level of service “F”. Revising the signal from a protected left turn to a flashing yellow turn would reduce the average delay by 11.6 seconds, whereas the roundabout alternative would reduce the delay by 66.4 seconds.

As this intersection only has three phases to one cycle, it has a good level of service already, a “B”. Modeling the same volumes as the Pisgah Forest Gateway intersection with a roundabout showed that the same volumes could be served with LOS “A”, with about a one-third decrease in overall delay. Because of the close proximity of the Pisgah Forest Gateway intersection to the Forest Gate Shopping Center intersection, dual roundabouts would be required to keep traffic moving at a consistent pace.

Existing Conditions: Average Delay:87.1 sec Level of Service: “F”

Alternative Treatments >> Revised Signal

Average Delay: 75.5 sec Level of Service: “F”

>> Roundabout

Average Delay: 20.7 sec Level of Service: “C”

Existing Conditions: Average Delay:14.0 sec Level of Service: “B”

Alternative Treatments >> Roundabout

Average Delay: 9.4 sec

Level of Service: “A”

The intersection of Ecusta Road with Old US 64 is controlled with a three-phase traffic signal, while Wilson Road has a “STOP” sign at Old US 64. While the individual Levels of Service at each intersection are “B”, an operational problem occurs because of the heavy dog-leg movement from and to Ecusta Road and Wilson Road.

Substantial amounts of “open frontage”, or lack of curbs, decreases motorist predictability in this area.

In a roundabout treatment, the model showed it would also provide a Level of Service “B”, but the operational improvement of having one intersection rather than two would provide better service. This option is problematic due to the impacts to property and the floodplain, which would create major, but not insurmountable, construction issues. The NCDOT is currently studying a possible realignment of Wilson Road to intersect Old US 64 directly across from Ecusta Road.

Existing Conditions @ Ecusta Rd & Old 64: Average Delay:13.2 sec Level of Service: “B”

Alternative Treatments Realignment >> >>

Awaiting NCDOT study

Roundabout Average Delay: none Level of Service: “B”

discovery, analysis & public engagement

17

PUBLIC ENGAGEMENT COMMENTS RECORDED

@ PISGAH FOREST BAPTIST CHURCH To garner a range of input, the planning team, on seperate occasions, met with stakeholder groups, forest service staff and interested citizens. On February 25, approximately thirty (30) citizens gathered to review initial recommendations at the Pisgah Forest Community Church.

In addition to planning staff advertising the public meeting, a project facebook page was established and “boosted” to reach a broad-range of citizens.

DURING THE PUBLIC MEETING & ON FACEBOOK.

“Protect the River Quality while making room for a lot of forest users.”

“Encourage smaller-scale manufacturing that is compatible with neighborhoods.”

“I love the historical aspect of the recommended round-a-bout sculpture.”

>

“I [have] this vision of an attractive archway over one of the approaching intersections where bikers, hikers and walkers can safely cross the 4-lane highway to enter the pathway along the river into the forest.”

The Facebook page garnered over 360 “likes.”

18

pisgah forest small area plan

“This is the Gateway. Let’s make it nice.

Input is imperative! I think this is smart planning.”

ON FEBRUARY 25, 2016, CITIZENS OF THE PISGAH FOREST NEIGHBORHOOD CAME OUT TO SHARE THEIR IDEAS AND RESPOND TO INITIAL CONCEPTS. discovery, analysis & public engagement

19

PRELIMINARY CONCEPTS PUBLIC MEETING EXHIBITS Preliminary concepts were presented on large format boards at the public meeting.

This allowed participants to view the initial recommendations, hear from the planning team about them and make their comments and feedback in “real time”.

A

Pisgah forest gateway

B2

infill development

infill development

2132

2 213

B1

WAL-MART SITE RE-IMAGINED B RE VARD

N C

BRE VA R D

RECREATION & GYM

N C

APARTMENT BUILDINGS

B RE VAR D

N C

BELK.

TOWN HOMES 21 UNITS

SMALL RETAIL 2 STORY

PROPOSED PISGAH CROSSROADS BIRD’S EYE

8 212

STORMWATER BIOSWALE

MIXED-USE 3 STORIES

TABLE OF PROPOSED LAND USE & SIZE 21 24

21 24

2128

No. of Units 40 Varies 21 Varies Varies 253 90

Unit Size (Approx.) Total Square Footage 1200 S.F. 58,596 Varies 11,282 1800 S.F. 37,800 Varies 68,304 Varies 24,500

MULTI-USE TRAIL CONNECTOR

Land Use Type MixedͲUse Office Townhome MultiͲFamily Apartment SingleͲFamily Light Industrial

Stories No. of Units Unit Size (Approx.)

