countryside planning presentation

Countryside PlanningSub-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 protected]

(540) 853-2356

mailto:[email protected]

• Portland• Ranch/Mattaponi • Mattaponi/Countryside• Central• Laurel Ridge • Frontage A• Frontage B• RPZ

Sub-Area: PortlandProperty Description

GeneralDescription

Lots at intersection of Portland and Lewiston acquired by City as part of 2008 land exchange between City and Airport.

AcresUsable acres

12 acres12 acres usable

Access Portland and Lewiston

Topography Gentle rolling slope

Surroundingland uses

North: Single-family residentialSouth: Townhouses and vacant landEast: RPZWest: Townhouses

PositiveFeatures

• Terrain• Access• Existing street frontages

Challenges Noise impact – extended centerline of runway 6 – located within the 65 DBL contour.

Comments Most of the land is not suitable for residential development due to airport noise impact

Sub-Area: PortlandLand Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Pasture• Agriculture (commercial farming, community garden, vineyard)• Stables• Equestrian (trail or course only)

Recreation • Walking trails/greenways• Fitness trail (w/ small structures)• Golf• Unlighted ball fields/soccer fields/basketball courts/volleyball courts• Tennis indoor/outdoor• Playground• Swimming pool

Residential Residential uses not recommended

Commercial,Industrial, orInstitutional

• Banquet center/meeting facility/community center/rec center• Neighborhood scale commercial – retail, services, small restaurants• Light Commercial - (e.g. professional office)

Sub-Area: Ranch/MattaponiProperty Description

GeneralDescription

Area between Ranch Road and Mattaponi Drive

AcresUsable acres

16 acresAbout 15 acres usable

Access Ranch and Mattaponi, Lewiston

Topography Gentle slope with steep slope at east end


North: Portland sub-area and RPZSouth: Single-family residentialEast: RPZ and Central sub-areaWest: Townhouses

PositiveFeatures

• Existing street frontage• Strong adjacent residential• Good topography

Challenges • Narrow shape of western half• A portion is noise impacted

Comments • 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

Sub-Area: Ranch/MattaponiLand Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Pasture• Agriculture (commercial farming, community garden, vineyard)• Equestrian (trail or course only)

Recreation • Walking trails/greenways• Fitness trail (w/ small structures)• Golf• Unlighted ball fields/soccer fields/basketball courts/volleyball courts• Playground• Swimming pool

Residential • Single family detached dwellings• Townhouse dwellings• Single-family attached/duplex dwellings• Retirement community


• Banquet center/meeting facility/community center/rec center

Sub-Area: Mattaponi/CountrysideProperty Description

GeneralDescription

Area between Mattaponi Drive and Countryside Road

AcresUsable acres


Access Countryside Road Mattaponi

Topography Gentle, with steep slope on eastern end


North: Central sub-areaSouth: Single-family residentialEast: Central sub-areaWest: Single-family residential

PositiveFeatures

• Topography• Access from multiple streets• Existing street frontage on Countryside

Challenges • Narrow shape

Comments • 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.

Sub-Area: Mattaponi/Countryside Land Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Pasture• Agriculture (commercial farming, community garden, vineyard)• Equestrian (trail or course only)

Recreation • Walking trails/greenways• Fitness trail (w/ small structures)• Golf• Unlighted ball fields/soccer fields/basketball courts/volleyball courts• Playground• Swimming pool



• Banquet center/meeting facility/community center/rec center

Sub-Area: CentralProperty Description

GeneralDescription

Central portion of Countryside property containing former clubhouse and tennis building

AcresUsable acres

42 acresAbout 39 acres are usable

Access Highland Farm Rd, Lewiston, Tuckawanna Circle, Countryside Road

Topography Rolling


North: RPZSouth: William Fleming H.S.East: MultifamilyWest: Vacant land and single-family residential

PositiveFeatures

• 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.

Challenges • Existing buildings could be a liability, depending on land use.• Disconnected street access

Comments • Potential greenway linkage• Central area is the most usable portion of the property. • Open to a wide variety of potential land uses.

Sub-Area: CentralLand Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Pasture• Agriculture (commercial farming, community garden, vineyard)• Stables• Equestrian (trail or course only)

Recreation • 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

Residential • Single family detached dwellings• Townhouse dwellings• Single-family attached/duplex dwellings• Multifamily dwellings• Retirement community


• 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)

Sub-Area: Laurel RidgeProperty Description

GeneralDescription

Northern area separated by RPZ from main body of property

AcresUsable acres

21 acresAbout 10.1 acres are usable

Access Laurel Ridge, Cheraw Lake

Topography Rolling with some steep slopes


North: Large-lot single-family residentialSouth: RPZEast: Large-lot single-family residentialWest: Large-lot single-family residential

PositiveFeatures

• Western portion has exceptional views• Good existing access streets• Western portion is relatively flat

Challenges • Flood plain• Pond/wetland• Eastern portion could have issues with gaining access

Comments • 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.

