Loudon NW Neighborhood Area | Target Area Concept Studies by Grace Wu

LOUDON NORTHWEST NEIGHBORHOOD AREA

TARGET AREA CONCEPT STUDIES ROANOKE, VIRGINIA FEBRUARY 2014

PREPARED FOR:

CITY OF ROANOKE 55 Railroad Row White River Junction, VT 05001 802-295-4999 www.rsginc.com

SUBMITTED BY:

INVESTMENT CONSULTING ASSOCIATES & RSG

LOUDON NW TARGET AREA CONCEPT STUDIES PREPARED FOR: CITY OF ROANOKE

CONTENTS 1.0

EXISTING CONDITIONS

3.0

CONCEPT PLANS 25

1.1

Neighborhood Character................................................5

3.1

Concept A: Industrial Incubator.....................................26

1.2

Target Area Context........................................................9

3.2

Concept B: Community Centered..................................32

1.3

Zoning .......................................................................... 11

3.3

Concept C: Connect the Dots........................................38

1.4

Block Sizes and Dimensions.........................................12

3.4

Concept D: Green Connector........................................44

1.5

Topography....................................................................15

1.6

Connectivity...................................................................15

4.0

FUTURE VISION 51

1.7

Transportation Network.................................................17

4.1

Loudon NW Target Area................................................51

2.0

BEST PRACTICES 19

5.0

APPENDIX A: FINANCIAL FEASIBILITY

2.1

Comparison of Similar Sites..........................................19

2.2

Schuylkill Rail Yards - Philadelphia, PA......................... 21

6.0

APPENDIX B: ZONING CATEGORIES

2.3

Côte Saint Luc – Montreal, Canada..............................23

7.0

APPENDIX C: DEVELOPMENT TABLES

A view along Shenandoah Avenue depicts the range of transportation modes that need to be accommodated in the target area.

Along Loudon Avenue, there is a already a compact residential community in place, with a walkable urban density, sidewalks, and served by transit.

Existing Conditions

EXISTING CONDITIONS Neighborhood Character The Loudon NW Target Area is 72 acres in size, bounded by 14th Street on the east, 24th Street on the west, Shenandoah Avenue on the south, and Loudon Avenue on the north. The target area is located close to downtown, roughly a 20 minute walk or 7 minute bike ride from the center of the neighborhood to the City center. In early October 2013, planners from the City of Roanoke and the consultant team conducted a site visit of the target area and its adjacent neighborhoods to better understand the area and its current conditions. The site visit was supplemented by GIS data provided by the City, which included information on streets, right-of-ways, parcels, zoning, site contours, and streams. OPPORTUNITIES

It is apparent within the community that there is already a dispersed but thriving light-industrial and manufacturing industry in place, with the potential to attract further research and development facilities in addition to more warehousing, wholesaling, and distribution facilities. These uses are ideal for the target area because they generate fewer off-site impacts, including noise, vibrations, and odor.

Additionally, there are existing underutilized buildings that have the structural bones to be transformed to accommodate smaller scale industrial and urban flex uses. These vacant industrial buildings have the potential to be rehabilitated and repurposed as not only manufacturing facilities but also hands-on training or community centers, such as a â&#x20AC;&#x153;tech shopâ&#x20AC;?. There are also several vacant parcels identified within the target area. These parcels are ripe to become catalytic sites for future open spaces and parks, particularly in a neighborhood that currently does not have access to many open space amenities in the immediate area. Similarly, an existing stream that runs along the eastern edge of 24th Street can be uncovered and made a focal piece for open space along the 24th Street commercial corridor. The street network and the blocks formed by them can influence the road character, how the streets are used, and the manner in which people move through the neighborhood. There is the opportunity to re-envision the conditions of these corridors, including the side streets and the existing alleyways, to create more comfortable links between industrial and residential uses, and encourage greater bicycle and pedestrian activity.

Loudon NW Target Area | City of Roanoke

Clockwise from top left: Views along Centre Avenue, looking towards downtown; Vacant lots along Loudon Avenue; Underutilized buildings along Shenandoah Avenue; Burgeoning manufacturing and R&D potential for the target area.

February 2014

Existing Conditions

Clockwise from top left: Existing alleyways parallel between Loudon Avenue and Centre Street; Panoramic views of the Blue Ridge Mountains; Potential for frontage along the shorter side streets that link between the rail yard and residential neighborhoods; Opportunity to create formalized open spaces at the southern end along 24th Street.

Loudon NW Target Area | City of Roanoke

FIGURE 1: REGIONAL CONTEXT

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Existing Conditions

Target Area Context The target area is located one mile northwest of Downtown Roanoke and spans approximately one mile between the eastern and western limits. The site is within three miles of several major highways, including I-581, US 460, US 11, US 220, and US 221, and adjacent to a Norfolk Southern Rail yard. These attributes make this target area an ideal location for industrial, manufacturing, and logistics land uses.

Another key consideration in analyzing the target area conditions are the magnificent vistas and panoramic views from various points within the target area to the surrounding city, including downtown, Mill Mountain and the expansive freight rail yard. Not only are these views unique to this area, given its elevated topography, they help tie the community back to its location within the City.

While there are three parks located within a quarter mile of the study area â&#x20AC;&#x201C; Horton Park, Melrose Park, and Perry Park â&#x20AC;&#x201C; they are not easily accessible due to separations by topography, major roadway, or the rail yard. Open spaces play an important function within residential as well as working communities because they serve as spaces for recreation and social gathering, as well as quiet contemplation.

Roanoke is a city rich in vibrant neighborhoods and active downtowns, as well as natural landscapes and amenities for active recreation.

Loudon NW Target Area | City of Roanoke

FIGURE 2: EXISTING ZONING

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Existing Conditions

Zoning

FIGURE 3: EXISTING ZONING % BREAK DOWN BY By LAND AREA Existing-Zoning - % Breakdown Land Area(SF)

Existing Zoning - % Breakdown By Land Area

Currently, the land use within the target area is mixed, with a blend of industrial, manufacturing, single and multi-family residential and very few neighborhood-serving commercial and retail stores. Transitions between the varying land uses are not well-defined, and may pose potential conflicts between adjacent uses. The target area is largely zoned for light industrial uses, with a small pocket of general commercial along 24th Street and one neighborhood serving commercial parcel at the corner of 17th Street and Loudon Avenue. There is also a residential community along the northeast edge of the target area, as well as a greater residential community extending north across Loudon Avenue from the target area.

89.0% 89.0%

2.0% 2.0%

General Commercial General Commercial

0.3% 0.3%

Neighborhood Commercial Neighborhood Commercial

0.0% 0.0%

Light Industrial

Urban Flex

Institutional

Light Industrial

Urban Flex

Institutional

8.8% 8.8% Residential Single Family Residential Single Family

0.0% 0.0%

Residential Multifamily Residential Multifamily

0.0% 0.0%

Recreation and Open Space Recreation and Open Space

0.0% 0.0%

Right of Way Right of Way

Existing Zoning - Breakdown by By Total Built Area (SF)

FIGURE 4: EXISTING ZONING - BREAKDOWN BYBy TOTAL BUILT AREA Existing Zoning - Breakdown by Total Built Area (SF)(SF) 372,597 372,597

Within the light industrial category, there is a varying mix of parcel sizes. Some industrial lots are roughly the same square footage as residential parcels. For the purposes of the concept planning process, the consultant team worked from the block level in order to create parcels that would better fit the needs of the proposed land use. All of the concepts, land uses, and the potential building footprints adhere to the existing City of Roanoke zoning requirements and dimensional regulations, as defined in Appendix B: Zoning Categories. 10,142 10,142 General Commercial General Commercial

1,818 1,818

Neighborhood Commercial Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Light Industrial

Urban Flex

Institutional

40,033 40,033 Residential Single Family Residential Single Family

Residential Multifamily Residential Multifamily

Recreation and Open Space Recreation and Open Space

Right of Way Right of Way

Loudon NW Target Area | City of Roanoke

Block Sizes and Dimensions There are a total of 14 blocks within the target area and the average size of the blocks is 3.5 acres. For the average pedestrian, it takes about 17 minutes to walk from one end of the target area to the other. The blocks east of 18th Street are more typical urban blocks, approximately 300 feet by 400 feet, or an average one minute walk from block to block. However, the blocks west of 18th street, with the exception of Block 5 and 6 shown in Figure 5, are significantly larger. Blocks 3 and 4 are 11.8 acres and 26.0 acres respectively, and form superblocks that create dead-end side streets, blocking north-south access between Loudon Avenue and Shenandoah Avenue. The superblock between 18th Street and 22nd Street spans 1960 feet, which translates to an eight minute walk and

FIGURE 5: BLOCKS AND SIZES

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is not conducive for pedestrian activity. Pedestrians typically feel more comfortable walking in areas where there is less monotony, more options for safe crossings, and more flexibility to make turning decisions. There is a wide range of parcel sizes within each block, ranging from 3,200 square feet to 261,058 square feet, with many of the industrial parcels similar in size as residential lots. The objective for the concept planning effort was to create parcels that would accommodate the typical development sizes for the proposed land use type.

Existing Conditions

FIGURE 6: BLOCK DIMENSIONS

Loudon NW Target Area | City of Roanoke

FIGURE 7: BIKE AND PEDESTRIAN CONNECTIONS

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Existing Conditions

Topography

Connectivity

A major factor in the formation of the block sizes is the rolling topography, with the highest elevation located along the superblock fronting Centre Street between 21st Street and 18th Street. In general, the northern portion of the target area is at a higher elevation than the lower half. The steeper slopes within the superblock between Loudon and Centre make it difficult to cut through roads connecting 20th Street and 19th Street.

The 2010 Loudon-Melrose/Shenandoah West Neighborhood Plan identified Shenandoah Avenue and Loudon Avenue as streets that are vital to pedestrian and bike connectivity. Currently, there are sidewalks in the commercial area along 24th Street and on both sides of the residential portion along Loudon Avenue. Other than those locations on the western and eastern ends of the target area, there are few connections in between. The neighborhood plan also proposes a potential shared use path to offer a pedestrian and bike connection through the superblocks along 21st Street, but no other facilities within the target area are proposed that would help link the neighborhood in a north-south direction.

While the slopes create certain barriers in connectivity, they also provide a natural separation between industrial uses and less intensive land uses. The topography may pose a challenge as a foundation for development of larger industrial buildings, but the contours can also provide chances for unique building and parking strategies. Additionally, the sites located at higher elevations present a wonderful opportunity to view the city in its context between downtown, the Blue Ridge Mountains, and the rail yards.

Loudon NW Target Area | City of Roanoke

FIGURE 8: TRANSIT ROUTES

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Existing Conditions

Transportation Network

ans to turn onto 24th Street and cross at a signalized intersection.

ROAD NETWORK

Shenandoah Avenue is a major street that connects directly to downtown and allows for free flow traffic through the entire length of the target area. Vehicles on the side streets wishing to merge onto Shenandoah must yield to through traffic. The right of way is currently wide enough to accommodate bike lanes in addition to the existing one travel lane in each direction.

The target area is served by a gridded network of local and collector roads. The majority of the roads within the target area are local, with one travel lane in each direction. These streets primarily serve residents and employees within the target area and its adjacent neighborhoods and are adequate for the traffic volumes in the area. (Loudon-Melrose Neighborhood Plan, 2010). Shenandoah Avenue and 24th Street are larger collector streets. 24th Street contains two travel lanes in each direction, with dedicated left-turn lanes at signalized intersections with Loudon Avenue and Shenandoah. There is a raised planted curbed median along the center of 24th Street that prevents traffic along Centre Avenue from continuing across to the Lansdowne neighborhood, forcing both vehicles and pedestri-

TRANSIT ROUTES

The neighborhood is mainly served by transit that runs along Loudon Avenue. The Valley Metro Bus Routes 75 and 76 run along Loudon Avenue, with stops at each block and with loops to downtown, making this area easily accessible by transit. It also highlights the importance of creating north-south connections to link pedestrians to the transit stops along Loudon Avenue.

FIGURE 9: ROAD NETWORK

FIGURE 10: SCHUYLKILL RAIL YARDS OVERLAY

FIGURE 11: SCHUYLKILL RAIL YARDS OVERLAY

FIGURE 12: CÔTE SAINT LUC OVERLAY

Best Practices

BEST PRACTICES Comparison of Similar Sites Development of mixed-use and residential neighborhoods directly adjacent to rail yards and active freight lines is not unique to Roanoke. As part of the existing conditions analysis, the Consultant team studied two comparable project sites that experience similar land use issues and analyzed their approaches to industrial, residential, and mixed uses around the rail corridor. The two study areas included the Schuylkill Rail Yards in Philadelphia, Pennsylvania and C么te Saint Luc in Montreal, Canada. To better understand the context, size, and scale, Figures 11 and 12 show the boundary of the Loudon Target Area overlaid on two neighborhood sites adjacent to the Schuylkill Rail Yards and C么te Saint Luc. Table 1 details the similarities and differences between the development types and urban patterns in the two comparison areas as compared to the Loudon Target Area.