Total Square Footage 2 or 3 28 to 43 800Ͳ1,600 28,900 to 43,800 3 9 1,200 10,800 2 8 2,000 16,000 2 or 3 28 800Ͳ1,200 28,320 2 8 1,600 12,800 1 1 7,200 7,200

Total Acreage

~ 7.1 Acres

Total Parking

230

TABLE OF PROPOSED LAND USE AND SIZE

1 Inch = 30 Feet 50

100

200 FEET

NORTH

TA US

0

PROPOSED TRAILHEAD SITE PLAN

EC

MOUNTAIN SIGNAGE

10 20 30 40

LAND USE TYPE Stories Mulit-Family Apartment 3 Gym/ Office Building 2 Townhomes 2 Mixed -Use 3 Small Retail/Commercial 2 Parking Potential for Garage Parking (under buildings)

.

RD MULTI-FAMILY 14,400SQ. FT. MULTI-FAMILY 7,920 SQ. FT.

MULTI-FAMILY 6,000 SQ. FT.

OFFICES (3) @ 3,600 SQ. FT.

LIGHT INDUSTRIAL @7,200 SQ. FT. PLAZA

8 SINGLE FAMILY @ 1,600 SQ. FT. W/ COMMUNITY PAVILION

POST OFFICE

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OPEN SPACE

5 MIXED-USE 1ST FLOOR NEIGHBORHOOD COMMERCIAL (6,300 SQ. FT.) 2ND & 3RD RESIDENTIAL (12,600 SQ FT.)

PLAZA 8 TOWNHOMES @ 2,000 SQ. FT.

SHARED PARKING LOCATED IN REAR OF BUSINESSES 9 MIXED-USE 1ST FLOOR NEIGHBORHOOD COMMERCIAL @ 8,300 SQ. FT. 2ND & 3RD RESIDENTIAL @16,600 SQ FT. 800 - 1,600 SQ . FT. FOOT PRINTS

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PROPOSED TRAILHEAD SITE RENDERING

2 0 pisgah forest small area plan

BIRD’S EYE VIEW SHOWING MASSING

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0

50

100

200 FEET

NORTH

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PROPOSED PISGAH CROSSROADS SITE PLAN

VICINITY MAP

B1 C D1

A C

gateway roundabout

D

CORRIDOR STUDY PROPOSED CORRIDOR RENDERING

B RE VARD

D2

N C

BRE VA R D

N C

ROUNDABOUT ENLARGEMENT

B2

EXISTING INTERSECTION

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ROUNDABOUT SKETCH PROPOSED ROUNDABOUT RENDERING

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Pisgah Forest - Ecusta Rd at Old US 64 Option-2 Roundabout

Wilson/ecusta Rd Roundabout

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EXISTING CONDITIONS

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EXISTING CONDITIONS

Old US 64 (54) (176)

(146)

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(365) (23)

(11) (92)

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PROPOSED CORRIDOR RENDERING on

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64

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Forest Gate Shopping Center

US

B RE VA R D

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W

Pisgah Forest Gateway Intersection

PISGAH GATEWAY ROUNDABOUTS

Old

Traffic Count - Ecusta/Wilson at Old US 64 Roundabout Simulation (XX) - Peak Hour Traffic Thursday Oct 15, 2015 (4:15-5:15PM)

N Not to Scale 1.20.2016 Background image via Google Earth Design by J.M.Teague Engineering & Planning

discovery, analysis & public engagement

21

3

CHA PTE R THR EE >> recommendations THIS CHAPTER SERVES AS THE HEART OF THE PISGAH FOREST SMALL AREA PLAN.

This chapter serves as the heart of the Pisgah Forest Small Area Plan and provides specific recommendations for improving transportation facilities for motorists, cyclists, and pedestrians. Also, this chapter outlines growth management and land use policies to address new development and redevelopment throughout the study area.

I N THI S C HAP TE R 1.Transportation Infrastructure 2.Bicycle and Pedestrian Infrastructure 3. Land Use and Growth Management 4. Architectural Guidance

TRANSPORTATION RECOMMENDATIONS ROUNDABOUTS @ PISGAH FOREST GATEWAY & FOREST GATE SHOPPING CENTER Of all the options studied to alleviate congestion at the 280 / 64 intersection, a roundabout was the most effective. The roundabout recommended here is a hybrid between a one and two-lane roundabout: the outside lane is solely for right turns, making it safer than a full two lane roundabout.

