Planning documents relevant to Countryside

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This document is a compilation of relevant excerpts from adopted City plans that will be considered in planning for the Countryside site. …

This document is a compilation of relevant excerpts from adopted City plans that will be considered in planning for the Countryside site.

Vision 2001-2020
Peters Creek North Neighborhood Plan
Strategic Housing Plan
Parks and Recreation Master Plan
Roanoke Valley Conceptual Greenways Plan
Lick Run Greenway Phase III Feasibility Study

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  • 1. Planning Documents Relevant to the Countryside Property
    • This document is a compilation of relevant excerpts from adopted City plans that will be considered in planning for the Countryside site.
    • Vision 2001-2020
    • Peters Creek North Neighborhood Plan
    • Strategic Housing Plan
    • Parks and Recreation Master Plan
    • Roanoke Valley Conceptual Greenways Plan
    • Lick Run Greenway Phase III Feasibility Study
  • 2. Vision 2001-2020
    • Housing & Neighborhoods
    • Housing Stock (Pg. 35)
      • New residential development is constrained by the limited number and size of available sites. To significantly increase the number of new dwelling units in the City, a housing strategy could be developed that conducts an inventory of vacant lots that can be converted or redeveloped for residential, commercial, and/or industrial purposes.
    • Housing Opportunities Figure 3.1.1 (Pg. 37)
      • Not identified as an area for housing opportunities.
    • Policy Approach (Pg 39)
      • Like most mature cities, Roanoke has little land available for development of new residential neighborhoods. Infill housing on individual lots is not economically feasible in many existing neighborhoods. Only larger sites that offer the opportunity for multiple units will allow economies of scale that will encourage development of "housing clusters" that offer opportunities for a diversity of housing type, price, and scale. New sites must be created to promote development of housing clusters on vacant or underused sites within the City. As private market assembly of property is not always feasible, proactive public initiatives may be necessary to assist in packaging land.
  • 3. Vision 2001-2020
    • Housing & Neighborhoods
    • Policies & Actions
      • NH P2. Neighborhoods as villages. Neighborhoods will function as villages, offering opportunities to live, work, shop, play, and interact in a neighborhood setting. Neighborhood-oriented commercial activity will be encouraged in well-defined village centers.
      • NH A4. Develop a strategy for improving existing village centers, redeveloping underutilized centers, and creating new centers in key locations through the neighborhood planning process.
      • NH P6 . Housing clusters . Development of housing clusters will be used to encourage and promote neighborhood revitalization, replace derelict or neglected structures, and complement the surrounding neighborhood. A housing cluster is a market-rate residential development consisting of a mixture of residential uses on a large site located within or adjacent to existing developments of established neighborhoods.
      • NH A27. Identify and assemble vacant or underutilized land for the development of housing clusters. Consider using public or community development corporations to assemble property for housing development.
  • 4.
    • Environmental, Cultural, & Historic Resources
    • Policies & Actions
      • EC P1. Parks and recreation. Roanoke will develop, maintain, and manage parks and recreation facilities that enhance the City’s and the region’s quality of life.
      • EC A2. Encourage regional cooperation to develop and manage parks and recreation facilities that serve multiple jurisdictions (e.g., large recreation centers and aquatic centers).
      • EC P2. Greenways. Roanoke will develop a high-quality network of regional greenways for recreation, conservation, and transportation.
      • EC A7. Promote trails on City-owned land, where feasible and suitable.
    Vision 2001-2020
  • 5. Vision 2001-2020
    • Economic Development
      • Commercial (Figure 3.3.1) & Industrial (Figure 3.4.1) Development Opportunities
        • Countryside property is not identified as a development opportunity.
      • Policy Approach (Pg 57)
        • City investment alone is not sufficient to revitalize the economy. It takes significant investment from the private sector, coupled with the City’s support, to sustain growth. These public/private sector investments need to be targeted to specific geographic areas and economic clusters to maximize their impact. Areas targeted should have the potential for significant job creation, leveraging existing industry, or enhancing community quality of life and access to services.
      • ED P8. Village centers. Village centers will be pursued as an economic development strategy to strengthen neighborhoods and the City’s economy.
  • 6. Vision 2001-2020
    • Infrastructure: Transportation, Technology, Utilities
    • Road System (Pg. 63)
      • Outlying areas in southwest and northwest that developed after World War II, the street system is more suburban in character with cul-de-sac streets. The conventional suburban road pattern requires longer drives and concentrates traffic on fewer, larger roads.