TABLE 1: BEST PRACTICES COMPARISON LOUDON NW

SCHUYLKILL RAIL YARD

COTE SAINT LUC

Adjacent Rail Yard Size

216 acres

85 acres

1365 acres

Ownership

Norfolk Southern

Amtrak

CN and CP

Adjacent Land Uses

Industrial and Residential

Residential, Neighborhood Commercial, Institutional, Light Industrial

Residential, Neighborhood Commercial, and Institutional

Adjacent Building Heights

1 to 2 story

1 to 13 story

1 story

Adjacent Open Space

n/a

Drexel Park (2.1 acres) Summer Winter Gardens (0.9 acres)

Parc Kirwan (12.4 ac) and Parc Maimonides (6.6 ac). Ecole Rudolf Steiner de Montreal (4.6 ac)

within 0.25 mile radius

Loudon NW Target Area | City of Roanoke

FIGURE 13: SCHUYLKILL RAIL YARDS BLOCK DIMENSIONS

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Best Practices

Schuylkill Rail Yards - Philadelphia, PA The Schuylkill Rail Yards is 85 acres in size, a large portion of which is used by the Penn Coach Yards for storing, cleaning, and fueling trains. The adjacent neighborhood contains a mix of residential, neighborhood commercial, institutional (including Drexel University buildings), and some light industrial uses, such as auto body shops and distribution facilities. In Figure 13, the red line depicts the Loudon Target Area boundary overlay. Within the red boundary line, there are 32 city blocks in this area, compared to 14 blocks in the Loudon target area. The typical block in this Philadelphia neighborhood is similar to the urban blocks in Roanoke, approximately 240 feet by 360 feet, or two acres in size. One noteworthy difference between the two sites is that the longer edge of the block runs perpendicular to the rail yard in the Philadelphia example, compared to Loudon NW where the longer edge of the block runs parallel to the rail line.

There is a wide mix of building types and uses within this neighborhood, with building heights ranging from one to 13 stories. Additionally, there are two parks totaling nearly three acres in size, located within a quarter mile, or five minute walk, of the rail yard. The City of Philadelphia, in partnership with Drexel University, is currently in the process of envisioning a plan that proposes capping and decking over the Schuylkill Rail yards and building an â&#x20AC;&#x153;innovation neighborhoodâ&#x20AC;? that would better connect West Philadelphia to Center City. The long-range plan includes five million square feet of new development for commercial office space, research laboratories, student housing, and a hotel.1

Left: View looking east towards the rail yard along Spring Garden Street, showing how street parking, landscaping, and curbed sidewalks can improve the character of a mixed residential and urban flex block. Right: View looking south along N 31st Street towards Drexel Park, showing the landscaped buffer that shields the park from the freight activities across the street.

1 Meuser, Caroline. (November 25, 2012). Drexel University takes steps to develop Schuylkill Rail Yards. Retrieved from http://www. thedp.com/article/2012/11/drexel-university-takes-steps-to-develop-schuylkill-rail-yards.

Loudon NW Target Area | City of Roanoke

FIGURE 14: COTE SAINT LUC BLOCK DIMENSIONS

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Best Practices

Côte Saint Luc – Montreal, Canada The Côte Saint Luc neighborhood is one example of a successful residential community that is directly adjacent to two significant rail yards in the Montreal area. The red boundary in Figure 14 depicts the Loudon target area overlay on a portion of the adjacent neighborhood, which covers 16 city blocks, comparable to the 14 blocks in the Loudon site area.

The typical block size in this area is 220 feet by 850 feet, or roughly four acres in size, similar to the superblocks in the Loudon NW target area. Like the Philadelphia example, the shorter edge of the blocks in the Côte Saint Luc neighborhood run parallel to the rail yard, thereby minimizing the railfacing building frontage.

The comparison neighborhood is largely residential, with a block containing community-serving retail and a school directly adjoining the rail yard. There are also two large parks within half a mile of the rail yard, in addition to a large golf course. The buildings are one story in height and maintain a dense suburban character.

Left: View looking west toward the rail yard along Avenue Smart, showing the tree line that shields the residential homes from rail yard activity.

Middle: View of the landscaped buffer and set back distances between the residential block and the rail yard.

Right: View looking west towards the rail yard along Avenue Westminster, showing an active low-density retail corridor that serves the adjacent residential community.

FIGURE 15: CONCEPT SKETCHES

Concept Plans

CONCEPT PLANS For the Loudon Target Area, the consultant team developed four concept plans based on ideas that were gathered from existing conditions information, on-site evaluation, recommendations from the 2012 Brownfield Rail Corridor Revitalization Plan, and relevant planning documents from the City of Roanoke. While the concepts as presented are distinct and separate alternative plans, we recognize the potential that, through the planning process, portions of the development will be phased at different times with the possibility of a hybrid preferred approach. These four distinct concepts varied in emphasis of different land uses and the locations for higher intensity uses. However, the main goal remained the same throughout the planning and design process: To create concept plans that would allow for future development to thrive alongside their adjacent neighbors and foster a sustainable community that highlights the assets of the Loudon NW area.

The general objectives and key highlights of each concept include: •

Concept A: Maintain the industrial character of the target area and introduce mixed uses and density along the 24th Street corridor.

•

Concept B: Locate community-serving facilities in the heart of the target area which functions as a gathering point as well as a transitional use between residential and light industrial uses.

•

Concept C: Distribute open spaces and community facilities throughout the target area, anchored by a central corridor that bridges communities on both sides of 24th Street.

•

Concept D: Centrally locate community facilities and draw expansion of residential homes westward to be in closer proximity to 24th Street commercial corridor and walkable access to Lansdowne.

Loudon NW Target Area | City of Roanoke

Concept A: Industrial Incubator Building from the current thriving light industrial and manufacturing industries already in place within the target area, Concept A places emphasis on expanding these uses and creating opportunities to attract more R&D facilities within the neighborhood. This concept focuses on assembling parcel sizes that would draw potential larger light industrial and urban flex developments into the area and limits residential uses to the northeast corner, as it is currently, with a pocket park along Centre Avenue to serve as a social gathering space. The 24th Street Corridor would be zoned urban flex in order

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to accommodate mixed-uses and allow for small scale multistory developments. The urban flex zoning, with its limits in parcel and building dimensions, promotes a more walkable street character along 24th Street. At the eastern end of the target area, close to downtown and the proposed neighborhood plan for the 11th Street Village, there is opportunity to integrate larger scale commercial uses, such as R&D offices or retailers that would not only be easily accessible from downtown, but also could provide employment for and serve the greater Loudon-Melrose community.

Concept Plans

FIGURE 16: CONCEPT A ILLUSTRATIVE

Loudon NW Target Area | City of Roanoke

FIGURE 17: CONCEPT A ZONING

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Concept Plans

- Breakdown Total Land FIGURE 18: CONCEPT AConcept - TOTALALAND AREA BYBy ZONING (SF)Area (SF)

Figure 17 details the proposed zoning and parcel sizes that would accommodate the development types shown for Concept A. Key elements of this concept include:

1,313,928

•

24th Street corridor is proposed to be a pedestrian-friendly mixed-use street, with buildings fronting directly along the sidewalk and parking available in the rear to reduce curb cuts.

•

Industrial buildings along Shenandoah are set back a minimum of 20 feet to avoid drainage and flooding issues that occur in the lower elevation areas. Considerations should be made to include permeable pavement and landscaping in the parking areas along Shenandoah to help collect water.

•

Assemble large industrial parcels to make them more attractive to potential manufacturing, warehousing, distribution, and R&D development.

•

Residential uses are situated on a higher elevation from industrial uses and further buffered by smaller scale urban flex uses.

350,238 268,106

208,000 104,000 -

General Commercial

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

52,000 Recreation and Open Space

6,000 Right of Way

FIGURE 19: CONCEPTConcept A - TOTAL AREA BY (SF) Area (SF) A -BUILT Breakdown by ZONING By Total Built

333,720

105,390 71,170

51,200

32,000 General Commercial

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

10,000 Recreation and Open Space

Right of Way

Loudon NW Target Area | City of Roanoke

Concept A proposes industrial parcels that allow for larger building footprints to be situated on flatter areas and utilizes the slopes to buffer roadways and sidewalks from industrial and urban flex activities. Figure 20 depicts a north-south cross section through industrial blocks between 20th and 22nd Street facing east. The industrial buildings are set back from the roadway by landscape buffers and wrap-around parking and further screened by changes in topography. Additionally, the slopes may allow for creative building typologies, such as a first floor podium parking entrance along one building face with direct pedestrian access from another.

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SHENANDOAH

14TH

15TH

18TH

19TH

20TH

16TH

22ND

24TH

CENTRE

17TH

LOUDON

FIGURE 20: CONCEPT A SECTION ELEVATION

Concept Plans

BEFORE

AFTER

BEFORE

24th Street Looking north, with multi-story, mixed-use buildings in an urban flex district.

At Centre Street and 17th Street, looking eastward at a community park and playground located on the north side of the block fronting an urban flex use.

AFTER

Loudon NW Target Area | City of Roanoke

Concept B: Community Centered With community facilities and a small park located in the heart of the target area, Concept B proposes a centralized area of activity that draws together both residents and workers in a neighborhood that contains a mix of both. In addition, the public spaces are located along the main transit spine, making them easily accessible from adjacent communities. This concept proposes retaining the industrial character of the Loudon target area, with lot sizes that accommodate manufacturing, R&D, and distribution facilities, while setback

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far enough to be shielded from adjacent sidewalks and less intensive uses. Comfortable east-west links through the main residential area would be provided by a greenway alley - a landscaped and formalized form of the existing alleywayâ&#x20AC;&#x201D;which serves as a shared-use path as well as a buffer from neighboring urban flex uses.

Concept Plans

FIGURE 21: CONCEPT B ILLUSTRATIVE

Loudon NW Target Area | City of Roanoke

FIGURE 22: CONCEPT B ZONING

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Concept Plans

- Breakdown Total Land FIGURE 23: CONCEPT BConcept - TOTALBLAND AREA BYBy ZONING (SF)Area (SF)

Figure 22 details the proposed zoning and parcel sizes that would accommodate the development types shown for Concept B. Key features of this concept include:

1,052,107

694,000

A pocket park at the corner of 18th Street and Loudon Avenue, which currently faces a large vacant parcel on the other side of the street, serves as a western terminus for the greenway alley that runs along the backside of the residential blocks.

•

An urban grocery store and neighborhood convenience retail which draws together from communities on both sides of 24th Street and provides an easily walkable location for residents to access everyday needs.

•

The residential uses are primarily singlefamily in character and concentrated in the northeast corner of the target area, buffered by community facilities between 18th and 19th Street. Additionally, this concept proposes keeping the small multifamily complex that currently stands on Centre Street and locating a community center directly across the street.

208,000

175,690 96,207

52,000

General Commercial

•

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

18,268

6,000

Recreation and Open Space

Right of Way

FIGURE 24: CONCEPT B - TOTAL BUILT AREA BY ZONING (SF)

Concept B - Breakdown by By Total Built Area (SF) 271,600

213,635

51,200

45,140 24,740

36,200

General Commercial

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

Recreation and Open Space

Right of Way

Loudon NW Target Area | City of Roanoke

LOUDON

22ND

SHENANDOAH

February 2014

14TH

15TH

16TH

19TH

CENTRE 20TH

24TH

FIGURE 25: CONCEPT B SECTION ELEVATION

The existing right-of-way between Centre and Shenandoah can serve as a formalized pedestrian alley that buffers the residential units from smaller scale urban flex uses fronting along Shenandoah Avenue.

17TH

The open space is well-situated next to a community or institutional facility to allow for easy access to outdoor activities. A school, daycare, or other type of community-serving facility would be perched atop one of the higher points within the target area to maximize potential for views to the mountains and downtown.

The steeper slopes just south of Centre Avenue allow for the construction of a multi-story residential building that remains low-density in character along Centre, but with additional floors tucked on the southern side, facing an alley and rear surface parking.

18TH

The cross-section through the center of Concept B reveals the unique opportunities to utilize the topography to maximize development potential while also preserving views and retaining a low-density character.