The conceptual plan, shown at right, also shows a roundabout at the next closest intersection, the Forest Gate Shopping Center. Having two roundabouts would further alleviate congestion by allowing a steady flow of traffic at low speads instead of stop-and-go traffic.

The two intersections are entirely surrounded by 10-foot wide multiple-use trails.

22

pisgah forest small area plan

recommendations

23

TRANSPORTATION RECOMMENDATIONS

ROUNDABOUTS @ PISGAH FOREST GATEWAY CHARACTER RENDERING

>>

CONCEPT DEVELOPMENT

HISTORICAL GATEWAY

EXISTING

This photorealistic rendering shows how the roundabout at the gateway intersection could look, with a sculpture reminisent of the original national forest gateway. Also, see the off-road bike and walkways.

HISTORICAL PISGAH NATIONAL FOREST GATEWAY

24

h ga Pis

est For

Neigh bor

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d

ROUNDABOUT SKETCH WITH OBELISK CONCEPT

pisgah forest small area plan OBELISK INSPIRATION & ROUNDABOUT CONCEPT

INTEGRATING THE WHOLE [PISGAH FOREST] AREA BEGINS WITH THIS INTERSECTION -HEARD @ PUBLIC MEETING recommendations

25

TRANSPORTATION RECOMMENDATIONS WILSON ROAD, ECUSTA RD. & OLD 64

2 6 pisgah forest small area plan

OLD 6 4

The first option keeps the existing intersection configuration. With this option, the Level of Service will remain between a B & C.

(274) (87)

Pisgah Forest - Ecusta Rd at Old US 64 Option-1 Existing Signal

(54) (260)

(229) (275) Traffic Count - Wilson Road at Old US 64 (XX) - Peak Hour Traffic Thursday Oct 15, 2015 (4:15-5:15PM)

(316) (190) Old US 64

(11) (144)

(348) (23) Wilson Road

A re-configuration of the two intersections was studied which resulted in a recommendation to align Wilson Road with Ecusta and have 1 intersection managed with a roundabout. Rightof-way would need to be purchased to make this happen. However, this treatment would help define this area as a neighborhood commercial node, creating a more walkable, attractive area with a better-flowing traffic pattern.

>>

The southern portion of the study area doesn’t experience the same kind of congestion as the national forest gateway, however, this area where Wilson Road, Old US 64 and Ecusta Road come together is configured awkwardly and is currently an unfriendly environment for pedestrians. No sidewalks exist and parking lots abut the road with continuous, open curbcuts.

Option 1: Existing Signalized Intersection

Traffic Count - Ecusta Road at Old US 64 (XX) - Peak Hour Traffic Thursday Oct 15, 2015 (4:15-5:15PM)

CRASH DATA: 2010 - 2015 Ecusta and Old 64 24 0 18 6

US 64/NC 280/276 73 0 50 23

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1)

(87

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The number of crashes (10) through the old Pisgah Forest neighborhood at the post office including Wilson Road intersection and Ecusta Road intersection seems high and is likely due to the frequency of driveways, the amount of turning traffic and the speed approaching this short village-like section.

Old US 64 (54) (176

(146)

(59)

(365)

)

(23)

Old

Traffic Count - Ecusta/Wilson at Old US 64 Roundabout Simulation (XX) - Peak Hour Traffic Thursday Oct 15, 2015 (4:15-5:15PM)

64

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on

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ROUNDABOUTS TEND TO REDUCE THE SEVERITY AND FREQUENCY OF COLLISIONS COMPARED TO SIGNALIZED INTERSECTIONS. ils

>>

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W

Although this option would require acquisition of right -of-way, a roundabout would establish a more coherent traffice pattern, keeping cars moving steadily at a relatively slow pace.

8)

Crash data from NCDOT was examined for the 3 subject intersections. All had fewer angle collisions and lower severity crashes than would be expected for the amount of traffic moving through them.

