Countryside Planning Presentation

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

Commercial, Industrial, or Institutional
Single family detached dwellings
Townhouse dwellings
Single-family attached/duplex dwellings
Retirement community
Residential
Golf
Playground
Swimming pool
Recreation
Natural wooded area
Pasture
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

Townhouse dwellings
Residential
Golf
Playground
Swimming pool
Recreation
Natural wooded area
Pasture
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

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)
Townhouse dwellings
Multifamily dwellings
Residential
Golf
Lighted ball fields/soccer fields/basketball courts/volleyball courts/mini-golf
Playground
Swimming pool
Recreation
Natural wooded area
Pasture
Stables
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
Townhouse dwellings
Residential
Golf
Playground
Recreation
Natural wooded area
Agricultural Sub-Area: Laurel Ridge Land Use Alternatives

Potential to complement other properties.
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

Place of Worship
Townhouse dwellings
Residential
Golf
Playground
Swimming pool
Recreation
Natural wooded area
Stables
Agricultural Sub-Area: Frontage A Land Use Alternatives

Consider adjacent higher-intensity, higher density uses
Comments
Narrow shape of lot
Flood plain
Challenges
Access
Potential to complement other properties
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

Place of Worship
Townhouse dwellings
Residential
Golf
Playground
Swimming pool
Recreation
Natural wooded area
Stables
Agricultural Sub-Area: Frontage B Land Use Alternatives

Potential uses severely limited (no structures and no public assembly)
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
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
Golf
Recreation
Pasture
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

Countryside Planning Presentation

by City of Roanoke on Aug 23, 2010

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Countryside Planning Presentation — Presentation Transcript