Concept Plans

BEFORE

AFTER

BEFORE

Looking south along 24th Street at Loudon Avenue. An urban grocery store and other neighborhood-serving retail front along a comfortable pedestrian path, with parking tucked in the rear.

Looking east along Loudon Avenue between 18th and 19th Streets. Centralized community facilities serve residents, as well as workers, on both sides of Loudon Avenue.

AFTER

Loudon NW Target Area | City of Roanoke

Concept C: Connect the Dots Concept C proposes distributing open spaces and community facilities in multiple locations within the target area to better serve additional residential blocks and function as transition spaces between industrial, urban flex, and residential land uses. This concept envisions a large institutional facility, such as a library or community center, as an anchor on the northwest corner of the neighborhood, at an ideal location to serve neighborhoods on both sides of 24th Street, as well as north of the target area. Adjacent to the proposed facility is a large

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corner park, that allows for both active and passive recreation, and highlighted by a usable water feature, such as splash park. By recapturing and daylighting the stream that currently runs parallel to 24th Street, this concept proposes the creation of a singular water feature that weaves together a series of open spaces along the western blocks of the target area, making the commercial and institutional corridor an even more desirable destination.

Concept Plans FIGURE 26: CONCEPT C ILLUSTRATIVE

Loudon NW Target Area | City of Roanoke

FIGURE 27: CONCEPT C ZONING

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Concept Plans FIGURE 28: CONCEPT CConcept - TOTALCLAND AREA BYBy ZONING (SF) Area (SF) - Breakdown Total Land 734,152

Figure 27 details the proposed zoning and lot sizes that would accommodate the development types shown for Concept C. Key features of this concept include:

745,984

385,927

•

Expansion of the residential community along Loudon Avenue to mirror the homes located on the other side of the street. By increasing the residential population along a transit route, it promotes growing ridership and creates a more popular pedestrian corridor along Loudon.

•

Introduce a balanced mix of single and multi-family residential, with higher densities located at the center of the community to concentrate the residential population next to open spaces and community facilities.

•

Highlight the striking views at the highest point by creating an active community garden and park space that is openly accessible to the public.

•

Create a pedestrian cut-through along 21st Street, using the existing right of way to create a path that helps slice through the superblocks.

161,237 117,200 39,478 General Commercial

112,294 6,000

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

Recreation and Open Space

Right of Way

FIGURE 29: CONCEPTConcept C - TOTAL AREA BY C -BUILT Breakdown by ZONING By Total (SF) Built Area (SF) 263,045

212,305

91,200

94,600

48,640 12,000 General Commercial

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

Recreation and Open Space

Right of Way

Loudon NW Target Area | City of Roanoke

Figure 30 details the cross-section through Concept C that shows how various housing types may be tiered and situated in a sloped area. Higher-density multi-family residential sits atop a plateau to offer a large portion of residents the opportunity for maximal views to downtown and the Blue Ridge Mountains.

the lower elevations. Similar to Concept B, an existing right-of-way between Centre Avenue and Shenandoah is envisioned to be transformed into a comfortable pedestrian and bicycle greenway that separates residential from light industrial uses.

Development on Loudon and Shenandoah will retain a lowerdensity character. Single-family homes are proposed to front directly along Loudon Avenue, with parking on-street and in the rear. Urban flex uses fronting Shenandoah will be setback from the roadway with wrap-around surface parking and landscaping to buffer the development from flood issues at

FIGURE 30: CONCEPT C SECTION ELEVATION

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SHENANDOAH

14TH

15TH

16TH

17TH

18TH

CENTRE 19TH

20TH

22ND

24TH

LOUDON

Concept Plans

BEFORE

AFTER

BEFORE

Looking north along 24th Street corridor from Shenandoah Avenue. Additional landscaping and retail shops fronting along 24th Street create a vibrant pedestrianfriendly environment.

Facing east along Centre Avenue near 20th Street. A large park and community garden space sits at the highest elevation within the target area, offering views beyond industrial facilities to the mountains.

AFTER

Loudon NW Target Area | City of Roanoke

Concept D: Green Connector With a mix of housing types that extend along the length of the target area, Concept D proposes drawing the residential community westward to create easily accessible east-west links and foster closer ties to the adjacent Lansdowne community. Located at the apex of the target area is a larger communityserving facility that is centrally located and accessible by pedestrian-friendly connections. Surrounding the residential blocks are open spaces and landscaped sidewalks that help beautify the street character and buffer from surrounding urban flex and industrial uses.

February 2014

Particularly in areas with more gentle slopes, such as in the blocks on the eastern portion of the target area, this concept proposes orienting buildings along the side streets. This allows for more comfortable pedestrian links between Shenandoah Avenue and Loudon Avenue. Similar to Concept C, this concept proposes daylighting the existing stream that runs along 24th Street and, on a lesser scale, making it a focal piece that joins together a series of small open spaces.

Concept Plans FIGURE 31: CONCEPT D ILLUSTRATIVE

Loudon NW Target Area | City of Roanoke

FIGURE 32: CONCEPT D ZONING

February 2014

Concept Plans FIGURE 33: CONCEPT D Concept - TOTAL D LAND AREA BYBy ZONING (SF)Area (SF) - Breakdown Total Land

Figure 32 shows the proposed zoning and parcel configurations that would accommodate the development types shown for Concept D. Key features in this concept include:

959,843

448,606

•

Active commercial and retail along 24th Street, with spaces for social gathering that encourages and facilitates casual convergence of community members from both sides of the corridor.

•

A shared-use path that connects to 21st Street and serves as a pedestrian link that bisects the superblock between 20th and 22nd Streets. The path opens up onto public spaces that provide areas for community gathering and serve as buffers to adjacent industrial uses.

•

Small, neighborhood convenience stores at strategic locations next to higher density blocks encourage walking or biking, and decrease the need to drive in order to access everyday needs.

385,927 200,911

104,448

General Commercial

Neighborhood Commercial

106,660

58,437

31,440 Light Industrial

Urban Flex

Institutional

6,000 Residential Single Family

Residential Multifamily

Recreation and Open Space

Right of Way

FIGURE 34: CONCEPT D - TOTALDBUILT AREA BY Concept - Breakdown byZONING By Total (SF) Built Area (SF)

238,190

129,790 91,200

29,280

13,200

7,790 General Commercial

Neighborhood Commercial

105,440

Light Industrial

Urban Flex

Institutional

Residential Single Family

Residential Multifamily

Recreation and Open Space

Right of Way

Loudon NW Target Area | City of Roanoke

Figure 35 shows the cross-section elevation through the superblocks in Concept D. This concept proposes establishing a community facility in a prominent location at the top of the hill, facing a large open space, in order to highlight the panoramic vistas from this point towards the Blue Ridge Mountains and the rail yard. The topography in this area also allows for the greatest views from both the community facility as well as the open space.

Shenandoah Avenue remains an industrial corridor, with large setbacks, wrap around surface parking, and landscaping to offset flood concerns in that area. Loudon Avenue is lined with compact single-family homes fronting the street, creating a pedestrian-friendly atmosphere and visually separating the homes from adjacent uses by the steep change in topography.

SHENANDOAH

February 2014

14TH

15TH

16TH

17TH

18TH

19TH

CENTRE 20TH

22ND

FIGURE 35: CONCEPT D SECTION ELEVATION

24TH

LOUDON

Concept Plans

BEFORE

AFTER

BEFORE

View looking southeast along Centre Avenue at 20th Street, showing the wellbalanced coexistence of institutional, residential, open space, urban flex, and neighborhood commercial uses on two adjacent neighborhood blocks.

View looking south along 16th Street at the greenway alley, which serves as a safe and pleasant bike and pedestrian path through the residential blocks. Buildings front directly along the side streets, creating an enjoyable pedestrian link between Shenandoah Avenue and Loudon Avenue.

AFTER

Future Vision

FUTURE VISION Loudon NW Target Area The four distinct concept plans offer the City of Roanoke a vision of the planning and urban design opportunities that lie within the Loudon NW target area. Each of the plans provide a different perspective and reference point for the Roanoke Redevelopment and Housing Authorityâ&#x20AC;&#x2122;s HUD Choice Grant planning process. While the proposed uses and building types may differ, the ultimate vision for this area is to create a cohesive and sustainable neighborhood that allows for a mix of many types of land uses that are able to coexist and thrive.

A view envisioning the future commercial development and open spaces along 24th Street, with buildings and parks fronting directly onto the sidewalk, with ample parking in the rear.

A birdâ&#x20AC;&#x2122;s eye view of the buildings and open spaces proposed along 24th Street in Concept C. A daylighted stream serves as a continuous feature that links together a series of open spaces along the western end of the target area. 51

Loudon NW Target Area | City of Roanoke

A pedestrian view of the open space located at the corner of 24th Street and Centre Avenue. The daylighted stream becomes a focal point of the park and offers a unique opportunity to provide both a pleasant aural and visual experience. A separate portion of the water feature functions as an active spray park that is intended to delight and incite play, particularly in hot summer months.

February 2014

Future Vision

A view of pedestrians walking along the shops at 24th Street, with landscaped side alleys that comfortably leads shoppers from their vehicles in the rear lot to the main storefront.

Appendix A: Financial Feasibility

APPENDIX A: FINANCIAL FEASIBILITY 1.0

MARKET FEASIBILITY

Each of the scenarios contemplated for the Loudon neighborhood must be contemplated within the market characteristics of Northwest Roanoke. While each incorporates differing amounts of residential, commercial, and industrial development, the following questions must be addressed: • • • •

•

What is the market demand for the proposed uses? What are the current market and price drivers in the submarket? What does might it cost to build the concepts? Does the market current support an appropriate return on investment given market conditions? If not, what does the market purchase price/rent need to be to support redevelopment as planned? What are the implications for the City (increased tax, costs)

1. 1 | DE S CR I PT IO N O F T HE SU BM AR K ET

The project area covers approximately 64 acres or 0.1 square miles of the Rail Corridor as defined in Roanoke’s City-Wide Brownfield Revitalization Plan, dated January 2008. The specific Loudon Northwest study area extends from 14th Street west to 24th Street and from Loudon in the north to Shenandoah in the south. The map below shows the layout of the Rail Corridor area. The area sits directly north of a Norfolk Southern rail yard with swathes of brownfield sites extending from the rail yard into adjacent neighborhoods. The area includes small brownfield sites located throughout the Corridor with historic uses ranging from steel fabrication, scrap yards, lumber years, oil distributors, manufacturers, automotive repair and contractor shops. The Loudon Northwest market area is more residentially oriented than the remainder of the study area to the east, although there are considerable industrial areas mixed in on the southern edge adjoining the rail yard. Very little new development or redevelopment has occurred in the area in the past several decades. As was noted in the original City of Roanoke, Virginia Brownfield Rail Corridor Revitalization Plan, the demographics of the rail corridor area different from those

Loudon NW Target Area | City of Roanoke

1.0

MARKET FEASIBILITY

•

1. 1 | DE S CR I PT IO N O F T HE SU BM AR K ET

1 A2

February 2014

POSAL/REPORT

o. (if applicable)

ish Date]

Name of Agency Title of Proposal/Report

Appendix A: Financial Feasibility

opposed to City levels nearer 11% ), lower median household income, and lower educational attainment.

examined in 2012 as part of the Rail Corridor Revitalization Study:

Findings from 2012 Rail Corridor Project The following were identified as key strengths and weaknesses for the neighborhood, corridor and City when Strengths • Strong regional strengths in workforce, transportation, and proximity to major markets •

Relatively low operational costs

•

Availability of land at comparatively lower prices

Opportunities • Expansion of NS operations resulting in more economic activity in the area •

Expansion of Roanoke Downtown revitalization and development efforts northwest into the Rail Corridor

•

Business attraction targets:

City policies, programs, and incentives to facilitate development

Logistics and wholesale trade

Management and administration

•

Availability of grants/loans from EPA for advancing brownfield projects

Selected forms of manufacturing

•

Roanoke ranks better than average for violent and property crime, a short commute time, and good access to medical care.

•

The cost of living index ranks better than average among competitors as well as compared to the United States as a whole.

•

High quality and wide range of recreational activities available to those living in the area.

•

Roanoke has the best ranking for tax structure among competitors.