Option 2: Re-align & Round-a-bout

Along Scenic Byway 276 27 Pisgah Forest - Ecusta Rd at Old 1 Option-2 Roundabout 12 15 Ro ad

Wilson and Old 64 10 0 6 4

(12

Total Crashes Fatal Injuries Property Damage Only Class A, B, or C Injury

N

recommendations

No Background ima Design by J.M.Teague En

27

BICYCLE & PEDESTRIAN RECOMMENDATIONS pisgah forest

transportation recommendations

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Oskar Blues

Post Office

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2 Pisgah Forest Elementary

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EXISTING PISGAH NATIONAL FOREST TRAILS PROPOSED INTERSECTION IMPROVEMENTS

MORR

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PLANNED ECUSTA RAIL TRAIL

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PROPOSED MULTI-USE GREENWAY

O DS N R IVER VI DA

ECUST A

N O IS

PLANNED DAVIDSON RIVER CONNECTOR ROAD

LL A

US FOREST SERVICE ROADS

Planned Davidson River Village

T ES W

64

DAVIDSON RIVER RD

CRE EK

BROWN

DE CR E EK

64

Jennings

LAMBS

EXISTING MULTI-USE GREENWAY

>>

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LEGEND

28 pisgah forest small area plan

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Continue to support efforts of the multiple use trail along Highway 280 to Mills River.

HW Y.

HOLDEN

PIS GA H

Y. W H

K EE CR

SH A 280

Walmart

276

E

E

Schenck Job Corps

L IL EV

280

PPS

Continue to support efforts to transition the railroad track to the Ecusta Rail Trail.

Several opportunities exist to expand upon Brevard‘s existing greenway system. A pedestrian bridge parallel to the Davidson River vehicular bridge on Asheville Highway would create an important connector and solve a pedestrian safety problem.

CRE E

4

Davidson River Campground

Provide 2 pedestrian bridges over the Davidson River, one on the east side of existing vehicle bridge; the other at a proposed trailhead to the Estatoe Trail, (see page 30).

28 0

OL D

BLA CK BRA SNAK NC H E

US Forest Service Ranger Station HW Y.

AD GL NG RO MI DDL E P

Pisgah National F o r e s t page 30 enlargement

SILV ER

AN CH

AVERY CREEK

PIS GA H

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CA

5

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4

Create a connection along Ecusta Road from the existing greenway down to Old Highway 64 and connect back to Oskar Blues. This will provide needed pedestrian transportation in this corner.

English Chapel

Y IV

3

Swimming Hole DAVIDS ON RIVER

Y

2

Develop a multiple-use trail along Highway 64, Hendersonville Highway to connect with Brevard Academy, (see rendering on opposite page.)

TURKE

1

OVERALL STUDY AREA S TARENS BR

RECOMMENDATIONS

FRENCH BROAD RIVER

OLD 64 TH R ASH BR A NCH

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RET

T

NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board

EXISTING PROPOSED

<<

SCENIC BYWAY 276

ALONG HIGHWAY 64

PROPOSED

The gateway into the National Forest sees a tremendous amount of pedestrian, vehicle and bicycle traffic. Crosswalks with an alternative paving material, will signal drivers to slow down in this section. A recommended trailhead is shown on page 31.

>>

EXISTING

A multiple -use trail is recommended along Highway 64, Hendersonville Highway, which has a wide right-of-way. The image also shows how signage along the road could be kept lower to the ground for better visual appeal.

recommendations

29

EC

P

ENS STAR

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FLOODPLAIN ting

SYCAMORE LOOP

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276 th S

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Continue Estatoe Trail by combining Check Pointpe Road, Exercise Trail, and miscellaneous unnamed trails. Recommend trail improvements and connections (paved). Design should encourage bicyclists to use path rather than 276.

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PISGAH NATL FOREST TRAILS BREVARD GREENWAY

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PROPOSED BRIDGE Co n

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8

Schenck Job Corps

Existing Multi-Use Bridge Art Loeb Trail

7

Recommend starting the Art Loeb Trail at the intersection with the Estatoe Trail.

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1/4

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Art Loeb

Trail

Walmart

Mile

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SYCAMORE FLATS REC AREA

280

276

10

9 64

Brevard Greenway

Proposed Non-Motorized Bridge and River Access

3 0 pisgah forest small area plan

Bi-Lo

64

Preferredanchsurface Type is paved

Improved connection to existing and new businesses by acquiring to construct new trailhead and non-motorized bridge

NORTH

CH

Connect fromELRanger Station to popular MTB trails.

BR SP that “dump” onto 276 at end of Remedy for trails UR trails and keeps MTB riders off 276.

a) Install 6’ shoulders on each side of 276 up to Avery’s Creek Road. b) Install deceleration and/or left-hand turn lanes as needed at key intersections from the 64/278/64 intersection to Avery’s Creek Road. c) Install a second east bound lane from Sycamore Flats to the 64/276/64 intersection

1/8

0

AN

Recommended that bridge serves bicyclist and pedestrian trail access.

Highway 276 Improvements

PROPOSED INTERSECTION IMPROVEMENTS

BR

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Recommend a bicyclist and pedestrian crossing to access new trail.

