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Countryside Planning Presentation

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Contents of this presentation
Sub-area Map
Tables: Information about each sub-area
Tables: Land Use Appropriateness

As an initial step in planning, we identified eight sub-areas and reviewed information about each area. Land use alternatives are also listed for each sub-area.

The contents of this presentation are for public review. We welcome your comments and questions.

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Countryside Planning Presentation Countryside Planning Presentation Presentation Transcript

  • Countryside Planning Sub-area Review
    • As an initial step in planning, we identified eight sub-areas and reviewed information about each area. Land use alternatives are also listed for each sub-area.
    • The last two slides depict Land Use Appropriateness . Here, we listed potential uses identified through public and stakeholder input sessions, then indicate if the land use is appropriate in each Sub-area. Note that the feasibility of the uses has not yet been considered.
    • Contents of this presentation
      • Sub-area Map
      • Tables: Information about each sub-area
      • Tables: Land Use Appropriateness
    The contents of this presentation are for public review. We welcome your comments and questions. Chris Chittum, AICP Planning Administrator [email_address] (540) 853-2356
    • Portland
    • Ranch/Mattaponi
    • Mattaponi/Countryside
    • Central
    • Laurel Ridge
    • Frontage A
    • Frontage B
    • RPZ
  • Most of the land is not suitable for residential development due to airport noise impact Comments Noise impact – extended centerline of runway 6 – located within the 65 DBL contour. Challenges
    • Terrain
    • Access
    • Existing street frontages
    Positive Features North: Single-family residential South: Townhouses and vacant land East: RPZ West: Townhouses Surrounding land uses Gentle rolling slope Topography Portland and Lewiston Access 12 acres 12 acres usable Acres Usable acres Lots at intersection of Portland and Lewiston acquired by City as part of 2008 land exchange between City and Airport. General Description Sub-Area: Portland Property Description
    • Banquet center/meeting facility/community center/rec center
    • Neighborhood scale commercial – retail, services, small restaurants
    • Light Commercial - (e.g. professional office)
    Commercial, Industrial, or Institutional Residential uses not recommended Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Unlighted ball fields/soccer fields/basketball courts/volleyball courts
    • Tennis indoor/outdoor
    • Playground
    • Swimming pool
    Recreation
    • Natural wooded area
    • Open space grassland
    • Pasture
    • Agriculture (commercial farming, community garden, vineyard)
    • Stables
    • Equestrian (trail or course only)
    Agricultural Sub-Area: Portland Land Use Alternatives
    • Community/recreation center would be appropriate only on the northeastern portion.
    • Existing residential uses make the western portion a candidate for some form of residential.
    • Residential lots could be divided along existing street frontages
    Comments
    • Narrow shape of western half
    • A portion is noise impacted
    Challenges
    • Existing street frontage
    • Strong adjacent residential
    • Good topography
    Positive Features North: Portland sub-area and RPZ South: Single-family residential East: RPZ and Central sub-area West: Townhouses Surrounding land uses Gentle slope with steep slope at east end Topography Ranch and Mattaponi, Lewiston Access 16 acres About 15 acres usable Acres Usable acres Area between Ranch Road and Mattaponi Drive General Description Sub-Area: Ranch/Mattaponi Property Description
    • Banquet center/meeting facility/community center/rec center
    Commercial, Industrial, or Institutional
    • Single family detached dwellings
    • Townhouse dwellings
    • Single-family attached/duplex dwellings
    • Retirement community
    Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Unlighted ball fields/soccer fields/basketball courts/volleyball courts
    • Playground
    • Swimming pool
    Recreation
    • Natural wooded area
    • Open space grassland
    • Pasture
    • Agriculture (commercial farming, community garden, vineyard)
    • Equestrian (trail or course only)
    Agricultural Sub-Area: Ranch/Mattaponi Land Use Alternatives
    • Existing residential uses make the area a candidate for some form of residential.
    • Residential lots could be divided along existing frontage along the southeastern edge along Countryside Road and along Mattaponi Drive.
    Comments
    • Narrow shape
    Challenges
    • Topography
    • Access from multiple streets
    • Existing street frontage on Countryside
    Positive Features North: Central sub-area South: Single-family residential East: Central sub-area West: Single-family residential Surrounding land uses Gentle, with steep slope on eastern end Topography Countryside Road Mattaponi Access 17 acres About 15 acres usable Acres Usable acres Area between Mattaponi Drive and Countryside Road General Description Sub-Area: Mattaponi/Countryside Property Description
    • Banquet center/meeting facility/community center/rec center
    Commercial, Industrial, or Institutional
    • Single family detached dwellings
    • Townhouse dwellings