•

Loudon NW Target Area | City of Roanoke

Weaknesses • Educational weaknesses within the Corridor •

Perceptions of crime, poor upkeep, security

•

Existing buildings/structures (built in the 20th century) are not easily adaptable for current uses

•

Major air transportation hub not proximate

Threats • Continued long-term impacts of economic recession •

1. 2 | IN DI RE CT ECO NO M IC AN D S IT E F ACT O R S

The data available through the 2012 report indicates that most of the land is zoned for commercial/industrial usage. There is a small area in the center of the Loudon Northwest study area that is currently zoned for single family mixed with a few multifamily lots. The residential lots were fully occupied at the time of the 2012 report data but many of the commercial/industrial lots are vacant. Eight parcels classified as vacant, and 109 industrial/commercial parcels are vacant out of a total of 208 parcels in the Loudon Northwest study area. There are certain local restrictions on building setbacks for industrial/commercial development where abutting residential parcels. The City of Roanoke also has impervious area maximums and required parking

February 2014

Availability of alternate locations for new development

minimums that impact potential redevelopm ent of the Loudon Northwest study area. (Map removed for size)

The Loudon Northwest study area is not flat and has some significant hills that will impact construction and usage of that land. Many of the streets in the area do not have sidewalks. The area is connected via routes 76 and 76 which originate in the city center, travel past the study area on Loudon Ave, and continue to the west of the study area. Most bus routes leave from Downtown Roanoke so this public transit route effectively provides single pointof-transfer access to all routes in Roanoke. Water and sewer infrastructure is really old but meets current industry/business/residential needs with no significant upgrades planned for the next 5 years. Storm drainage areas leave some concern for flooding due to lack of bandwidth at a few selected places, however, the area is not located within a floodplain. No problems noted with electricity system. No significant roadway concerns noted. Six public transit busses service the study area. Some specific suggestions made in the 2012 report.

SAL/REPORT

(if applicable)

Name of Agency Title of Proposal/Report

Appendix A: Financial Feasibility

Some environmental concerns were identified in the previous 2012 report. Those properties are listed below. In some cases, these properties need to be cleaned up or capped before any construction can take place. Below is a map and list of properties within the Loudon Northwest area that show up on environmental inventories or releases.

Date]

Loudon NW Target Area | City of Roanoke Tax ID Map Number 2310102 1 2 2310605

February 2014

Owner

Environmental Concern

YA SIN HABIBAH THOMPSON JOHN L JR & CYNTHIA L

Petroleum Inventory Petroleum Release - Petroleum DEQ Registered Tank Petroleum Inventory - EDR VA Leaking TANK Closed - EDR VA UST

2310621

NOLAND PROPERTIES INC

Petroleum Release - Petroleum DEQ Registered Tank Petroleum Inventory - EDR VA UST

2310614

NESTLE BROOKE LLC

Petroleum DEQ Registered Tank - Petroleum Inventory EDR VA UST

2310201

Hazmat Waste Handler

2310720

2310811

WILLIAMS JOHN O & ESTHER M NEWCOMB RICHARD BOWMAN JAMES C JR & TERESA C

2310312

LINDAMOOD ROY M & BETTY J

Petroleum DEQ Registered Tank - Petroleum Inventory EDR VA UST

2310317

WEDDLE PLUMBING AND HEATING CO

Petroleum DEQ Registered Tank - Petroleum Inventory EDR VA UST

2310806

JARRETT ELECTRIC CO INC

Hazmat Waste Handler - Petroleum Release - Petroleum DEQ Registered Tank - Petroleum Inventory - EDR FINDS EDR VA Leaking UST Closed - EDR RCRA-Non Generators EDR VA UST

2310816

Hazmat Waste Handler - EDR FINDS - EDR RCRA-SQG

2310901

2310401

BOWMAN JAMES C JR & TERESA C WALROND JOHN D & PAULA S SUMMS SKIP & COLLECTION SERVICE INC

2310916

2310917

2310918

2212409

22 23

Petroleum Inventory Petroleum DEQ Registered Tank - Petroleum Inventory EDR VA UST

Petroleum Inventory Hazmat Waste Handler - Petroleum DEQ Registered Tank - Petroleum Inventory - EDR FINDS - EDR RCRA-SQG - EDR VA UST

WALROND JOHN D & PAULA S WALROND JOHN D & PAULA S WALROND JOHN D & PAULA S HOEFER PHYLLIS BAGLEY

Hazmat Air Release - EDR FINDS

2212404

SMITH A BYRON

Petroleum DEQ Registered Tank - Petroleum Inventory EDR ERNS - EDR VA SPILL Open - EDR AST

2212601

LEGG MICHAEL K

Petroleum Inventory

Petroleum Inventory Hazmat Air Release - Petroleum Inventory Hazmat Waste Handler - Hazmat Air Release - Petroleum Inventory - EDR FINDS - EDR RCRA CESQG 5

OSAL/REPORT (if applicable)

h Date]

Name of Agency Title of Proposal/Report

There is a small but very involved neighborhood group called the Loudon Melrose Neighborhood Association which has assisted the City of Roanoke in steering the Loudon Northwest study area redevelopment. Other than this involved group, there are few residents actively trying to improve their community in an organized manner. It is unclear if residents would back the redevelopment plan or if they would see it as a threat to their housing situation. Outlook from 2012 Rail Corridor Project The following information was taken from the 2012 Rail Corridor report and outlines some of the revitalization opportunities through the area: The overall parcel geography is relatively flat, with good access to the highway by way of Salem Turnpike to Orange Avenue. Potential uses include warehouse/logistics assembly and light manufacturing. Note that the site is probably most valuable as a development site rather than for the buildings on the parcels. Opportunities • •

• •

Location is ideal to attract new industrial/commercial users to this area. Limited number of primarily large parcels can be helpful to revitalization even though each has a different owner. The area is zoned industrial/commercial; no rezoning would be required for these uses. There are no actionable environmental issues that have been identified.

Appendix A: Financial Feasibility

• •

• • •

There are no residences within or in close proximity to this area. There are four buildings that have an older design so adapting them would be dependent on the specific reuse that is planned. Easy highway access via Melrose Avenue to U.S. 460, U.S. 220, and I-581/I-81. Water flow test of fire hydrant was adequate. The Loudon–Melrose neighborhood group could be a catalyst to facilitate revitalization.

Constraints •

Presence of discharge pipe and small stream running across southwest corner of the site.

1. 3 | F ACT O R S AF F ECT IN G D EM AN D

Roanoke MSA is a slow or moderate growth community. The overall population growth rate between 2010 and 2015 is projected to be 2.1% – steady and manageable, but not excessive. Roanoke City showed a decline between 2000 and 2010 but is projected to grow almost back to the 2000 baseline by 2015. The 2012 Rail Corridor Study Area does not show as bright a picture. The actual 2000 to 2010 population change declined and the projected 2010 to 2015 population change is projected to decline. Roanoke MSA has steady growth for median household income with median incomes well above poverty level. Roanoke City struggles a little more with income. The 2012 Rail Corridor Study Area incomes show a significant problem with the financial situation of those living in the

Loudon NW Target Area | City of Roanoke

study area. The numbers are not far above poverty level which indicates the individuals living in this neighborhood might either be on public assistance and that the neighborhood upkeep may be neglected.

Total Population 2000 Total Population 2010 Total Population 2015 Projected Total Population 15-65 2000 Total Population 15-65 2010 Total Population 15-65 2015 Projected Unemployment 2000 Unemployment 2010 Unemployment 2015 Projected Median Household Income 2000 Median Household Income 2010 Median Household Income 2015 Projected Average Household Size 2000 Average Household Size 2010 Average Household Size 2015 Projected Median Age 2000 Median Age 2010 Median Age 2015 Projected

Roanoke Study Area* 6,661 6,246 6,182 4,043 4,100 3,950 15.30% 18.80% 14.50% $19,200 $22,447 $26,136 2.49 2.44 2.43 34.1 36.6 36.7

Roanoke City 94,911 93,391 93,892 60,968 61,404 60,145 5.80% 11.60% 8.80% $30,696 $39,675 $45,594 2.2 2.16 2.15 37.7 39.8 40.4

Roanoke MSA 288,309 303,429 309,695 189,295 200,796 198,573 3.80% 8.70% 6.50% $38,992 $50,991 $58,060 2.35 2.31 2.3 39.5 42.9 43.8

Data from ESRI BAO *Study area based on 7 block groups encompassing the 2012 Roanoke Rail Corridor Study Area â&#x20AC;&#x201C; data not available on a smaller geography

February 2014

Employment trends show that Roanoke MSA has high concentrations of Retail Trade and Finance, Insurance, and Real Estate (FIRE) industries. Roanoke MSA has occupational employment strengths in Transportation and

SAL/REPORT

(if applicable)

Date]

Name of Agency Title of Proposal/Report

Logistics, Administration, and Business Operations. Salaries are generally very low for a given job as compared to surrounding competing communities. The City has desirable export advantages (high location quotient)

Appendix A: Financial Feasibility

• • • •

Logistics and wholesale trade Management and administration Selected forms of manufacturing Construction

Total Employment Location Quotient Industry Base Employment, All Industries 57,186 1.00 NAICS 722 Food services and drinking places 5,302 1.05 NAICS 561 Administrative and support services 3,897 1.03 NAICS 551 Management of companies and enterprises 2,954 2.96 NAICS 541 Professional and technical services 2,894 0.72 NAICS 621 Ambulatory health care services 2,877 0.9 NAICS 238 Specialty trade contractors 1,886 1.01 NAICS 423 Merchant wholesalers, durable goods 1,771 1.21 1,771 1.1 NAICS 452 General merchandise stores NAICS 624 Social assistance 1,331 1 NAICS 237 Heavy and civil engineering construction 1,268 2.9 1,226 NAICS 524 Insurance carriers and related activities 1.12 NAICS 493 Warehousing and storage 1,178 3.47 NAICS 441 Motor vehicle and parts dealers 1,093 1.24 NAICS 492 Couriers and messengers 1,082 3.87 NAICS 445 Food and beverage stores 1,000 0.66 NAICS 812 Personal and laundry services 962 1.41 NAICS 522 Credit intermediation and related activities 961 0.7 NAICS 813 Membership associations and organizations 887 1.25 NAICS 448 Clothing and clothing accessories stores 844 1.14 NAICS 454 Nonstore retailers 763 3.42 NAICS 721 Accommodation 758 0.81 NAICS 484 Truck transportation 757 1.12 NAICS 444 Building material and garden supply stores 663 1.08 NAICS 424 Merchant wholesalers, nondurable goods 604 0.58 A9

of them was listed vacant at the time of data collection for the 2012 report.

Roanoke MSA has a very favorable tax climate score. Additionally, the property tax as a percent of income is very favorable. 1. 4 | RE S ID E NT I AL OVERVIEW

Roanoke City rental rates are generally lower than the county, state, and US averages. The residential absorption is positive indicating that more units are being occupied than are becoming available. 2013 saw a slightly more balanced absorption rate but still indicates more properties being occupied than are becoming available.

RES’s report states a demand for 285 units of new housing over 5 years in the primary market area – NW Roanoke. RES assumes the redevelopment of RRHA’s existing 500 units of public housing – this is independent of the 285 unit demand since RRHA is operating at near 100% occupancy and has a significant waitlist. Raw residential data:

There are relatively few residential properties located within the study area boundaries. Of those properties, only three of those parcels are zoned as multifamily. No data has been provided to show configuration or number of bedrooms for these homes. However, not a single one

Studio 2011 Rental Rate 1 bedroom Rental Rate 2 bedrooms Rental Rate 3 bedrooms Rental Rate 4 bedrooms March 2012 residential Absorption March 2013 Residential Absorption Residential homes days on market March 2013 Houses for sale 04/01/13 (MLS)

Roanoke Roanoke Virginia US City County $506 $636 $580 $670 $770 $736 $830 $830 $918 $1,110 $1,110 $1,233 $1,280 $1,280 $1,425 12.11 10.27 131 3158

SAL/REPORT

(if applicable)

Name of Agency Title of Proposal/Report

Outlook from 2012 Rail Corridor Project The 2012 Rail Corridor project notes some concerns about high residential vacancy that does not apply to the Loudon Northwest study area. However, the study also notes that there is decentralized ownership and control of properties throughout the rail corridor with a considerable amount of absentee or institutional landlords and lack of owneroccupied housing. This generally leads to apathy towards improving the community. The 2012 Plan suggests establishing an Infill Development program/ordinance to identify, redevelop and market the vacant and underutilized properties in the Rail Corridor by offering incentives and regulatory flexibilities for the reuse of vacant properties into active, residential properties. While this program may be unnecessary, Roanoke City should monitor the area in case such a plan becomes necessary during the redevelopment process. Existing • Neighborhood Indicators Project that includes accessible data on numerous data sets including vacant parcels, code violations, crime, community involvement, demographics, housing, etc. • Urban Flex Zoning • Targeting and Directing the majority of annual HUD funds to one neighborhood at a time • Residential Pattern Book • Neighborhood Design District • Historic Districts and Historic District Guidelines • Residential Plans Library • Façade Grant Program

Date]

Appendix A: Financial Feasibility

Proposed • Infill District • Infill Development Ordinance • Infill Development Incentives – Infrastructure • Infill Development Incentives – Zoning and Development • Real Estate Tax Abatement • New Market Tax Credit Program • Residential Property Profiles Competition Many individuals that can afford to live in the suburbs tend to move out to more spacious and cheaper housing. However, this also requires owning a car. Many of the individuals living in the Loudon Northwest study area are presumed to be without a car. As such, the Loudon Northwest study area is not seen as having direct and comparable competition for the residential concern. Fiscal Feasibility Current housing and apartment rental lease rates are very low within the rail corridor. Working off of the proposed scenarios for redevelopment, assumptions for single-family residential are as follows:

A11

Loudon NW Target Area | City of Roanoke

Variables Rate

ability to pay and the rates needed to produce financial feasibility.

