Pine Regional Business & Technology Park
The 195-acre Lonesome Pine Regional
Business & Technology Park is planned as a high-amenity working
environment, where the business center contributes to the health
and welfare of employees. This concept is derived from the goals
of maximizing the employment potential of the Mountain Empire
region while utilizing the present scenic resources. Master planned
for flexibility, the Park features an education service and child
care oriented Town Center, a clear circulation pattern and a substantial
allocation of space to recreation areas and greenways, allowing
for each parcel to be endowed with mountain scenery, greenway
connections and pedestrian connections to the Town Center and
other amenities of the Park.
Six exhibits are included in this
report and are located in Appendix A. Two of the exhibits are
the Overall Site Schematic and the Infrastructure Schematic, which
depict the potential layout of the Park when fully developed and
the infrastructure required to support the full growth of the
Park, respectively. The four remaining exhibits are artistic renderings
of different facets of the Park. The renderings include an Overall
Site Perspective which gives an aerial view of what the Park may
look like when fully developed and a Town Center Perspective.
The two remaining renderings are of typical small and large parcel
developments, entitled Site Perspective Parcel 4 and Site Perspective
Parcel 1, respectively. Greenway axes connect the Town Center
to the recreation areas, incorporating greenway trails and underground
utilities along these buffer corridors. The recreation areas on
each end double to serve regional stormwater detention and water
quality objectives, while adding significant amenity value of
A central circulation artery traverses
the site in a south to north alignment. This road is designed
as a boulevard, with a 30 foot median through the Park that is
sufficient to allow for large trees. Setbacks from this boulevard
are 100 feet on either side, allowing for significant meadow development
as a theme for the Park.
In order to connect the Park with
U.S. Alternate Route 58, Clinch Valley College and the Town of
Wise, a new connector road is proposed, entering the Park from
the west, along the northwest corner of the property. This road,
along with the transportation considerations of the potential
traffic to the Park, has been investigated in another study. This
feasibility study was prepared by Maxim Engineering, Inc. in December
1998 for Wise County and the LENOWISCO Planning District Commission.
This road is located within the property to allow for double-loaded
development, while to the west it scales a steep ridge, with dramatic
views of the western recreation area before moving out of the
Utilizing the alignments of the
central boulevard and the connector road, a West Loop Road is
fashioned through the Park. This road will serve as the service
entrance to parcels 1 and 2, and the Town Center, and will function
for both employee and service entrances to parcels 3 - 19.
The outer parcels, 1, 2, 3 and 14,
are the backbone for the Park, and compose approximately
65% of the business land allocation. These large parcels are strategically
located on the outer perimeter of the Park, as businesses interested
in these parcels will be more self-contained and need room for
expansion. Parcels 1 and 2 are allowed to have customer and employee
access onto the boulevard. These parcels are located near the
eastern and western recreation areas, to provide recreation relief
for large numbers of employees during short breaks.
Within the design of a business
park master plan, flexibility is the key to the success of the
business. With this in mind, the inner parcels are designed from
1.5 acres to 4.4 acres in size and can be linked through a "flex-block"
process. For example, one block would include parcels 4, 5, and
6 and 7, 8, and 9 another block; 10, 11, and 12 comprise a third
block; 14, 15, 16, and 17 comprise a fourth block; and parcels
18 and 19 for the fifth parcel block. This allows for a number
of businesses to be sought, not relying on size. The parcel can
be as small as 1.5 acres and the combinations provide for sizes
comparable to the larger outer parcels if needed. It should be
noted that parcels nearest the Town Center are most appropriate
for smaller businesses as these need most of the services of the
Town Center. Design guidelines for parcels 4-19 include:
- Placement of the main building
of the parcel toward the loop road.
- Placement of parking behind the
Town Center, toward the airport or toward the southern boundary
of the property.
- Service docks, dumpsters or other
detractors are sited out of view from the greenway and boulevard
and other visitor drives.
- Greenway linkages will be provided
to allow outer parcels access to the Town Center.
- Placement of the buildings on
parcels 4 - 9 should be sited toward the loop road.
The Town Center is a 20,000 square
foot hub located just west of State Route 723 in the center of
the Park. The Town Center serves as a retail focus for the Park
and for this part of the County. Businesses in the Center could
include a copy, fax, parcel, and mail center, restaurants, coffee
shops, boutiques and other establishments to support the work
A village green is sited in the
middle of the Town Center with greenway linkages on axes east
and west to both large recreation areas. Parcel 6, the training
center parcel, is sited to share parking with the Town Center.
It may be noted that the training center could be located within
the Town Center during the initial development of the Park and
moved out to Parcel 6 as the Park grows and a larger space is
needed. Parcel 13 is ideally suited for the day care facility
as it has the Town Center, education center and the western recreation
area ties. The architecture of the Town Center is designed with
reference to turn-of-the-century commercial buildings found in
local commercial areas such as the City of Norton and Town of
Wise. Large drop-off loops for visitors are available at both
the eastern and western ends along the greenway. A clock tower
and a large fountain are theme elements and arcaded spaces link
retail out of the weather and link greenways to the central parts
of the Park.
recreation areas, identified as the East Common and the West Common,
are placed on the far eastern and western ends of the Park. The
Overall Site Schematic in Appendix A shows the location of the
East and West Common areas in relation to the Park boundary. The
West Common is envisioned as a rustic nature recreation area potentially
featuring a three-acre lake, amphitheatre, picnic area,
scout camping area and playground to coincide with the child care
facility. The East Common is foreseen to be a sports and recreation
area with baseball fields, soccer fields, group picnic facility
and access trails. Together, these areas and their associated
greenway buffer areas
use approximately one-third of the Park acreage. This acreage
is high in amenity value but low in development potential for
business uses. Stormwater management is also a part of the program
for these areas.