    • Single-family attached/duplex dwellings
    • Retirement community
    Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Unlighted ball fields/soccer fields/basketball courts/volleyball courts
    • Playground
    • Swimming pool
    Recreation
    • Natural wooded area
    • Open space grassland
    • Pasture
    • Agriculture (commercial farming, community garden, vineyard)
    • Equestrian (trail or course only)
    Agricultural Sub-Area: Mattaponi/Countryside Land Use Alternatives
    • Potential greenway linkage
    • Central area is the most usable portion of the property.
    • Open to a wide variety of potential land uses.
    Comments
    • Existing buildings could be a liability, depending on land use.
    • Disconnected street access
    Challenges
    • Large contiguous parcel.
    • Good terrain.
    • Existing buildings could be an asset.
    • Central area is the most usable portion of the property.
    • Open to a wide variety of potential land uses.
    Positive Features North: RPZ South: William Fleming H.S. East: Multifamily West: Vacant land and single-family residential Surrounding land uses Rolling Topography Highland Farm Rd, Lewiston, Tuckawanna Circle, Countryside Road Access 42 acres About 39 acres are usable Acres Usable acres Central portion of Countryside property containing former clubhouse and tennis building General Description Sub-Area: Central Property Description
    • Banquet center/meeting facility/community center/rec center
    • Neighborhood scale commercial – retail, services, small restaurants
    • Light Commercial - (e.g. professional office)
    • Intense large scale commercial (e.g. big box retail, large restaurants)
    • Light Industrial (e.g. office/flex, storage)
    • Heavy Industrial (e.g. manufacturing)
    • Place of Worship
    • Public facility (e.g., fire station, library, school)
    Commercial, Industrial, or Institutional
    • Single family detached dwellings
    • Townhouse dwellings
    • Single-family attached/duplex dwellings
    • Multifamily dwellings
    • Retirement community
    Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Unlighted ball fields/soccer fields/basketball courts/volleyball courts
    • Lighted ball fields/soccer fields/basketball courts/volleyball courts/mini-golf
    • Tennis indoor/outdoor
    • Playground
    • Swimming pool
    Recreation
    • Natural wooded area
    • Open space grassland
    • Pasture
    • Agriculture (commercial farming, community garden, vineyard)
    • Stables
    • Equestrian (trail or course only)
    Agricultural Sub-Area: Central Land Use Alternatives
    • Single-family residential would be appropriate in terms of use, but laying out traditional lots would be a challenge.
    • 4-unit condos, townhouses, or patio homes with 4 units or fewer per building would be good options because a driveway, rather than a new street, could be used for access. Such units could use the land efficiently and leave opportunities for meaningful open space.
    • Neither commercial nor industrial would be appropriate.
    • Airport has expressed interest in acquiring “navigation easements” to limit height of structures and trees due to flight patterns.
    Comments
    • Flood plain
    • Pond/wetland
    • Eastern portion could have issues with gaining access
    Challenges
    • Western portion has exceptional views
    • Good existing access streets
    • Western portion is relatively flat
    Positive Features North: Large-lot single-family residential South: RPZ East: Large-lot single-family residential West: Large-lot single-family residential Surrounding land uses Rolling with some steep slopes Topography Laurel Ridge, Cheraw Lake Access 21 acres About 10.1 acres are usable Acres Usable acres Northern area separated by RPZ from main body of property General Description Sub-Area: Laurel Ridge Property Description
    • None
    Commercial, Industrial, or Institutional
    • Single family detached dwellings
    • Townhouse dwellings
    • Single-family attached/duplex dwellings
    • Retirement community
    Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Playground
    Recreation
    • Natural wooded area
    • Open space grassland
    • Agriculture (commercial farming, community garden, vineyard)
    Agricultural Sub-Area: Laurel Ridge Land Use Alternatives
    • Potential to complement other properties.
    • Potential greenway linkage
    Comments
    • Flood plain and steep topography leave very little usable acreage.
    • Existing structures could be a liability if not reused.
    Challenges
    • Potential to complement other properties.
    • Potential to reuse existing structures
    • Visibility from I-581
    • High quality industrial uses to the south
    Positive Features North: RPZ South: High density residential East: I-581/Frontage Road West: Central sub-area Surrounding land uses Rolling to very steep slope Topography Frontage Road, Highland Farm Road. Access 15 acres About 6 acres usable Acres Usable acres Area along Frontage Road containing former barn and silo. General Description Sub-Area: Frontage A Property Description
    • Banquet center/meeting facility/community center/rec center
    • Neighborhood scale commercial – retail, services, small restaurants
    • Light Commercial - (e.g. professional office)
    • Intense large scale commercial (e.g. big box retail, large restaurants)
    • Light Industrial (e.g. office/flex, storage)
    • Heavy Industrial (e.g. manufacturing)
    • Place of Worship