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Starens Branch

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Davidson River Campground

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English Chapel Bridge

New Hike /JOMountain Bike (MTB) Trail

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Recommend a new multi-use bridge for bicyclists and pedestrians to access new trails.

5

EXISTING

LEGEND

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New Avery Creek / Davidson River Connector Bridge

4

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PISGAH RANGER OFFICE

276

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Existing Davidson River Campground Bridge

10

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English Chapel

Check Point Road & Exercise Trail

8

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TEXT FORTHCOMING RECOMMENDATIONS

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Blacksnake Branch

BR S PUR A ek

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SITE PLAN

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DAVIDSON RIV

River

Pisgah national forest

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Swimming Hole

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Avery Creek

AVERY CREEK

ALONG SCENIC BYWAY 276 TO AVERY CREEKENT

PROPOSED DAVIDSON RIVER TRAILHEAD OPTION B

OPTION A River Trailhead Davidson

Davidson River Trailhead

Option A

Option B

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40 parking spaces including 1 van-accessible space

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entry sign

*Topographic Survey needed to determine limits of grading and final number of parking spaces

entry sign

30 parking spaces including 1 van-accessible space ig h

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25’ Setback from tower

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Drive radii allow for ease of ingress & egress (even for camp buses) *Topographic Survey needed to determine limits of grading and final number of parking spaces

Pay ment Kiosk

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25’ Setback from tower

6o’

Pay ment Kiosk River Access

River Access

PROPOSED BRIDGE

PROPOSED BRIDGE

LOCATED ON USFS

LOCATED ON USFS Pedestrian/bike Bridge

Pedestrian/bike Bridge

PROPERTY

PROPERTY

Davidson River

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to ta Es

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Davidson River

e

scale 1” = 30’

e

*Property would need to be acquired. Acquisition and bridge construction to be funded wtih Federal Lands Access Program grant.

scale 1” = 30’

recommendations

31

LAND USE LAND USE FRAMEWORK PLAN

>>

Land Use Transect methodology, which defines a series of zones that transition from protected areas such as the national forest to the more urban-feeling mixed-use nodes at main intersections. This model supports the land use priorities identified throughout the planning process, which include: protecting natural resources; encouraging pedestrian-friendly, mixed-use development; facilitating character-driven infill/redevelopment; and providing a broad range of housing opportunities. The Land Use Transect includes six (6) major “sectors” moving from preserved lands to urban areas. For this study area, the recommended transect categories include: Low density Growth Areas, Controlled Growth Areas and Mixed-Use Centers and Corridors. The corresponding land use framework shows the recommendations of use types. The area showing “Conserved Lands” corresponds with the floodplain boundary.

TRANSECT MODEL

RURAL TO URBAN TRANSECT

32

pisgah forest small area plan

>>

DESIGNS

Y IV

TURKE

AVERY CREEK

LAND USE FRAMEWORK Y RE C

Swimming Hole

28 0

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US Forest Service Ranger Station HW Y.

280

Davidson River Campground

1 Walmart

4

E stato e Trail

DE AV OR

SECU

3

Lowes Hardware

UPPER GLA

(SEE PAGE 36)

K

ME TE RY

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CORRIDOR DEVELOPMENT

3

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LLE HW Y.

PISGAH CROSSROADS

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2

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Planned Davidson River Village

ECUSTA

LEGEND

(SEE PAGE 38)

BROWN

GL A

64

DAVIDSON RIVER RD

CRE EK

“BIG BOX” RE-IMAGINED

64

Jennings

LAMBS

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HW Y.

280

PPS

PIS GA H

INFILL DEVELOPMENT

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276

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Schenck Job Corps

Y. W H

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Pisgah National Forest

LE IL EV

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PIS GA H

MORR

IS

ECUSTA RD (SEE PAGE 43)

(0-1) PRESERVED LANDS

HO S PITAL

Pisgah Forest Elementary

OA D

(0-2) RESERVED LANDS/CONSERVATIOIN

BR

(G-1) LOW DENSITY GROWTH AREAS

(G-3) MIXED USE CENTERS AND CORRIDORS

64

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NORTH

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Oskar Blues

(G-4) DOWNTOWNS

2 Post Office

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(G-2) CONTROLLED GROWTH AREAS

0

The following site designs are focused on infill and corridor development and can be found on the subsequent pages.

OL D

English Chapel

OLD

64

E VE

RET

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NC OneMap, NC Center for Geographic Information and Analysis, NC 911 Board

recommendations

33

TION TO LVANIA CENTER

MULT

I-USE

NDUSTRIAL EENWAY CTION

PROPOSED

TA TR ECUS

PATH

- ON

mu

N RIA EST PED

This plan uses specific site plans to show the form of future development in key nodes in the study area. The two site plans on the following pages both incorporate the following principals.

