Pine Regional Business & Technology Park
The key to master planning
a corporate office, industrial, and research park is flexibility.
Flexibility manifests itself physically with three primary factors:
parcel size, circulation and utilities.
The first and most
important factor is parcel size. The three uses contemplated for
the Lonesome Pine Regional Business & Technology Park have
disparate parcel size requirements. Industrial and telephone call
centers typically require large parcels while research and computer
related office facilities require substantially smaller parcels.
The most advantageous solution is to subdivide the parcels in
order to provide a variety of possible development solutions.
Also, the smaller parcels should be configured to allow the assemblage
of multiple smaller parcels into larger parcels. This configuration
avoids limiting the options at the early stages of development.
Care must be used in assigning parcels to prospective users to
avoid "land-locking" smaller parcels in the initial
development phases and limiting future options. Parcel sizes for
research and computer office uses are in the range of three to
five acres at a development density of 10,000 to 12,500 square
feet per acre. This density assumes a parking ratio of four spaces
for every 1,000 square feet. A typical industrial user requires
a seven to ten acre parcel with a significantly smaller parking
requirement. Telephone call centers range in size from three to
five acres. Parking requirements are significantly higher and
are typically in the range of six to eight spaces for every 1,000
The second factor is
vehicular circulation including parking and delivery requirements.
The Park should be configured to allow industrial users access
to the primary feeder road system, thereby restricting truck access
on smaller secondary roadways. Non-industrial users should be
located off of the secondary roadways. The telephone call centers
typically have significant parking requirements which present
two challenges. The first challenge is distributing the parking
areas around the buildings to minimize walking distance and prevent
creating large, unattractive surface parking fields. The second
challenge is addressing the entering and exiting traffic from
the call centers. Typically, shifts change on a regular schedule
and large numbers of workers exit simultaneously. This can create
traffic bottlenecks if the exit loading is not considered.
The third factor is
utilities. Utility distribution should allow for a variety of
uses corresponding to the subdivision master plan. Industrial
users may require more significant gas, water and sewer service
while computer and call centers will require more significant
communications infrastructures. Both uses will require significant
Addressing these three
factors in the master plan will improve the marketability of the
sites and allow the Park to adapt to ever changing development