Roanoke’s planning commission on Monday will vote on a master plan for the city’s largest undeveloped swath of property that would create a mix of residential and commercial spaces but preserve 50 acres of open space.
The Evans Spring Master Plan has been in the works for more than two years, and it has provoked significant backlash from residents who have decried the potential loss of green space and have raised concerns that commercial development could ruin the character of the surrounding neighborhoods, which predominantly have Black residents.
The 150-acre property near Valley View Mall is mostly privately owned. All of the parcels, although unimproved at this point, are already zoned for various uses; the plan being presented Monday is designed to bring some cohesion to the site.
The proposal, which was overseen by Land Planning & Design Associates of Charlottesville, would rezone six distinct portions, totaling a little more than 100 acres, for a variety of uses. The plan introduces a variety of potential housing options, including single-family homes, townhouses and apartments. Other areas would be zoned for commercial, retail and other services.
When LPDA presented a preview of the plan in November, it described the potential for various levels of development. Chris Chittum, the city’s director of community development, said the firm was asked to revise the plan with just one zoning option.
Evans Spring: What’s next
The Roanoke Planning Commission will hear a presentation on the city’s master plan for Evans Spring on Monday.
The commission meets at 1:30 p.m. in city council chambers.
The plan is available online.
Chittum said the zoning proposal that will be presented Monday represents the maximum buildout scenario that holds the greatest potential for economic impact, as well as an opportunity to take a bite out of the city’s housing shortage.
Among the recommendations in the plan:
- The two parcels located closest to the Valley View exchange on Interstate 581 would be used for commercial, retail and other business enterprises.
- The two parcels adjacent to Andrews Road Northwest would be zoned for housing options, mixed-use retail, assisted living and open space.
- The remaining two parcels would be dedicated to housing, parks and open space.
In addition, the planning commission plans to begin the process for completing the unfinished interchange at the Valley View exit, allowing access to the portions of the development that have commercial or retail sites.
According to the consultants who conducted the study, developing the Evans Spring parcels could produce up to $2 billion in direct economic output over 20 years.
The report being presented to the planning commission acknowledges several concerns that had come to light as LPDA conducted surveys and hosted community meetings in the neighborhoods surrounding the vacant land.
Four goals the plan attempts to address are:
- Minimizing the negative impacts on the neighborhoods that development can bring.
- Finding a feasible and cost-effective way to complete the Valley View exchange.
- Protecting the approximately 50 acres that will not be developed with an environmentally sensitive approach.
- Conserving and protecting the Lick Run floodplain and floodway corridor.
One of the key adjustments to the plan involves the Valley View interchange, as residents have expressed concern about the extra traffic that would be generated with an additional access point. Chittum said the current plan limits the direct connections from the exit to just the two parcels that would be dedicated to retail and other commercial projects.
Despite the concerns, Chittum said for any of the retail and business zones to be feasible, the new access is essential.
Construction costs for the interchange and roads are estimated to cost more than $50 million.
“[How to pay for this] is another decision that has to be made,” Chittum said. “Even if the city rezones the property, you still must find a way to fund this interchange. …
“But none of that has been decided, or would it be decided by the adoption of this plan. That will be part of the business deal that a developer would have to put together.”
Chittum said an alternate plan concerning the adjacent Top Hill Drive neighborhoods also has been added to the presentation.
Chittum said the city wanted to assure residents that there are no plans to make any changes around Top Hill Drive, which is the site of about 10 privately owned single-family housing units. That could change if those residents decided it was in their best interest to relocate.
“We would not require or use any eminent domain power,” Chittum said. “I know that’s been thrown out there in the community a lot, but that’s false. … It’s not anything we would do, nor could we.”
In addition to the LPDA presentation, the planning commission will likely hear from several residents who have been encouraging the city council to prevent any improvements to the vacant land. The city council heard from about 10 people at its Feb. 5 meeting, and will hear more if the planning commission chooses to recommend to the council to proceed with the rezoning.