    • Policy Approach (Pg. 69)
      • The street grid should be preserved, and new development should tie into the existing road network, completing the street grid where possible. Greenways and bikeways should be linked as both transportation and recreational opportunities. Bicycle facilities and pedestrian improvements should be considered a fundamental part of land use and transportation planning.
  • 7. Vision 2001-2020
    • Infrastructure: Transportation, Technology, Utilities
    • Policies & Actions
    • IN P2. Transportation system. Roanoke will provide a transportation system that is an integrated, multi-modal network of automobile, bicycle, pedestrian, and transit facilities. Interconnected street systems should be encouraged in new development and be maintained in existing development. New roadways through existing urban areas should be designed to minimize impact on the City’s urban fabric and complement Roanoke’s neighborhoods.
    • IN A7. Develop a greenway system to provide pedestrian and bicycle linkages between the region’s parks, rivers, creeks, natural areas, recreation areas, business centers, schools, and other institutions.
  • 8. Vision 2001-2020
    • Design Principles
    • Suburban Neighborhoods (Pg. 90)
    • New residential development should incorporate traditional neighborhood principles rather than suburban patterns.
    • Street improvements within suburban neighborhoods should focus on greater vehicular connection, pedestrian amenities, and reduction of pavement width.
  • 9. Peters Creek North Neighborhood Plan
    • Residential Development
    • Providing elderly housing in the area will give residents the option of staying in the same neighborhood where they have likely lived for many years. In addition, elderly housing can provide high-density residential development on the city's scarce developable land without the increased demand for services such as schools and infrastructure that is usually associated with multifamily housing. p.6
    • The amount of large vacant parcels in the area provides excellent opportunities for new market-rate housing that the city needs to remain healthy. p.8.
    • New subdivisions should connect to the existing street network to maintain traffic circulation and incorporate new development into the community. Cul-de-sacs, while common in suburban localities, do not work well in a dense urban environment and should be avoided. p.8
  • 10.
    • Residential Development
      • Since many of the vacant parcels in the area are fairly large in size (3 acres or more) planned developments should be considered as a development option. This will increase the options available for density, development standards such as setbacks, road widths, and housing types. Some limited commercial development can be included as well. Developers can include dedicated open space, a much needed amenity in the area, in return for increased density. Pg. 9.
      • Countryside Golf Course - Though still functioning as a golf course, this site could be a development opportunity in the future. Mixed density residential development would be most appropriate. Opportunities to connect neighborhoods should be pursued. Pg. 12.
    Peters Creek North Neighborhood Plan
  • 11.
    • Residential Development
    • Policies & Actions
    • Encourage development of market-rate housing in the neighborhood.
    • Encourage new housing to be compatible with the existing community.
    • Encourage housing for the elderly that is designed to maximize access to nearby services and residential communities.
    • Discourage new isolated subdivisions and one-street cul-de-sacs.
    • Connect new subdivisions to the existing street network .
    • Provide sidewalks and pedestrian connections to existing neighborhoods.
    • Integrate new multi-family housing with the community.
    • Encourage infill development to reflect the character of the surrounding neighborhood.
    • New development should ensure that storm water runoff will not add to current flooding problems.
    • Flood plain areas should be dedicated as potential greenways and open space.
    • New streets should connect to the existing street network on all sides.
    Peters Creek North Neighborhood Plan
  • 12.
    • Economic Development
      • The expansion of the Johnson and Johnson Innotech plant demonstrates the enormous economic development opportunity available in this area. Adequate land should be identified in the vicinity of Innotech for any spin-off development that might occur. Pg. 13.
    • Economic Development Policies & Actions
    • Provide for limited industrial development in the vicinity of the Innotech plant.
    • Prevent encroachment of intense commercial uses into residential areas.
    Peters Creek North Neighborhood Plan
  • 13.
    • Infrastructure
      • Many of the residential areas in Peters Creek North have poor traffic circulation due to the haphazard development patterns that occurred. There are many one street cul-de-sac and dead end streets that channel all traffic onto busy arterial roads. In addition, many of the multi-street subdivisions channel all traffic onto arterials at one or two intersections, most of which are not signalized. Increasing the options for vehicular traffic will help improve access and safety, as well as dispersing the traffic that uses residential streets. Pg. 17.
    • Infrastructure Policies & Actions
      • Improve traffic circulation and connections.
      • Sidewalks and/or greenways should be provided to accommodate pedestrians and bicyclists.