Units

Likewise, assumptions for apartments are:

Acquisition Costs Land Size

0.150

Acre

Land Acquisition Cost

228,875

$/Acre

Total Land Acquisition

34,415

Total Demo/Site Prep

12,000

1,600 130 208,000

sf sf $

New Built Size Cost to Construct Total Construction Costs

SUBTOTAL - Acquisition and Const Market Price per unit Commission Net Sale Price

Profit

208,000 254,415

192,000

186,240

% $

-5,760 186,240

3.0

-68,175

Variables Rate

Units

Land Size

0.60

Acre

Land Acquisition Cost Total Land Acquisition

228,875

$/Acre $

Demolition Total Demo/Site Prep

45,000.00

Development Costs

New Built Size Cost to Construct Total Construction Costs

7,164 130.87

total $

45,000

sf sf 937,553

SUBTOTAL - Acquisition and Const Income Number of Units (2BR) Rent per unit (annualized) Rent Escalation

137,062

8 9,960 3.0

1,119,615

Clearly, the market rate net sale price is well below the % total acquisition and construction costs for the neighborhood at present. This may however be adjusted When examined across a ten-year cost model (with regular by reducing the fit out on the proposed homes, or by assumptions for financing and for capitalization, the leveraging programs available to the City of Roanoke for results are as follows: site acquisition and demolition/site preparation. Likewise, • Terminal value (year 10): $1,017,291 federal HOME and CDBG funds may be used to help PROPOSAL/REPORT Name of Agency homeowners bridge the difference between their current RFP No. (if applicable) Title• of Proposal/Report Net Present Value: -$174,072 • A12

February 2014

Internal Rate of Return: 4%

This is much closer to market feasibility given the current state of affairs, but does not yet cross the profitability threshold. Nor does it result in an IRR likely to attract

with les with low 11

RES sta our proj

OSAL/REPORT (if applicable)

AL/REPORT applicable)

Name of Agency Title of Proposal/Report Name of Agency Title of â&#x20AC;˘ Proposal/Report Internal Rate

of Return: 4%

â&#x20AC;˘ isInternal Rate of 4% This much closer to Return: market feasibility given the current state of affairs, but does not yet cross the profitability This is much closer to market threshold. Nor does it resultfeasibility in an IRRgiven likelythe to current attract state of affairs, but does not yet cross the profitability investors. threshold. Nor does it result in an IRR likely to attract As with single family residential, the City of Roanoke can investors. help lower the costs for site acquisition and Asdemolition/site with single family residential,Likewise, the City of Roanoke can and preparation. federal HOME help lowerfunds the costs site acquisition and bridge the CDBG may for be used to help renters demolition/site preparation. Likewise, federal difference between their current ability to payHOME and theand rates CDBG funds may be used to help renters bridge the needed to produce financial feasibility. difference between their current ability to pay and the rates COMMERCIAL/RETAIL needed to produce financial feasibility.

Appendix A: Financial Feasibility with less availability YTD than at the start of the year even with lower square footage leasing activity. with less availability YTD than at the start of the year even RES states that about 25,000 SFactivity. of retail can locate within with lower square footage leasing our project boundary over 5 years, at and near the RES states thatofabout 25,000 SF ofwhere retail can locatearewithin Melrose AADTs intersection 24th and ourhighest. project boundary over 5 years, at and near the intersection of 24th and Melrose where AADTs are Commercial and Industrial vacancy rates were not highest. separated in the 2012 Rail Corridor report. The combined Commercial and Industrialvacancy vacancyrate rates were notthan 50% Commercial/Industrial was more separated in the 2012 Rail Corridor report. The combined for the Loudon Northwest study area. Commercial/Industrial vacancy rate was more than 50% for the Loudon Northwest study area.

The Roanoke commercial data is available primarily at the MSA level. While 2012 saw significant square footage The Roanoke commercial data is available primarily leasing activity, the net absorption indicates more at the MSA level. While 2012 saw space significant availability of commercial at thesquare end offootage 2012 than at leasing activity, the net absorption indicates the beginning. 2013 absorption shows an more improvement availability of commercial space at the end of 2012 than at the beginning. 2013 absorption shows an improvementDowntown Roanoke Roanoke MSA Downtown Roanoke Direct asking rents Q3 2012 $4.42 Roanoke MSA Direct asking rents Q3 2013 $4.22 Direct asking rents Q3 2012 $4.42 YTD leasing activity Sq Ft 2012 788,275 Direct asking rents Q3 2013 $4.22 YTD leasing activity Sq Ft 2013 186,473 YTD leasing activity Sq Ft 2012 788,275 Net Absorption 2012 -48.5 YTD leasing activity Sq Ft 2013 186,473 Net Absorption 2013 YTD 387.4 Net Absorption 2012 -48.5 YTD Net Absorption 15,452 387,394 Net Absorption 2013 YTD 387.4 YTD Net Absorption 15,452 387,394 COMMERCIAL/RETAIL

h Date]

Date]

A13

Loudon NW Target Area | City of Roanoke

has been positive in early 2013, currently support the construction l space in thisA14 area. February Assumptions 2014

•

Fiscal Feasibility Fiscal Feasibility Even though absorption has been positive in early 2013, Even though has been positive early 2013, market rents stillabsorption do not currently support theinconstruction rents still do notspace currently support construction ofmarket new retail/commercial in this area. the Assumptions of new retail/commercial space in this area. Assumptions are: are: Variables Variables Units Rate Rate Units

Development Costs Development Costs Land Size Land Size Land Acquisition Cost Land Acquisition Cost Total Land Acquisition Total Land Acquisition

0.60 0.60 356,322 356,322

Demolition Demolition Total Demo/Site Prep Total Demo/Site Prep

45,000.00 total 45,000.00 $ total $

New Built Size New Built Size Cost to Construct Cost to ConstructCosts Total Construction Total Construction Costs

Acre Acre $/Acre $ $/Acre $

8,000 sf 8,000 sf sf 110 110 sf

SUBTOTAL - Acquisition and Const SUBTOTAL - Acquisition and Const Income Income Rent per sf Rent per sf Rent Escalation Rent Escalation

Net Present Value: -$663,663 • Net Present Value: -$663,663 In short, while the city will be able to offset some land In short, and whileclearing the citycosts, will be to offset some land acquisition theable commercial and retail acquisition themuch commercial rental marketsand willclearing need tocosts, recover more and retail rental markets willsuch needdevelopment to recover much moreon a large significantly before is feasible significantly before such development is feasible on a large scale in the neighborhood. scale in the neighborhood.

214,726 214,726

45,000 45,000

880,000 880,000 1,139,726 1,139,726

4.22 $ 4.22 % $ 3.0 3.0 %

Even if full occupancy is assumed through the ten-year Even if full occupancy is assumed through analysis period of the model, the results are: the ten-year analysis period of the model, the results are: • Terminal value (after ten years): $453,706 (which • is less Terminal value (after ten years): $453,706 (which than the $513,644 remaining principal of is less than the $513,644 remaining principal of the mortgage) the mortgage) • Net Present Value: -$663,663 In short, while the city will be able to offset some land acquisition and clearing costs, the commercial and retail rental markets will need to recover much more significantly before such development is feasible on a large

13 13

OSAL/REPORT

. (if applicable)

h Date]

Name of Agency Title of Proposal/Report

INDUSTRIAL

Roanoke industrial data is available primarily at the MSA level. 2012 saw slightly less leasing activity than YTD 2013. Net absorption for 2012 indicates slightly more space being absorbed than being vacated. Net absorption for 2013 YTD shows a positive ratio of newly occupied square footage than vacated square footage.

Appendix A: Financial Feasibility

their original purposes. The plan encourages the adaptive reuse and repurposing of vacant industrial properties in the Rail Corridor to support revitalization and redevelopment.

The plan suggests establishing an Adaptive Reuse Program/Ordinance to identify, redevelop and market the vacant and underutilized properties in the Rail Corridor by offering incentives and regulatory flexibilities for the reuse of vacant properties. The Adaptive Reuse Program should This trend is positive for the Loudon Northwest study area consist of the existing and proposed tools to reduce since the 2012 report showed more than half the distressed properties, encourage redevelopment, and commercial/industrially zoned properties were vacant. provide opportunities for adaptive Downtown Roanoke reuse of industrial properties in the Roanoke MSA Rail Corridor. Direct asking rents Q3 2012 $13.8 Direct asking rents Q3 2013 $13.67 Existing YTD leasing activity Sq Ft 2012 105,568 • Neighborhood Indicators Project that includes accessible data YTD leasing activity Sq Ft 2013 135,444 on numerous data sets including Net Absorption 2012 40 vacant parcels, code violations, crime, Net Absorption 2013 YTD 308.4 community involvement, YTD Net Absorption 313.025 308379 demographics, housing, etc. • Urban Flex Zoning • Enterprise Zone • Targeting and Directing the majority of annual Outlook from 2012 Rail Corridor Project HUD funds to one neighborhood at a time The 2012 Rail Corridor project notes that vacant and Proposed decrepit industrial buildings are a financial and • Adaptive Reuse Program development drain upon the City. They do not provide • Adaptive Reuse Ordinance employment opportunities, and contribute to the • Adaptive Reuse Program Incentives perception of crime and neglect. Further, these buildings • New Market Tax Credit may be functionally obsolete and unable to be reused for

A15

Loudon NW Target Area | City of Roanoke

• • •

Vacant Building Revitalization Grant Program Urban Flex Zoning Industrial Property Profiles

Fiscal Feasibility As with retail, market rents still do not currently support the construction of new speculative industrial space in this area even though absorption has been positive in both 2012 and early 2013. Assumptions are: Variables Rate

Units

Land Size

1.20

Acre

Land Acquisition Cost Total Land Acquisition

205,431

Acre $

246,413

Demolition Total Demo/Site Prep

90,000.00

total $

90,000

•

Terminal value (after ten years): $481,391

•

Net Present Value: -$535,854

This does not mean however that the City should not reserve industrial land for future near- and medium-term redevelopment. An inward-locating business would provide for more sound financials, and may also qualify for incentive programs from the Commonwealth of Virginia to offset site and construction costs

Development Costs

New Built Size Cost to Construct Total Construction Costs

7,164 97

sf sf 694,908

SUBTOTAL - Acquisition and Const Income Rent per sf Rent Escalation

5.00 3.0

1,031,321

$ %

If full occupancy is assumed through the ten-year analysis period of the model, the results are:

A16

February 2014

Appendix B: Zoning Categories

APPENDIX B: ZONING CATEGORIES In the concept planning process, the team followed the dimensional regulations as detailed by the City of Roanokeâ&#x20AC;&#x2122;s Planning Department1 for the following zoning categories: I-1; UF; CG; CN; RM-1; RM-2; RMF, OS; and IN. We also followed the Cityâ&#x20AC;&#x2122;s required parking minimums, where applicable, and the recommendations of the ITE Parking Generation guidelines. The following section details the zoning categories, their uses, dimensional regulations, and parking requirements that were followed in the concept planning process.

1 Code of the City of Roanoke (1979) Chapter 36.2 Zoning and Parking Regulations. <http://library.municode.com/HTML/11474/ level2/CORO1979_CH36.2ZO.html>

Loudon NW Target Area | City of Roanoke

CATEGORIES LIGHT INDUSTRIAL (I-1)

The I-1 Industrial designation is intended to provide for a range of wholesale, warehousing, distribution, storage, repair and services, assembly or processing, fabrication or manufacturing, accessory commercial and office uses, intensive commercial uses, and similar flex spaces. The regulations for this district are intended to mitigate conflict between adjacent uses and protect neighboring nonindustrial districts. TABLE 1: LIGHT INDUSTRIAL (I-1) DIMENSIONAL

TABLE 2: MINIMUM PARKING REQUIREMENTS FOR

REGULATIONS

INDUSTRIAL USES

I-1

DIMENSIONAL REGULATION Min

Minimum Lot Area per Residential Unit (sf) Lot area (sf) Lot frontage (feet) Front yard (feet)

Max

February 2014

1 SPACE PERâ&#x20AC;Ś

All industrial uses

1,000 sf up to 10,000 sf of building area, then 1 space for every 2,000 sf of remaining building area.