    Commercial, Industrial, or Institutional
    • Single family detached dwellings
    • Townhouse dwellings
    • Single-family attached/duplex dwellings
    • Multifamily dwellings
    • Retirement community
    Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Tennis indoor/outdoor
    • Playground
    • Swimming pool
    Recreation
    • Natural wooded area
    • Open space grassland
    • Agriculture (commercial farming, community garden, vineyard)
    • Stables
    Agricultural Sub-Area: Frontage A Land Use Alternatives
    • Consider adjacent higher-intensity, higher density uses
    • Potential greenway linkage
    Comments
    • Narrow shape of lot
    • Flood plain
    Challenges
    • Access
    • Potential to complement other properties
    • Visibility from I-581
    • High quality industrial uses on adjacent tracts
    Positive Features North: Light industrial (Trane) South: Apartment complex (Sterlingwood) and vacant industrial land East: I-581 West: Central Sub-Area Surrounding land uses Rolling Topography Frontage Road, Highland Farm Road Access 14 acres About 8.8 acres usable Acres Usable acres Area along Frontage Road between Trane and Sterlingwood General Description Sub-Area: Frontage B Property Description
    • Banquet center/meeting facility/community center/rec center
    • Neighborhood scale commercial – retail, services, small restaurants
    • Light Commercial - (e.g. professional office)
    • Intense large scale commercial (e.g. big box retail, large restaurants)
    • Light Industrial (e.g. office/flex, storage)
    • Heavy Industrial (e.g. manufacturing)
    • Place of Worship
    Commercial, Industrial, or Institutional
    • Single family detached dwellings
    • Townhouse dwellings
    • Single-family attached/duplex dwellings
    • Multifamily dwellings
    • Retirement community
    Residential
    • Walking trails/greenways
    • Fitness trail (w/ small structures)
    • Golf
    • Tennis indoor/outdoor
    • Playground
    • Swimming pool
    Recreation
    • Natural wooded area
    • Open space grassland
    • Agriculture (commercial farming, community garden, vineyard)
    • Stables
    Agricultural Sub-Area: Frontage B Land Use Alternatives
    • Potential uses severely limited (no structures and no public assembly)
    • Potential greenway linkage
    • Passive uses
    • Cannot create water features or uses attractive to birds.
    • Lease would require immediate “kickout” clause.
    Comments
    • Flood plain
    • Steep slope
    • Limitations on use
    • Approach lighting towers
    Challenges
    • Large contiguous parcel of land
    • Visibility from I-581
    Positive Features North: Single-family residential South: Multifamily and other sub-areas East: I-581/Frontage Road West: Single-family residential Surrounding land uses Relatively flat, with steep slope running NW/SE Topography Frontage, Lewiston, Cheraw Lake Access 72 acres About 60 usable Acres Usable acres Runway protection zone owned by Roanoke Regional Airport. General Description Sub-Area: RPZ Property Description
  • Solar energy arrays Commercial, Industrial, or Institutional None Residential
    • Walking trails/greenways
    • Golf
    Recreation
    • Open space grassland
    • Pasture
    • Agriculture (commercial farming, community garden, vineyard)
    • Equestrian (trail or course only)
    Agricultural Sub-Area: RPZ Land Use Alternatives
  • ✔ = Possibly appropriate land use Note: Only appropriateness is evaluated. Feasibility is not  = Not appropriate land use considered as part of this table.  ✔ ✔  ✔ ✔ ✔ ✔ Swimming pool  ✔ ✔ ✔ ✔ ✔ ✔ ✔ Playground  ✔ ✔  ✔   ✔ Tennis indoor/outdoor     ✔    Lighted ball fields/soccer fields/basketball courts/volleyball courts/mini-golf     ✔ ✔ ✔ ✔ Unlighted ball fields/soccer fields/basketball courts/volleyball courts ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Golf  ✔ ✔ ✔ ✔ ✔ ✔ ✔ Fitness trail (w/ small structures) ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Walking trails/greenways Recreation ✔    ✔ ✔ ✔ ✔ Equestrian  ✔ ✔  ✔   ✔ Stables ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Agriculture (farm, community garden) ✔    ✔ ✔ ✔ ✔ Pasture ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Open space grassland  ✔ ✔ ✔ ✔ ✔ ✔ ✔ Natural wooded area Agricultural RPZ Frontage B Frontage A Laurel Ridge Central Mattaponi /Country-side Ranch/ Matta-poni Portland Land use appropriateness Draft August 11, 2010
  • ✔ = Possibly appropriate land use Note: Only appropriateness is evaluated. Feasibility is not  = Not appropriate land use considered as part of this table.     ✔    Public facility (e.g., fire station, library, school)  ✔ ✔  ✔    Place of Worship  ✔ ✔  ✔    Heavy Industrial (e.g. manufacturing)  ✔ ✔  ✔    Light Industrial (e.g. office/flex, storage)  ✔ ✔  ✔    Intense large scale commercial (e.g. big box retail, large restaurants)  ✔ ✔  ✔   ✔ Light Commercial - (e.g. professional office)  ✔ ✔  ✔   ✔ Neighborhood scale commercial – retail, services, small restaurants  ✔ ✔  ✔ ✔ ✔ ✔ Banquet center/meeting facility/community center/rec center Commercial/Industrial/Institutional  ✔ ✔ ✔ ✔ ✔ ✔  Retirement community  ✔ ✔  ✔    Multifamily dwellings  ✔ ✔ ✔ ✔ ✔ ✔  Single-family attached/duplex dwellings  ✔ ✔ ✔ ✔ ✔ ✔  Townhouse dwellings  ✔ ✔ ✔ ✔ ✔ ✔  Single family detached dwellings Residential RPZ Frontage B Frontage A Laurel Ridge Central Mattaponi/ Country-side Ranch/ Mattaponi Portland Land use appropriateness Draft August 11, 2010