      • Reopen the former Highland Farm Road between Routt Road and Countryside Drive and extend Fairhope Drive and Dansbury Drive north.
      • Encourage new developments and subdivisions to complete links in the street pattern.
    Peters Creek North Neighborhood Plan
  • 14.
    • Quality of Life
      • No parks exist in this part of the city . The presence of Countryside golf course and some undeveloped airport-owned properties do provide the area with some open space. However, recreational opportunities available to residents are limited. Most of Peters Creek North was developed when prevailing thought was to provide larger lots rather than parks and open space. The lack of parks and recreational opportunities in Peters Creek North is a concern of both residents and city staff. The vast majority of the residents are not within the service radius of any city parks.
      • Additionally, residents mentioned the need for at least one community center in the area.
    Peters Creek North Neighborhood Plan
  • 15.
    • Quality of Life
    • The amount of land that is undeveloped because of the airport or flooding presents some excellent opportunities for park development . The airport property in particular is already publicly owned and would require minimal funding for acquisition. In addition, flood plain properties with limited or no development potential could also be acquired at minimal cost and could reduce flood hazards. Greenways and bike trails are important quality of life elements that are missing from the Peters Creek North area. No greenways currently exist in the planning area. Pg. 24.
    • In addition, opportunities might exist to extend the Lick Run Greenway between Hershberger Road and Peters Creek Road. Potential opportunities exist to enhance the greenway system in the Roanoke Valley through the use of utility easements, acquisition of flood plains, and riparian buffer zones, possible residential and commercial greenway-specific land dedications, and the use of bike-lanes and greenway dedicated sidewalks on low-volume residential streets. Pg. 25.
    Peters Creek North Neighborhood Plan
  • 16. Peters Creek North Neighborhood Plan
    • Quality of Life Policies & Actions
      • Increase recreational opportunities in the area.
      • Improve non-motorized transportation and circulation in the neighborhood.
        • Examine the feasibility of extending the Lick Run Greenway to Peters Creek Road and placing greenways on the vacant airport property.
        • Study feasibility of constructing a community or youth center in the area.
        • Initiate targeted cleanups by neighborhood groups and encourage residents to participate in cleanups.
      • Identify specific locations and properties that could be obtained and developed as "neighborhood" parks with a focus on sites that are not buildable because of flooding or other encumbrances
  • 17.
    • Future Land Use Map
    • Property around Trane to be industrial
    • Property between Countryside Estates and the runway protection zone to be mixed-density residential
    • Runway protection zone to be recreation and open space
    • Property between the runway protection zone and Laurel Ridge Road to be multifamily residential.
    Peters Creek North Neighborhood Plan
  • 18. Strategic Housing Plan
    • Planning and design features
    • Certain planning and design features on the residential scale demonstrate success across the country and in Roanoke in creating vibrant neighborhoods. (Pg. 7 & 8)
    • A clear center or focal point, perhaps a park, a commercial area, a school, church, or other institutional building, or some other feature that is within one half mile of the homes. A variety of dwelling types that allow people of different life styles, ages, family composition, and tastes to live in close proximity and to interact with one another.
    • Bicycle and pedestrian trails throughout neighborhoods interconnecting with adjacent neighborhoods.
    • Urban building lots are typically narrower than they are deep. Rear garages accessed by alleyways are again in vogue.
    • Narrower, tree-lined streets that add aesthetic appeal and discourage vehicular speeding.
    • Active neighborhood associations or governance that assist in maintaining the quality of the neighborhood.
  • 19. Strategic Housing Plan
    • Planning and design features (continued)
    • Pedestrian scale commercial centers rather than big-box development, even in new, large shopping centers that try to recreate the traditional downtown or neighborhood feel.
    • Elementary schools within walking distance that serve as major stabilizers of neighborhoods and provide for neighborhood interaction.
    • Small playgrounds and parks that are located every 1/10th of a mile to provide additional facilities for neighborhood interaction.
    • Grid street patterns wherever feasible given topography and existing street patterns.
    • Sidewalks that offer opportunities for neighbors to walk throughout their neighborhoods and link with other neighborhoods.
  • 20. Strategic Housing Plan
    • Neighborhood Strategy:
    • City Suburban/Neo-Traditional Neighborhoods (geographic focus includes Countryside Golf Course) Pg. 43.
    • Goal: To develop a framework to both encourage and regulate the development of large tracts in a neo-traditional form, including village centers with retail and activity space as well as housing, all developed around a grid infrastructure that fits within the surrounding neighborhood.