PARKING DECK W/ 1ST FLOOR COMMERCIAL (~ 226 SPACES) mu

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i

The Cityâ&#x20AC;&#x2122;s form-based code should be amended, as needed, to incorporate the design standards and enable the mixed-use development projects proposed in this chapter.

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OPEN SPACE

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Pedestrian-oriented which includes short blocks, destinations and a comfortable walking environment.

1

Improved infrastructure to support existing businesses and new investors.

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Common space --streets, plazas, parks--all contribute to the character of place.

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Mixing housing, retail, office and even light manufacturing to create higher-density, active places. mf

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Varied size of housing so that people from a variety of income levels and generations have options.

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>>

A phtorealistic rendering showing the future Ecusta Rail Trail along the railway corridor.

The rendering shows how future development fronting the trail could look. A destination trail such as this could become could help spur neighborhood commercial development adjacent to the trail.

EXISTING

D.

mu

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pisgah forest small area plan

EC

POST OFFICE

PLAZA

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34

ECUSTA TRAIL VISION

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INFILL DEVELOPMENT ECUSTA CROSSROADS This site was chosen for a more in-depth study for several reasons: 1. ) the land in this area is outside of the floodplain and relatively flat, therefore very “buildable”; 2.) currently the area is at the crossroads of two major roads in the study area: Ecusta and Old Highway 64; 3.) much of the building stock that currently exists is dilapidated; and 4.) the area is adjacent to the railroad corridor (past planning efforts have identified this as a desired rail trail.)

The Crossroads concept is centered around the Pisgah Forest post office. The post office provides an “anchor” around which a new mixed-use neighborhood could be developed. This concept combines multi-family housing, townhomes, office buildings and light manufacturing.

A new street network is rcommended to create smaller, more walkable blocks encirling a large central green space. An extension of the Brevard Greenway could easily connect this neighborhood to Oskar Blue brewing company, which lies just a few blocks to the west.

Key highlights of the design are as follows: 1. Creates a walkable commercial district.

2. Responds to the need for additional multi-family housing.

3. Allows industry to coexist with commercial and residential.

4. Builds on Brevard’s outdoor recreation brand with open space and the future Ecusta Trail.

36 pisgah forest small area plan

SQUARE FOOTAGE BY LAND USE Land Use Type Large Mixed-Use Mixed-Use Office Townhome Multi-Family Apartment Light Industrial

Stories

2 2 and 3 3 2 2 and 3 1

Total Acreage

~ 7.1 Acres

Total Parking

617

Approx. Density

No. of Buildings

~11 Dwelling Units/Ac

2 34 4 8 5

Unit Size (Approx.)

14,400 800-1,600 (Avg. 1,000) 4,500 2,000 varies

Total Square Footage 28,800 68,000-102,000 18,000 16,000 39,990

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INFILL DEVELOPMENT “BIG BOX” RE-IMAGINED

RECREATION & GYM APARTMENT BUILDINGS

BELK.

Walmart and its associated parking occupies a 7 1/2 -acre site in the Forest Gate Shopping Center.

Instead of one giant store, this same piece of land could support a lively mix of residential, commercial, office and recreation uses. The concept shown in plan view and a bird’s eye model is one way to re-imagine this site.

A mixture of townhomes and apartment units provide a range of housing to serve multiple families from various income-levels and generations.

A proposed recreation center and greenway connector trail would provide high level of quality of life.

The commercial/retail spaces could provide a great variety of sizes allowing for small, start-up retail or larger commercial outlets.

A central pedestrian walkway connects all the main buildings to one another.

Stormwater bioswales --shown as landscape islands-could capture stormwater and filter pollutants prior to the water running into local creeks/ rivers.

3 8 pisgah forest small area plan

TOWN HOMES 21 UNITS

SMALL RETAIL 2 STORY STORMWATER BIOSWALE

MIXED-USE 3 STORIES

MULTI-USE TRAIL CONNECTOR

0

50

100

200 FEET

NORTH

SQUARE FOOTAGE BY LAND USE Land Use Type Multi-Family Apartment Recreation/Gymnasium Townhomes Mixed-Use Retail/ Commercial

Stories

3 2 2 2 2 and 3

Total Acreage

~ 7.5 Acres

Total Parking

343

Approx. Density

No. of Units 40 1 21 8 5

Unit Size (Approx.)