Sub-Area: Laurel RidgeLand Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Agriculture (commercial farming, community garden, vineyard)

Recreation • Walking trails/greenways• Fitness trail (w/ small structures)• Golf• Playground



• None

Sub-Area: Frontage AProperty Description

GeneralDescription

Area along Frontage Road containing former barn and silo.

AcresUsable acres


Access Frontage Road, Highland Farm Road.

Topography Rolling to very steep slope


North: RPZSouth: High density residential East: I-581/Frontage Road West: Central sub-area

PositiveFeatures

• Potential to complement other properties.• Potential to reuse existing structures• Visibility from I-581• High quality industrial uses to the south

Challenges • Flood plain and steep topography leave very little usable acreage.• Existing structures could be a liability if not reused.

Comments • Potential to complement other properties.• Potential greenway linkage

Sub-Area: Frontage ALand Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Agriculture (commercial farming, community garden, vineyard)• Stables

Recreation • Walking trails/greenways• Fitness trail (w/ small structures)• Golf• Tennis indoor/outdoor• Playground• Swimming pool



• 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

Sub-Area: Frontage BProperty Description

GeneralDescription

Area along Frontage Road between Trane and Sterlingwood

AcresUsable acres

14 acresAbout 8.8 acres usable

Access Frontage Road, Highland Farm Road

Topography Rolling


North: Light industrial (Trane)South: Apartment complex (Sterlingwood) and vacant industrial landEast: I-581West: Central Sub-Area

PositiveFeatures

• Access• Potential to complement other properties• Visibility from I-581• High quality industrial uses on adjacent tracts

Challenges • Narrow shape of lot• Flood plain

Comments • Consider adjacent higher-intensity, higher density uses• Potential greenway linkage

Sub-Area: Frontage BLand Use Alternatives

Agricultural • Natural wooded area• Open space grassland• Agriculture (commercial farming, community garden, vineyard)• Stables

Recreation • Walking trails/greenways• Fitness trail (w/ small structures)• Golf• Tennis indoor/outdoor• Playground• Swimming pool



• 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

Sub-Area: RPZProperty Description

GeneralDescription

Runway protection zone owned by Roanoke Regional Airport.

AcresUsable acres

72 acres About 60 usable

Access Frontage, Lewiston, Cheraw Lake

Topography Relatively flat, with steep slope running NW/SE


North: Single-family residential South: Multifamily and other sub-areas East: I-581/Frontage Road West: Single-family residential

PositiveFeatures

• Large contiguous parcel of land• Visibility from I-581

Challenges • Flood plain• Steep slope• Limitations on use• Approach lighting towers

Comments • 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.

Sub-Area: RPZLand Use Alternatives

Agricultural • Open space grassland• Pasture• Agriculture (commercial farming, community garden, vineyard)• Equestrian (trail or course only)

Recreation • Walking trails/greenways• Golf

Residential None


Solar energy arrays

Land use appropriatenessDraft August 11, 2010

PortlandRanch/Matta-poni

Mattaponi/Country-

sideCentral

Laurel Ridge

Frontage A

Frontage B

RPZ

Agricultural

Natural wooded area ✔ ✔ ✔ ✔ ✔ ✔ ✔

Open space grassland ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔

Pasture ✔ ✔ ✔ ✔ ✔

Agriculture (farm, community garden) ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔

Stables ✔ ✔ ✔ ✔

Equestrian ✔ ✔ ✔ ✔ ✔

Recreation

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 ✔ ✔ ✔ ✔ ✔ ✔

✔ = Possibly appropriate land use Note: Only appropriateness is evaluated. Feasibility is not = Not appropriate land use considered as part of this table.

Land use appropriatenessDraft August 11, 2010

PortlandRanch/

Mattaponi

Mattaponi/

Country-side

CentralLaurel Ridge

Frontage A

Frontage B

RPZ

Residential

Single family detached dwellings ✔ ✔ ✔ ✔ ✔ ✔

Townhouse dwellings ✔ ✔ ✔ ✔ ✔ ✔

Single-family attached/duplex dwellings ✔ ✔ ✔ ✔ ✔ ✔

Multifamily dwellings ✔ ✔ ✔

Retirement community ✔ ✔ ✔ ✔ ✔ ✔

Commercial/Industrial/Institutional

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)

✔

✔ = Possibly appropriate land use Note: Only appropriateness is evaluated. Feasibility is not = Not appropriate land use considered as part of this table.

countryside planning presentation

Design