Distribution center

5,000 sf up to 50,000 sf of building area, then 1 space for every 10,000 sf of remaining building area

Mini-warehouse, storage of commercial motor vehicles

n/a

Warehouse

5,000 sf up to 50,000 sf of building area, then 1 space for every 10,000 sf of remaining building area

n/a 10,000

None

100

None

Civic space yard option applies Side yard (feet)

Rear yard (feet)

Height maximum (feet)

REQUIRED PARKING

1 foot for each foot of setback from any abutting residential lot

FAR maximum

2.0

Impervious surface ratio max (% of lot area)

Parking minimum

Yes

Appendix B: Zoning Categories

URBAN FLEX DISTRICT (UF)

The UF designation is intended to promote high intensity, mixed-use development that is harmonious with a pedestrianoriented environment. This special purpose district permits a mix of small scale industrial, commercial, institutional, and residential uses. This designation provides opportunity for a wide range of complementary land uses and allows new development and redevelopment to be constructed in a form of mixed use structures. This special purpose district is intended to be applied to underperforming urban industrial areas that have sufficient infrastructure to support mixed use development. TABLE 3: URBAN FLEX DIMENSIONAL REGULATIONS URBAN FLEX

DIMENSIONAL REGULATION Min

Minimum Lot Area per Residential Unit (sf)

Max None

Lot area (sf)

87,120 sf

Lot frontage (feet)

200’

Front yard (feet)

10’

Civic space yard option applies

Yes

Side yard (feet)

None

Rear yard (feet)

None

Height maximum (feet)

50’

FAR maximum

None

Parking minimum

None

Loudon NW Target Area | City of Roanoke

RESIDENTIAL

The current residential zoning in the northeast corner of the target area is RM-1. The RM-1 and RM-2 residential districts allow for a mix of single-family detached, single-family attached, two-family duplexes, townhouses, and multifamily dwelling units. These residential district designations are intended to protect residential neighborhoods and provide a range of housing choices that incorporate neighborhood principles, including lot frontages, building setbacks, and densities that are consistent with urban and suburban neighborhoods. TABLE 4: RESIDENTIAL DIMENSIONAL REGULATIONS RESIDENTIAL

RM-1

Minimum Lot Area per Residential Unit (sf) Lot area (sf)

Max

RMF

Min

3,500

Max

Min

2,500

Max 1,000

5,000

None

5,000

None

15,000

None

Lot frontage (feet)

None

150

100

None

Front yard (feet)

n/a

Side yard min. (feet)

Rear yard min. (feet)

Height maximum (feet)

Parking minimum

TABLE 5: RESIDENTIAL MINIMUM PARKING REQUIREMENTS

RM-2

Min

Yes

Min. usable Open Space per dwelling unit (sf)

None

100

Impervious surface area max (% of lot area)

Principle structures max

No limit

February 2014

The RMF residential district allows for multifamily and townhouse dwellings in a dense housing development. The TAP Transitional Living Center located just outside of the target area on 24th Street, south of Shenandoah Avenue, falls into this zoning category.

REQUIRED PARKING

SPACE PERâ&#x20AC;Ś

Single-family attached

1.5 space per dwelling unit

Single-family detached

None

Two-family

1.5 space per dwelling unit

Multifamily

1.5 space per dwelling unit

Multifamily â&#x20AC;&#x201C; senior

0.75 space per dwelling unit

Townhouse or row house 1.5 space per dwelling unit

Appendix B: Zoning Categories

Multipurpose Districts The Neighborhood Commercial (CN) district is intended to encourage a concentration of neighborhood-scaled retail, office, and service uses in close proximity to residential neighborhoods. This designation is intended to control the scale of nonresidential buildings in order to ensure that they are compatible with and appropriate for the surrounding residential areas. The CN district also encourages ground floor commercial uses with office and residential uses on the upper floors. Campbellâ&#x20AC;&#x2122;s Place, a corner retail shop located at the corner of Loudon Avenue and 17th Street, is the only parcel within the target area zoned for CN.

The Institutional (IN) district permits institutional developments on lots of five (5) acres or less. This designation is intended to promote the unique needs of institutional uses in a convenient and harmonious relationship with adjacent land uses, with minimal potential for adverse impacts on neighboring districts. The IN designation encourages adequate parking while promoting pedestrian linkages and reducing traffic congestion. There are currently no IN zoned uses within the target area, although there is one directly adjacent to the area. The Fifteenth Tabernacle church is located on the northwest corner of Loudon Avenue and 14th Street.

The General Commercial (CG) district allows motor vehicle dependent commercial uses and is generally used for singleuse developments on individual lots. This designation is characterized by individual curb cuts, driveways, and signage. This district is applied primarily along heavily traveled arterial streets and at major intersections. Landscaping and signage standards apply and recognize the need to allow for pedestrian access and public transit locations. There are six approximately 8,000sf parcels located along 24th Street between Shenandoah Avenue and Loudon Avenue that fall within this zoning category within the target area. Currently the uses include a beauty salon, a deli, a window and glass store, and a tire and auto shop.

Loudon NW Target Area | City of Roanoke TABLE 6: MULTIPURPOSE DIMENSIONAL REGULATIONS MULTIPLE PURPOSE DISTRICTS

CG Min

Minimum Lot Area per Residential Unit (sf)

1,800

Max

Min

None

Max None

5,000

87,120

10,000

130,680

None

217,800

Lot frontage (feet)

None

200

100

None

100

None

Side yard min. (feet)

0 0

40 0

Rear yard min. (feet)

Height maximum (feet)

45 if abutting residential, None if not abutting residential

Parking minimum

Yes

Civic yard option applies

Yes

Impervious surface area max (% of lot area) Max building footprint (sf) FAR max

February 2014

Min

Lot area (sf) Front yard (feet)

Max

100

15,000

None

5.0

None

Appendix B: Zoning Categories TABLE 7: MINIMUM PARKING REQUIREMENTS FOR MULTIPURPOSE USES REQUIRED PARKING

1 SPACE PER…

Bakery, or similar food production, retail, body piercing, building supplies and materials, business services

300 sf net floor area

Eating establishment

100 sf of net floor area

Car wash

1.5 service bay

Dry cleaning plant/pickup station

500 sf / 250 sf net floor area

Retail sales establishment – large appliances, furniture, hot tubs, 1,000 sf of retail showroom area spas Laundromat, janitorial services, general services

350 sf net floor area

Contractor or tradesman’s shop

600 sf floor area

Educational facilities – industrial trade school

5 students

Artist studio

1,000 sf net floor area

Community garden

None

Day care center, children

8 children as permitted by max occupancy

Library

500 sf net floor area

Place of worship

4 seats

Recreation – Indoor/Outdoor

500 sf / 1,000 sf of activity area

The civic yard option allows for an exemption of the maximum front yard requirement if a general public space is accessible along the entire frontage of where the maximum frontage would otherwise have been applicable.

Appendix C: Development Tables

APPENDIX C: DEVELOPMENT TABLES The following section details the breakdown of parcel sizes, zoning designation, building development square footages, and assumptions for parking required to service the proposed development in each of the four concepts.

11.6%

4A 4B 4C 4D 4E 4F Total Parcel 4 Concept A

Loudon NW Target Area | City of Roanoke

ConceptC1: A CONCEPT A DEVELOPMENT TABLE

Parcel ID

Zoning Parcel Size (sf)

1A 1B 1C 1D 1E 1F Total Parcel 1

UF UF UF UF UF I-1

2A 2B 2C Total Parcel 2

UF UF I-1

3A 3B 3C 3D 3E 3F 3G 3H 3J 3K 3L Total Parcel 3

CG I-1 I-1 I-1 I-1 I-1 I-1 UF UF UF I-1

4A 4B 4C 4D 4E 4F Total Parcel 4

UF I-1 I-1 I-1 ROW I-1

5A 5B Total Parcel 5

I-1 I-1

6A 6B Total Parcel 6

I-1 I-1

February 2014

7A 7B

RM-1 RM-1

Total Built (sf)

Parking Ratio

24,900 17,530 17,530 23,940 39,800 143,320 267,020

12,350 7,330 7,330 5610 10,610 17,500 60,730

1 space per 500 sf 1 space per 400 sf 1 space per 500 sf 1 space per 500 sf 1 space per 500 sf 1 space per 1000 sf

19,900 19,900 151,324 191,124

9,510 1 space per 500 sf 9,510 2 space per 500 sf 35,000 1 space per 1000 sf 54,020

25 19 15 12 22 18 111

48,106 56,627 52,274 58,814 58,437 61,875 61,874 19,530 19,440 18,268 57,237 512,482

14690 15000 15000 18000 18000 18000 18000 4800 4800 4800 18000 149,090

1 space per 500 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 500 sf 1 space per 500 sf 1 space per 500 sf 1 space per 1000 sf

25,500 81,800 50,346 52,000 6000 52,000 267,646

4740 11820 13000 7500 0 18000 55,060

1 space per 500 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf n/a 1 space per 1000 sf

55,000 55,000 110,000

11900 1 space per 1000 sf 18000 1 space per 1000 sf 29,900

52,000 52,000 104,000

18000 1 space per 1000 sf 18000 1 space per 1000 sf 36,000

6,500 6,500

Min. Parking Spaces

20 20 35 75 30 15 15 18 18 18 18 10 10 10 18 180

1600 1.5 space per dwelling unit 1600 1.5 space per dwelling unit

10 12 13 8 0 18 61 12 18 30 18 18 36 1.5 1.5

UF I-1 I-1 I-1 ROW I-1

25,500 81,800 50,346 52,000 6000 52,000 267,646

4740 11820 13000 7500 0 18000 55,060

1 space per 500 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf n/a 1 space per 1000 sf

12 13 8 18

18000 11 space space11.6% per 500 1000sfsf 12,350 per 268,106 71,170 18000 11 space space per per 1000sfsf 104,000 4.5% 32,000 7,330 400 36,000 1,313,928 7,330 1 space57.1% per 500 sf 333,720

12 Min. 18 %Parking 30 Spaces

I-1 I-1 I-1

I-1 3F I-1 9A RM-1 3G I-1 9B RM-1 3H UF 9C RM-1 3J UF 9D RM-1 3K UF 9E RM-1 3L I-1 9F RM-1 Total Parcel 3 9G 11.6% RM-1 9H RM-1 4A UF 9J OS 4B I-1 Total Parcel 9 I-1 4C

52,274 110000 58,814 110,000 58,437 61,875 6,500 61,874 6,500 19,530 6,500 19,440 6,500 18,268 6,500 57,237 6,500 512,482 6,500 6,500 25,500 52,000 81,800 104,000 50,346

15000 1 space per 1000 sf 30000 11 space space per per 1000 1000 sf sf 18000 30000 1 space per 1000 sf 18000 18000 1 space per 1000 sf 1600 11.5 space per dwelling unit 18000 space per 1000 sf 1600 11.5 space per dwelling unit 4800 space per 500 sf 1600 1.5 space per dwelling unit 4800 1 space per 500 sf 1600 11.5 space per dwelling unit 4800 space per 500 sf 1600 11.5 space per dwelling unit 18000 space per 1000 sf 1600 1.5 space per dwelling unit 149,090 15.2% 1600 1.5 space per dwelling unit 9.0% 1600 11.5 space per dwelling unit 4740 space per 500 sf

10000 11 space space per per 1000 1000 sf sf 11820 22,800 13000 1 space per0.0% 1000 sf 4D I-1 Neighborhood 52,000 7500 1 space per 1000 sf Residential Single General Light Industrial Urban Flex Institutional 10A UF 26,000 6000 1 space per 500 sf CommercialROW Commercial Family 4E 6000 0 n/a 10B UF 26,000 6000 11 space space per per 1000 500 sfsf 4F I-1 52,000 18000 10C Parcel 4 I-1 52,000 15000 1 space per 1000 sf Total 267,646 55,060 Concept27,000 A - Breakdown By Total Land Total Parcel 10 104,000 5A 11A 5B 11B Parcel 5 Total 11C 11D 6A 11E 6B 11F Parcel 6 Total 11G 11H 7A 11J 7B