1,200 Varies 1,800 varies Varies

Total Square Footage 58,596 11,282 37,800 68,304 24,500

~8.1 Dwelling Units/Ac

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CHARACTER DEVELOPMENT >

A TOOL“TOOL KIT FORM KIT”

Multiple story buildings can be “scaled down” by breaking up the mass into varied articulation, such as an extended, covered entry.

The Pisgah Forest Area requires a different form and character than downtown Brevard. This area is more automobile oriented, so needs to accommodate vehicles. However, new development doesn’t have to be the conventional “strip” development that becomes a very uncomfortable environement for pedestrians and cyclist. New development can be encouraged to de-emphasize automobile-orientation, maximize buildable land, provide a comfortable and attractive outdoor environment and make the landscape elements serve those functions.

MAXIMIZE BUILDABLE LAND

With the presense of the Davidson River, a significant portion of land in this area is in the floodplain. At the same time, parts of this area have steep slopes and don’t lend themselves to intense building development. The two factors make buildable land at a premium. For this reason, each parcel needs to maximize buildable land.

>

Encourage: > Multiple Stories > Mixed-use buildings that include uses such as restuarants that are traditionally single-story > Bring buildings closer to the street; > Combine vehicular circulation and parking

4 0 pisgah forest small area plan

Mixed-use buildings can accommodate a great variety of business types harmoniously. This example, called Boone Point, includes an urgent care unit, an insurance group and upper-story residential. The key for success is to be located in a desireable area to live that includes walkable destinations and nearby parks or greenways.

ACCOMMODATE, BUT DE-EMPHASIZE, AUTOMOBILES > Include parking beside, behind or below a building > Encourage shared driveways & even parking > Bring signage down to person-level, not towering overhead

SIDE

MAKE THE OUTSIDE ENVIRONMENT COMFORTABLE FOR PEOPLE

E SID

FRONT

NT FRO

INTERIOR PARKING

> Incorporate entry features and awnings to “scale down” a large building > Incorproate sidewalks and greenway connectors > Use abundant windows in front and facing parking > Use appropriate lighting -pedestrian level and downlighting

LANDSCAPE FUNCTION

SIDEWALK

SOIL TO ABSORB

PARKING

Lansdscape material isn’t just to improve aesthetics and raise property values, but can aid in contributing to a sense of place, screening, and providing a comfortable environment. Landscaping and the correct soil mix can be used to filter stormwater before it goes into the Davidson River. > Use native materials in the landscape from stone to boulders to native trees and shrubs to create a sense of place and block parking. > Use landcape to increase water quality with the use of attractive bioswales, rain gardens and stormwater wetlands for larger projects.

POLLUTANTS

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CHARACTER DEVELOPMENT TRADITIONAL & MODERN MOUNTAIN STYLE Encouraging a “mountain” architectural style in this area can go a long way toward developing a sense of place in the Pisgah Forest area. This doens’t mean every building is uniform, but intentional. Encouraging both traditional “mountain” as well as modern will make for an attractive mix.

“MOUNTAIN MODERN”

>>

Modern architecture incorporates a medley of glass, timber and steel. Stonework is de-emphasized. The form includes clean, bold lines with roof lines slanted but not peaked. The benefit of this type of architecture is the ample use of glass which provides a more comfortable pedestrian environment as well as a sense of “openess”.

<<

TRADITIONAL MOUNTAIN Traditional mountain architecture makes heavy use of field stone or river rock in combination with timber and shingles.

Roof lines are often peaked which serves the function of shedding snow quickly.

Windows are carefully placed but not always prominant.

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pisgah forest small area plan

PROPOSED

>

Below is a vision of development on vacant land along Ecusta Road showing a bioswale which cleans water before infiltrating. Also proposed buildings are mixed use including restaurant, office and residential.

EXISTING

ECUSTA ROAD

TA S U EC

.

RD

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CHA PTE R FOUR >> implementation THIS CHAPTER PROVIDES SHORT, MEDIUM AND LONGTERM IMPLEMENTATION OBJECTIVES.

I N THI S C HAP TE R Implementation Matrix

IMPLEMENTATION

The Pisgah Forest neighborhood is poised for commercial activity supporting recreation opportunities. Overtime, Pisgah Forest should transition to provide for denser, more mixed-use development with strong architectural character. A multitude of bicycle and pedestrian connections will not only attract day or overnight visitors, but also new residents.

GOALS: 1

Short-term (3-5 years)

2

Reduce congestion & Improve Safety at Major Intersections in Pisgah Forest

3

Expand and create safe bicycle and pedestrian connections.