    • By virtue of having “green field” sites, these neighborhoods can be as diverse as the City and the development community would like them to be. A mixture of all types of housing and related commercial space is warranted in these developments.
  • 21. Strategic Housing Plan
    • Neighborhood Strategy:
    • The City contains a number of golf courses, some of which appear to be in a state of decline. These sites have become de facto Greenfield land banks and seem to lend themselves well to redevelopment as something other than recreational facilities. Three particular golf courses appear to have potential for use as planned communities and have been identified as potential sites for such purposes.
    • The sites have attractive land features that allow for vistas of the surrounding mountains; they are readily accessible from the existing road network, and they tend to be adjacent to other residential development. These include the Monterey Golf Club, the Countryside Golf Club and the Jefferson Hills golf course site. These are large tracts of land with attractive natural amenities that would lend themselves to planned, neo-traditional development.
    • These areas need to be preserved for the type of residential development that the City desires rather than typical subdivision development. Development of these three sites should be a private-sector function.
    • The sites are large enough that they should provide attractive opportunities for developers to create modern urban advantage type projects that would add greatly to the stock of new homes and business opportunities for those looking to locate in the Roanoke metropolitan area.
  • 22. Strategic Housing Plan
    • New Urbanism
    • Roanoke continues to have some inventory of larger tracts of land that can attract housing development. Requiring that these follow specified new urbanism guidelines can create more marketable neighborhoods or adjuncts to existing neighborhoods.
    • Such developments would also be consistent with Roanoke’s desire to create small commercial centers in the neighborhoods since new urbanism insists on walkable communities for access to convenience services and community events.
    • By the way, such developments are most often appealing to higher income, wealthier households, so new urbanism principles, if properly implemented, can be a powerful means for attracting a more affluent population into the city.
  • 23. Parks & Recreation Master Plan
    • Recommendations
    • Move from neighborhood park to community-wide park focus…
    • 10 -100 acres
    • 2 - 3 hour experience
    • Minimum 4 signature facilities (trails, sports fields, picnic pavilions, community playground, recreation center, pool or family aquatic, water features, restrooms, parking (no more than 10% of space), lighted athletic competition fields
    • Revenue producing facilities
    • 65% active and 35% passive
    • Strong landscaping
    • Athletic complex for youth soccer, softball/baseball
    • Implement Lick Run Greenway Phase III
  • 24. Parks & Recreation Master Plan
    • Recommendations :
    • Consider residential neighborhood and connectivity to schools in park design elements.
    • Underserved services in NW: basketball, greenways and trails, playgrounds, picnic pavilions, baseball, softball, soccer, football, multi-purpose fields, skate park
    • Facility Benchmark Needs:
    • picnic pavilions
    • Playgrounds
    • greenways & trails
    • 200’ baseball fields
    • 6 competitive softball fields
    • 10 -12 soccer fields
    • 2 football
    • 1 skate park
    • 127,694 sf of indoor recreation space
  • 25. Roanoke Valley Conceptual Greenway Plan (2007 Update)
    • Lick Run Greenway
    • Lick Run is a tributary of Tinker Creek, starting beyond Countryside Golf Course and running to downtown Roanoke.
    • Phase II of Lick Run Greenway will run from 19th Street, past Fairland Lake, to William Fleming High School and Countryside Golf Course, and then to Peters Creek Road for a connection to Roanoke County’s multi-generational fitness center at Valleypointe Business Park and Northside High School. No plans for this phase have been developed.
    • No plans for the next phase of the greenway have been developed, but there are unique opportunities for inclusion of the greenway during development of properties currently in open space.
    • The City of Roanoke should consider including Lick Run Greenway, phase II, in plans for development of Countryside Golf Course and William Fleming High School. Likewise, Roanoke County should consider development of Lick Run Greenway to provide access to the proposed multi-generational center.
  • 26. Lick Run Greenway Phase III Feasibility Study
    • Routing through Countryside Property
    • Countryside Golf Course occupies the majority of the northern section of the area, with a few single family houses located between the golf course and the I‐581 frontage road. The City of Roanoke owns the golf course and currently operates it as an 18‐ hole public course. During public discussions of whether to develop the golf course property, there has been considerable comment that the trail alignment would be beneficial should it be routed through the golf course. Pg. 3.
  • 27. Lick Run Greenway Phase III Feasibility Study
    • Green Line
    • Alternative 1A
    • Blue Line
    • Alternative 1B