I-1 RM-1 I-1 RM-1 RM-1 RM-1 I-1 RM-1 I-1 RM-1 RM-1 RM-1 RM-1 CN RM-1

4.5%

55,000 1,313,928 11900 6,500 1600 55,000 18000 6,500 1600 110,000 29,900 6,500 1600 6,500 1600 52,000 18000 6,500 1600 52,000 18000 6,500 1600 104,000 36,000 6,500 1600 6,500 1600 6,500 1600 26,000 8000 6,500 1600

1 space per 1000 sf space per dwelling unit 11.5 space per 1000 sf 1.5 space per dwelling unit 1.5 space per dwelling unit space per dwelling unit 11.5 space per 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space space per per dwelling dwelling unit unit 1.5 3 per 1000sf 1.5 space per dwelling unit

Parking Spaces

18 11.8% 25 18 5.3% 19 36 55.3% 15 17.5% 12 1.5 0.0% 22 1.5 8.5% 18 1.5 0.0% 111 1.5 1.7% 1.5 0.0% 20 1.5 100.0% 20

1D Urban FlexUF 23,940 350,238 5610 1 space15.2% per 500 sf 105,390 7A Institutional RM-1 6,500 1600 space per dwelling - 11.5 0.0% - unit 1E UF 39,800 10,610 space per 500 sf 7B ResidentialI-1 RM-1 6,500 1600 11.5 space per dwelling unit Single Family 143,320 208,000 9.0% 1F 17,500 space per 1000 sf51,200 7C RM-1 6,500 1600 1.5 space per dwelling Total Residential Parcel 1 Multifamily 267,020 60,7300.0% - unit 7D Recreation RM-1 1600 1.5 space2.3% per dwelling unit and Open Space 6,500 52,000 10,000 7E Right of Way RM-1 6,500 1600 space per dwelling 6,00011.5 0.3% - unit 2A UF 19,900 9,510 space per 500 sf 7F Total RM-1 6,500 1600 21.5 space per dwelling unit 2B UF 19,900 2,302,272 9,510 space 100.0% per 500 sf 603,480 7G RM-1 6,500 1600 11.5 space per dwelling unit 2C I-1 151,324 35,000 space per 1000 sf 7H Parcel 2 RM-1 6,500 1600 1.5 space per dwelling unit Total 191,124 54,020 A 1- space % Breakdown By Land 7J UF 26,000 Concept 6000 per 500 sf 7K UF 26,000 6000 11 space space per per 500 500 sf sf 3A CG 48,106 14690 57.1% Total Parcel 7 I-1 104,000 24,800 3B 56,627 15000 1 space per 1000 sf 3C 8 3D Total Parcel 8 3E

General Commercial

0 61

5A I-1 55,000 11900 1 space per 1000 sf 5B I-1 55,000 Total Built 18000 1 space per 1000 sf ParcelConcept ID Parcel Size (sf) Total SF Parking % Ratio Built SF A -Zoning By Zoning Total Parcel 5 110,000 (sf) 29,900 6A General Commercial I-1 52,000 1A UF 24,900 6B Neighborhood I-1 Commercial17,530 52,000 1B UF TotalLight ParcelIndustrial 6 UF 104,000 1C 17,530

1.5 35 1.5 75

Concept % A - By

201 96 335 221 48 10 911

General 22.0% Comm Neighborhood 10.5% Light 36.8% Industria Urban 24.3%Flex Institutional 0.0% Residential 5.3% Sin Residential 0.0% Mu Recreation 1.1% an 268,106 Right 0.0% of Way 100.0% Total

Area 12

General Commercial

12 30 36 15 15 30 18 30 18 18 1.5 18 1.5 10 1.5 10 1.5 10

1.5 18 1.5 180 1.5 1.5 10 10 12

220.0% 13 8 Residential 12 Multifamily 0

11.6% 2.3%

0.3% 11.8%

Recreation and General Right of W Open Space Commercial

12 18 15 61

Area 39 (SF) 12 2 18 2 30 2 2 18 2 18 2 36 2 2 1.5 24 1.5

General Commercial

9D 9E 9F 9G 9H 9J Total Parcel 9

RM-1 RM-1 RM-1 RM-1 RM-1 OS

Concept A 10A 10B 10C Parcel ID Total Parcel 10

UF 26,000 6000 UF 26,000 6000 I-1 52,000 Total Built 15000 Zoning Parcel Size (sf) 104,000 (sf) 27,000

1 space per 500 sf 1 space per 500 sf 1 space per 1000 sf Parking Ratio

11A 1A 11B 1B 11C 1C 11D 1D 11E 1E 11F 1F 11G Total Parcel 1 11H 11J 2A 11K 2B Total 2C Parcel 11

RM-1 UF RM-1 UF RM-1 UF RM-1 UF RM-1 UF RM-1 I-1 RM-1 RM-1 CN UF CN UF

1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1 space per 400 sf 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling 1 space per 1000 sf unit 1.5 space per dwelling unit 1.5 space per dwelling unit 3 1000sf 1 per space per 500 sf 3 per 1000sf 2 space per 500 sf

I-1 Total Parcel 2 12A CG 12B CG 3A CG Total 3B Parcel 12 I-1 3C I-1 13A RM-1 3D I-1 13B RM-1 3E I-1 13C RM-1 3F I-1 13D RM-1 3G I-1 13E RM-1 3H UF 13F RM-1 3J UF 13G RM-1 3K UF 13H RM-1 3L I-1 13J Total Parcel 3 CN 13K CN Total 4A Parcel 13 UF 4B 14A 4C 14B 4D Total 4E Parcel 14 4F Total Parcel 4

I-1 CG I-1 CG I-1 ROW I-1

TOTAL

6,500 6,500 6,500 6,500 6,500 52,000 104,000

6,500 24,900 6,500 17,530 6,500 17,530 6,500 23,940 6,500 39,800 6,500 143,320 6,500 267,020 6,500 26,000 19,900 26,000 19,900 104,000 151,324 191,124 55000 55000 48,106 110,000 56,627 52,274 6500 58,814 6500 58,437 6500 61,875 6500 61,874 6500 19,530 6500 19,440 6500 18,268 6500 57,237 26000 512,482 26000 104,000 25,500 81,800 55000 50,346 55000 52,000 110,000 6000 52,000 267,646

2,302,272

5A 5B Total Parcel 5

I-1 I-1

6A 6B Total Parcel 6

I-1 I-1

7A 7B

RM-1 RM-1

1600 1600 1600 1600 1600 10000 22,800

1600 12,350 1600 7,330 1600 7,330 1600 5610 1600 10,610 1600 17,500 1600 60,730 1600 8000 9,510 8000 9,510 28,800 35,000

1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 1000 sf

1.5 1.5 1.5 10

12 Min.15 Parking 39 Spaces 2 25 2 19 2 15 2 12 2 22 2 18

2 111 2 24 20 24 20 60 35

42 30 85 15 15 1.5 18 1.5 18 1.5 18 1.5 18 1.5 10 1.5 10

24 180 24 60 10

52,000 52,000 104,000

18000 1 space per 1000 sf 18000 1 space per 1000 sf 36,000 1600 1.5 space per dwelling unit 1600 1.5 space per dwelling unit

8.5%

5.3%

Concept A - By Zoning General Commercial

Neighborhood Commercial

Total SF

Light Industrial

Urban Flex

0.0% % Built SF Institutional

Residential Single Family

0.0% Parking Residential Spaces

Multifamily

1.7%

Recreation and Open Space

General Commercial 268,106 11.6% 71,170 11.8% 201 - Breakdown by By Total Built Area (SF)96 Neighborhood Commercial Concept A104,000 4.5% 32,000 5.3% Light Industrial 1,313,928 57.1% 333,720 55.3% 335 Urban Flex 350,238 15.2% 105,390 17.5% 221 Institutional 0.0% 0.0% 333,720 Residential Single Family 208,000 9.0% 51,200 8.5% 48 Residential Multifamily 0.0% 0.0% Recreation and Open Space 52,000 2.3% 10,000 1.7% 10 Right of Way 6,000 0.3% 0.0% Total 2,302,272 100.0% 603,480 100.0% 911

0.0%

Right of W

22.0% 10.5% 36.8% 24.3% 0.0% 5.3% 0.0% 1.1% 0.0% 100.0%

Concept A - % Breakdown By Land Area 57.1%

105,390

71,170

51,200

32,000 General Commercial

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

10,000

Residential Single Family

Residential Multifamily

Recreation and Open Space

Right of W

1.5 10 1.5 18

n/a 18000 1 space per 1000 sf 55,060

11900 1 space per 1000 sf 18000 1 space per 1000 sf 29,900

Appendix C: Development Tables

11.8%

75 42

12 43 13 43 8

603,480

17.5%

1 space per 1000 sf 3 1000sf 1 per space per 1000 sf 3 1000sf 1 per space per 1000 sf

55,000 55,000 110,000

6,500 6,500

1.5

1 space per 1000 sf 54,020 14120 3 per 1000sf 14120 1000sf 14690 3 1 per space per 500 sf 28,240 15000 1 space per 1000 sf 15000 1 space per 1000 sf 1600 1.5 space per dwelling 18000 1 space per 1000 sf unit 1600 1.5 space per dwelling 18000 1 space per 1000 sf unit 1600 1.5 space per dwelling 18000 1 space per 1000 sf unit 1600 1.5 space per dwelling 18000 1 space per 1000 sf unit 1600 space per dwelling unit 4800 1.5 1 space per 500 sf 1600 1.5 space per dwelling unit 4800 1 space per 500 sf 1600 space per dwelling unit 4800 1.5 1 space per 500 sf 1600 1.5 space per dwelling 18000 1 space per 1000 sf unit 8000 3 per 1000sf 149,090 8000 3 per 1000sf 28,800 4740 1 space per 500 sf 11820 14120 13000 14120 7500 28,2400

1.5

86 0

15.2% 11.6%

9.0% 4.5% 0.0%

General Commercial

Neighborhood Commercial

Light Industrial

Urban Flex

Institutional

2.3%

0.0% Residential Single Family

Residential Multifamily

61 911

Concept A - Breakdown By Total Land Area (SF)

1,313,928

Recreation and Open Space

18 30

1 of 6

18 18 36 1.5 1.5

0.3%

Right of Wa

4B 4C 4D 4E 4F Total Parcel 4

Loudon NW Target Area | City of Roanoke

Concept B

TABLE C2: CONCEPT B DEVELOPMENT

Parcel ID

Parcel Size Zoning (sf)

1A 1B 1C Total Parcel 1

CG CG I-1

2A 2B 2C Total Parcel 2

CG CG I-1

3A 3B 3C 3D 3E 3F 3G 3H 3J 3K Total Parcel 3

I-1 I-1 I-1 I-1 I-1 I-1 I-1 IN OS IN

4A 4B 4C 4D 4E 4F Total Parcel 4

I-1 I-1 I-1 I-1 ROW I-1

5A 5B 5C Total Parcel 5

I-1 I-1 I-1

6A RMF 6B RMF 6C UF UF February 2014 C4 6D 6E UF Total Parcel 6

Total Built (sf)

Parking Ratio

67,030 56,660 143,330 267,020

16,140 5 spaces per 1000 sf 14,600 5 spaces per 1000 sf 17,500 1 space per 1000 sf 48,240

26,000 26,000 139,124 191,124

7,200 1 space per 300 sf 7,200 1 space per 300 sf 35,000 1 space per 1000 sf 49,400

Min. Parking Spaces

81 73 18 172

24 24 35 83

10 15 15 18 18 18 18 23 0 27

48,106 56,627 52,274 58,814 58,437 61,875 61,874 38,970 18,268 57,237 512,482

9,600 15,000 15,000 18,000 18,000 18,000 18,000 11,240 13,500 136,340

1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 500 sf 0 1 space per 500 sf

75,846 51,400 30,400 52,000 6,000 52,000 267,646

11,600 12,000 20,400 9,000 0 18000 71,000

1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf n/a 1 space per 1000 sf

27,500 27,500 55,000 110,000

9,500 1 space per 1000 sf 9,000 1 space per 1000 sf 18,000 1 space per 1000 sf 36,500

10 9 18

26,000 26,000 17,333 17,333 17,334 104,000

18,100 18,100 7,040 7,040 7,040 57,320

23 23 15 15 15

162

12 12 21 9 0 18

1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 500 sf 1 space per 500 sf 1 space per 500 sf

I-1 I-1 I-1 ROW I-1

51,400 30,400 52,000 6,000 52,000 267,646

12,000 20,400 9,000 0 18000 71,000

1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf n/a 1 space per 1000 sf

Concept B 5A I-1 27,500 9,500 5B I-1 27,500 9,000 5C I-1 55,000 18,000 Concept B - By Zoning Parcel SizeTotalTotal SF Built Total Parcel 5 110,000 36,500 Parcel ID Zoning (sf) (sf)