4

Encourage clusters of industry compatible in use and character with neighborhood development.

5

Encourage Mixed-use infill development that provides a range of commercial and housing types that caters to a mix of income-level and age groups.

6

Establish a bold gateway for Pisgah National Forest and the City of Brevard

Mid-term (5-10 years)

Create better connector trails & wayfinding from the commercial district to the Pisgah National Forest along the Davidson River & Scenic Byway 276

Short -term (3-5 years)

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Encourage development that accommodates but de-emphasizes vehicles by prioritizing pedestrian-scale building and site design.

Phasing

Mid-term (5-10 years)

Mid-term (5-10 years)

Mid to Long-term (5-15 years)

Long-term (10-15 years)

Key Considerations Incorporate the design standards illustrated in Chapter 3 into the City’s form-based code to facilitate a distinct character for the Pisgah Forest area that provides an attractive and comfortable outdoor environment.

Partners Developers; Landowners

Prioritize Intersection Improvements; Finalize Intersection Designs; Seek STIP (State Transportation Improvement Program) listing: The Gateway intersection will likely score high due to cost/benefit of low relative construction cost and improved Level of Service.

NC Department of Transportation Land of Sky Regional Council

Pedestrian connections over the Davidson River are a high priority for improved movement in the area. Also, consider requiring a 10’ wide multiple-use trail on the north side of Hendersonville Highway instead of sidewalks as this area redevelops.

NC Department of Transportation; Local Businesses; Norfolk Southern Corporation

Continue to negotiate with landowners of Davidson River Village to include some compatible light industry in the southern portion of the land holdings. Consider land banking and partnerships with landowners to reserve larger tracts for light industrial use.

Developers; Landowners

Rezone “Downtown Mixed-Use” and “Residential” to “Corridor Mixed-Use” zoning in the study area. Coordinate standards of the form-based code to enable the Ecusta Crossroads development concept, and the re-development of the Forest Gate Shopping Center.

Developers; landowners; Transylvania County

Continue to work with local non-profit and the national forest partners and local businesses to develop and refine gateway options at the 280/64/276 Intersection.

Consider investments in landscaping, lighting, banner signage and sidewalk improvements.

Pisgah National Forest District; Pisgah Forest Conservancy

Develop a loop trail system that allow bicycles as well as pedestrians to connect to the Pisgah National Forest Campground on Scenic Byway 276. A series of wayfinding signs as well as a take-away map will help guide users from the Forest to the commercial district.

Pisgah National Forest; NC Department of Transportation; Local Business Owners

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4

pisgah forest small area plan

Remove Regulatory Barriers to Housing Options.

Promote infilland area re-development by adding specific zoning categories that enable neighborhood-scaled multi-family (duplex,triplex, quadruplexes), in-home rentals (boarders), co-housing and other forms of housing that are designed to be supportive of workforce development. These include: • Allow accessory dwelling units in most zoning districts • Allow duplexes and triplexes more widely • Remove barriers for accessory apartments and duplexes • Allow multi-family housing by-right in certain locations • Consider allowing car-free housing • Consider inclusionary housing requirements/incentives

Designate Gateway Corridor Enhancement.

The City should consider a variety of strategies for these corridors including: • Overlay zoning districts that set standards for signage, building design, and landscaping • A grant program for building, landscaping, or signage improvements • Additional entry monuments and landscaping • Capital investments in landscaping, lighting, banner signage, and other streetscape improvements • Development incentives for new development or redevelopment in the corridors Create a Capital Improvement Prioritization Plan.

According to the Western North Carolina Regional Outlook Report (2014), “One of the most difficult challenges that the region has been facing is the slow growth of the population.” Along with an aging population, most economic indicators show that the region faces additional challenges compared to the rest of the state, including low workforce, low income, and high poverty rates.

If this community embraces the different needs and preferences of many younger, older, diverse, and well-educated populations, it can be a place that helps to increase population density in the region.

Inclusionary Zoning Inclusionary zoning is a local government requirement for home builders and developers to provide a certain percentage of units in every new market-rate development at an affordable level for people identified as having low or moderate incomes. More than 200 local governments across the country are using inclusionary housing strategies, including Dare County and the Town of Davidson in North Carolina. Programs can be mandatory or voluntary, and most programs contain cost offsets (e.g., density bonuses, expedited permitting processes, or fee waivers) for developers. Payment-in-lieu alternatives, if used properly, can be an excellent method for ensuring some flexibility for developers, while also generating land and dollars that can be used to meet a range of affordable housing needs in a community.

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