North Corridor Commuter Rail Project Land Use and Economic Development Analysis October 2011 Charlotte Area Transit System 600 East Fourth Street, Charlotte, NC 28202 Charlotte Area Transit System North Corridor Commuter Rail Project LYNX RED LINE Charlotte Area Transit System North Corridor Commuter Rail Project LYNX RED LINE Land Use and Economic Development Analysis This report is prepared by the Charlotte Area Transit System and Planning Staffs of the City of Charlotte and the Towns of Cornelius, Davidson, Huntersville and Mooresville. The information is structured according to guidelines of the Federal Transit New Starts Program, in the event the North Corridor Com- muter Rail Project becomes eligible for competition in that program. October 2011 Contents Section I: Existing Land Use ........................................................................................................... 1 Existing Station Area Development ............................................................................................ 1 1. Corridor and Station Area Population, Housing Units and Employment .......................... 1 Table I-1: Population Growth of Municipalities Represented in North Corridor ........... 3 Table I-2: Station Area Summary Data ............................................................................ 3 2. Listing and Description of High Trip Generators .............................................................. 4 3. Other Major Trip Generators in Station Areas ................................................................... 18 Existing Area Development Character ........................................................................................ 21 4. Existing Land Use and Pedestrian Environment in Corridor and Station Areas ............... 21 5. Station Area Maps ............................................................................................................. 21 6. Station Area Photographs .................................................................................................. 21 Charlotte Gateway Station Area ............................................................................. 21 Derita Station Area ................................................................................................. 26 Harris Station Area ................................................................................................. 30 Eastfi eld Station Area ............................................................................................. 34 Hambright Station Area ......................................................................................... 39 Huntersville Station Area ....................................................................................... 43 Sam Furr Station Area ............................................................................................ 48 Cornelius Station Area ........................................................................................... 52 Davidson Station Area ........................................................................................... 58 Mount Mourne Station Area .................................................................................. 64 Existing Station Area Pedestrian Facilities ................................................................................ 69 7. Station Area Maps Identifying Pedestrian Facilitiates ....................................................... 69 8. Documentation of Achievement of Curb Ramp Plans and Milestones .............................. 72 Existing Corridor and Station Area Parking Supply ................................................................... 74 9. Existing Parking Spaces Per Square Footage .................................................................... 74 Table I-3: City of Charlotte Parking Requirements for TOD ........................................ 74 Table I-4: North Corridor Towns Parking Requirements ............................................ 74 10. Existing Parking Spaces Per Employee ......................................................................... 76 11. Land Area Within One Half Mile Devoted to Parking ................................................... 77 12. Average Daily Parking Cost ........................................................................................... 78 ii Section II: Transit Supportive Plans and Policies ....................................................................... 79 A. Growth Management .............................................................................................................. 79 Concentration of Development Around Established Centers and Transit .............................. 79 13. Regional Plans or Policies . primary activity centers ................................................. 79 14. Regional Plans or Policies . major transit facilities .................................................... 86 Transit Station Area Principles ..................................................................................... 88 15. Local Comprehensive Plans or Capital Plans . for higher density development ....... 97 Land Conservation and Management ....................................................................................... 103 16. Growth Management Plans ........................................................................................... 103 17. Policies That Allow for Transfer of Development Rights ............................................. 105 B. Transit Supportive Corridor Policies .................................................................................... 106 Plans and Policies to Increase Station Area Development ..................................................... 106 18. Plans That Promote Development in the Transit Corridor and Station Areas ............... 106 Potential Development in the North Corridor .................................................. 112 Table II-1: Station Area Estimated Growth, 2010-2035 ................................. 113 Charlotte Gateway Station Area ....................................................................... 114 Derita Station Area ........................................................................................... 116 Harris Station Area ........................................................................................... 118 Eastfi eld Station Area ....................................................................................... 120 Hambright Station Area .................................................................................... 122 Huntersville Station Area ................................................................................. 124 Sam Furr Station Area ...................................................................................... 126 Cornelius Station Area ..................................................................................... 128 Davidson Station Area ...................................................................................... 130 Mount Mourne Station Area ............................................................................. 132 19. Examples of Transit Supportive Policies ...................................................................... 134 Plans and Policies to Enhance Transit-Friendly Character of Development .......................... 140 20. Policies that Promote Transit-Friendly Character ......................................................... 140 21. Policies to Promote Mixed-Use Projects ....................................................................... 143 22. Policies to Promote Housing and Transit-Oriented Retail ............................................ 145 23. Policies that Allow or Promote Vertical Zoning ............................................................ 147 24. Facade Improvement Programs ..................................................................................... 148 25. Funds to Support Transit-Oriented Plans ...................................................................... 149 26. Private Sector Plans and Initiatives ............................................................................... 150 Plans to Improve Pedestrian Facilities .................................................................................... 152 27. Requirements and Policies for Pedestrian-Friendly Design in Station Areas ............... 152 28. Capital Improvement Programs for Pedestrian-Friendly Design in Station Areas ....... 155 iii 29. Curb Ramp Transition Plans and Milestones ................................................................ 156 30. Street Design Guidelines ............................................................................................... 157 Parking Policies ........................................................................................................................ 160 31. Policies to Reduce Parking Requirements .................................................................... 160 32. Policies Establishing Maximum Allowable Parking for New Development ............... 160 Table II-2: Charlotte Minimum/Maximum Parking Requirements under TOD Zoning . 160 Table II-3: Huntersville Minimum/Maximum Parking Requirements under TOD Zoning ........................................................................................................................... 161 Table II-4: Davidson Minimum/Maximum Parking Requirements .............................. 162 33. Shared Parking Allowances ..........................................................................................