1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf % Built SF Parking Ratio

12 21 9

7.6%

0 18

10 9 Min.18 Parking

% Parking 37 Spaces Spaces

23 6A RMF 26,000 18,100 1.5 space per dwelling unit 1AGeneral Commercial CG 67,030 175,690 16,140 5 spaces 1000 sf 7.0%81 202 7.6% per45,140 6B RMF 26,000 18,100 1.5 space per dwelling unit 23 - sf 0.0%73 1B Neighborhood CG Commercial 56,660 14,600 5 spaces 0.0% per 1000 6C UF 17,333 7,040 1 space per 500 sf 15 42.3%18 274 1C Light IndustrialI-1 143,330 1,052,107 17,500 1 space 45.7%per271,600 1000 sf 6D UF 17,333 7,040 1 space per 500 sf 15 276 Total Urban Parcel Flex1 267,020 694,000 48,240 30.1% 213,635 33.2%172 6E UF 17,334 7,040 1 space per 500 sf 15 50 24,740 3.9% Institutional 96,207 4.2% Total Parcel 6 104,000 57,320 91 48 51,200 8.0%24 2AResidential Single CG Family 26,000 208,000 7,200 1 space 9.0%per 300 sf 46 36,200 5.6%24 2B Residential Multifamily CG 26,000 52,000 7,200 1 space 2.3%per 300 sf 1.5 7A RM-1 6,500 1,600 1.5 space per dwelling unit 0.0%35 2C Recreation andI-1 Open Space 139,124 18,268 35,000 1 space 0.8%per 1000- sf 7B RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 Total Right Parcel of Way 2 191,124 6,000 49,400 0.3% 0.0%83 7C RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 896 Total 2,302,272 100.0% 642,515 100.0% 7D RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 3A I-1 48,106 9,600 1 space per 1000 sf 10 7E RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 3B I-1 56,627 15,000 1 space per 1000 sf 15 7F RM-1 6,500 Concept 1,600B 1.5 per dwelling By unitLand1.5 - %space Breakdown Area 3C I-1 52,274 15,000 1 space per 1000 sf 15 7G RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 3D I-1 58,814 18,000 1 space per 1000 sf 18 7H RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 45.7% 3E I-1 58,437 18,000 1 space per 1000 sf 18 7J UF 13,000 5,000 1 space per 500 sf 10 3F I-1 61,875 18,000 1 space per 1000 sf 18 7K UF 13,000 5,100 1 space per 500 sf 11 3G I-1 61,874 18,000 1 space per 1000 sf 18 7L UF 26,000 5,100 1 space per 500 sf 11 3H IN 38,970 11,240 1 space per 500 sf 23 Total Parcel 7 104,000 28,000 44 3J OS 18,268 0 0 30.1% 3K IN 57,237 13,500 1 space per 500 sf 27 8 8A UF 26,000 8,000 1 space per 1000 sf Total Parcel 3 512,482 136,340 162 8B UF 26,000 8,775 1 space per 1000 sf 9 11 8C UF 29,000 10,800 1 space per 1000 sf 12 4A I-1 75,846 11,600 1 space per 1000 sf 9 8D UF 29,000 9,000 1 space per 1000 sf 4B I-1 51,400 12,000 1 space per 1000 sf 12 Total Parcel 8 110,000 36,575 37 4C I-1 30,400 20,400 1 space per 1000 sf 21 4D I-1 52,000 9,000 1 space per 1000 sf 9 9.0% 9A 6,500 1,600 1.5 space per dwelling unit 1.5 7.6% RM-1 4E ROW 6,000 0 n/a 0 9B RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 4F I-1 52,000 18000 1 space per4.2% 1000 sf 18 9C RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 2.3% Total Parcel 4 71,000 72 0.0% 267,646 9D RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 General Neighborhood Light Industrial 1,600 Urban 1.5 Flex spaceInstitutional 9E RM-1 6,500 per dwellingResidential unit Single1.5 Residential Commercial I-1 Commercial 27,500 Family 10 Multifamily 5A 9,500 1 space per 1000 sf 9F RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 9 5B I-1 27,500 9,000 1 space per 1000 sf 9G RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 18 5C I-1 55,000 18,000 1 space per 1000 sf 9H RM-1 6,500 1.5 space per dwelling unitLand1.5 Concept 1,600 B - Breakdown By Total Area (SF) Total Parcel 5 110,000 36,500 37 9J UF 17,330 5,000 1 space per 500 sf 10 11 9K UF 17,330 5,100 1 space per 500 sf 23 6A RMF 26,000 1.5 space per dwelling unit 1,052,107 18,100 11 9L UF 17,340 5,100 1 space per 500 sf 6B RMF 26,000 18,100 1.5 space per dwelling unit 23 Total Parcel 9 104,000 28,000 44 6C UF 17,333 7,040 1 space per 500 sf 15 6D UF 17,333 7,040 1 space per 500 sf 15 8 10A UF 26,000 8,000 1 space per 1000 sf 6E UF 17,334 7,040 1 space per 500 sf 15 10B UF 26,000 8,000 1 space per 1000 sf 8 694,000 Total Parcel 6 104,000 57,320 91 10C UF 26,000 8,000 1 space per 1000 sf 8

General Commerci

%Concept B -

22.5% General Com 0.0% Neighborho 30.6% Light Indust 30.8% Urban Flex 5.6% Institutional 5.4% Residential S 5.1% Residential M 0.0% Recreation a 0.0% Right of Wa 100.0% Total

175,69

General Commerc

7.6% 0.8%

Recreation and General Open Space Commerci

7.0%

General Commerc

9A 9B 9C 9D 9E 9F 9G 9H Concept B 9J 9K 9L Total Parcel 9 Parcel ID

6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 6,500 1,600 1.5 space per dwelling unit 1.5 17,330 5,000 1 space per 500 sf 10 11 17,330 5,100 1 space per 500 sf Min. 11 17,340 5,100 1 space per 500 sf Parcel Size Total Built Parking 104,000 28,000 44 Zoning (sf) (sf) Parking Ratio Spaces

10A 1A 10B 1B 10C 1C 10D Parcel 1 Total Total Parcel 10

UF CG UF CG UF I-1 UF

2A 11A 2B 11B 2C 11C Parcel 2 Total 11D 11E 3A 11F 3B 11G 3C 11H 3D 11J 3E 11K 3F 11L 3G Total Parcel 11 3H

CG RM-1 CG RM-1 I-1 RM-1 RM-1 RM-1 I-1 RM-1 I-1 RM-1 I-1 RM-1 I-1 UF I-1 UF I-1 UF I-1

RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 UF UF UF

IN OS UF IN UF UF UF I-1

26,000 67,030 26,000 56,660 26,000 143,330 26,000 267,020 104,000

8,000 16,140 8,000 14,600 8,000 17,500 9,000 48,240 33,000

space per 51spaces per 1000 1000 sf sf 1 space per 1000 5 spaces per 1000 sf sf spaceper per1000 1000sfsf 11space 1 space per 1000 sf

26,000 6,500 26,000 6,500 139,124 6,500 191,124 6,500 6,500 48,106 6,500 56,627 6,500 52,274 6,500 58,814 17,333 58,437 17,333 61,875 17,334 61,874 104,000 38,970

7,200 1,600 7,200 1,600 35,000 1,600 49,400 1,600 1,600 9,600 1,600 15,000 1,600 15,000 1,600 18,000 4,150 18,000 4,150 18,000 4,150 18,000 25,250 11,240

1 space per 300 sf space unit 11.5 space perper 300dwelling sf space dwelling unit 11.5 space perper 1000 sf 1.5 space per dwelling unit 1.5 space per dwelling unit space dwelling unit 11.5 space perper 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf space dwelling unit 11.5 space perper 1000 sf 1 space per 1000 sf 1 space per 1000 sf spaceper per1000 1000sfsf 11space 1 space per 1000 1 space per 1000 sfsf

3J 12A 3K 12B Parcel 3 Total 12C 12D 4A Total Parcel 12 I-1 4B 4C I-1 13A RM-1 4D I-1 13B RM-1 4E ROW 13C RM-1 4F I-1 13D RM-1 Total Parcel 4 13E RM-1 13F RM-1 5A I-1 13G RM-1 5B I-1 13H RM-1 5C I-1 13J UF Total Parcel 5 13K UF Total Parcel 13 6A RMF

18,268 27,500 57,237 27,500 512,482 27,500 27,500 75,846 110,000 51,400

6B 14A 6C 14B 6D 14C 6E 14D Parcel 6 Total

26,000 27,500 17,333 27,500 17,333 27,500 17,334 27,500 104,000

RMF UF UF UF UF UF UF UF

30,400 6500 52,000 6500 6,000 6500 52,000 6500 267,646 6500 6500 27,500 6500 27,500 6500 55,000 26,000 110,000 26,000 104,000 26,000

1 space per 500 sf 0 spaceper per500 1000 11space sf sf 1 space per 1000 sf 1 space per 1000 sf spaceper per1000 1000sfsf 11space

8,000 13,500 8,000 136,340 8,000 9,000 11,600 33,000 12,000 1 space per 1000 sf 20,400 1 space per 1000 sf 1600 11.5 space dwelling unit 9,000 space perper 1000 sf 1600 1.5 space per dwelling unit 0 n/a 1600 11.5 space dwelling unit 18000 space perper 1000 sf 1600 1.5 space per dwelling unit 71,000 1600 1.5 space per dwelling unit 1600 11.5 space dwelling unit 9,500 space perper 1000 sf 1600 1.5 space per dwelling unit 9,000 1 space per 1000 sf 1600 11.5 space dwelling unit 18,000 space perper 1000 sf 7,050 1 space per 1000 sf 36,500 7,040 1 space per 1000 sf 26,890 18,100 1.5 space per dwelling unit 18,100 8,000 7,040 8,000 7,040 8,000 7,040 9,000 57,320

818 738 188 9 172

1.5 space per dwelling unit spaceper per500 1000 11space sf sf spaceper per500 1000 11space sf sf spaceper per500 1000 11space sf sf 1 space per 1000 sf

24 242 352 832 2 102 152 152 182 185 185 185

27 23 0 278 8 162 8 129

33 12 21 1.5 9 1.5 0 1.5 18 1.5 72 1.5 1.5 10 1.5 9 1.5 18 378 8 28 23 23 158 158 158 919

1.5 13A RM-1 6500 1600 1.5 space per dwelling unit 13B RM-1 6500 1600 1.5 space per dwelling unit 1.5 13C RM-1 6500 1600 1.5 space per dwelling unit 1.5 13D RM-1 6500 1600 1.5 space per dwelling unit 1.5 13E RM-1 6500 1600 1.5 space per dwelling unit 1.5 Tables Appendix C: Development 13F RM-1 6500 1600 1.5 space per dwelling unit 8.0%1.5 7.0% 5.6% 13G RM-1 6500 1600 1.5 space per dwelling unit 1.5 3.9% Concept B 13H RM-1 6500 1600 1.5 space per dwelling unit 1.5 0.0% 26,000 13J UF 7,050 1 space per 1000 sf 8 Min.8 13K UF 26,000 7,040 1 space per 1000 sf General Neighborhood Light Industrial Urban Flex Institutional Residential Single Parking Residential Parcel Size Total Total Parking Concept B - By Zoning SF Built % Built SF % Commercial Family Multifamily Total ParcelCommercial 13 104,000 26,890 28 Spaces Parcel ID Zoning (sf) (sf) Parking Ratio Spaces

0.0% Recreation and

Concept %Open Space B - By Z

8 14A UF 27,500 8,000 1 space per 1000 sf Concept B - Breakdown bysfBy Total7.0% Built 1A General Commercial CG 67,030 16,140 5 spaces per 1000 45,140 202(SF) General 22.5% Comme 175,690 7.6% 81 Area 14B UF 27,500 8,000 1 space per 1000 sf 8 0.0% 0.0% 1B Neighborhood CGCommercial 56,660 14,600 5 spaces 0.0% per 1000 sf 73 Neighborhood C 14C UF 27,500 8,000 1 space per 1000 sf 8 271,600 42.3% 274 30.6% 1C Light Industrial I-1 143,330 271,600 1,052,107 17,500 1 space 45.7% per 1000 sf 18 Light Industrial 14D UF 27,500 9,000 1 space per 1000 sf 9 276 30.8%Flex TotalUrban ParcelFlex 1 267,020 694,000 48,240 30.1% 213,635 33.2% 172 Urban Total Parcel 14 110,000 33,000 33 5.6% 50 24,740 3.9% Institutional 96,207 4.2% Institutional 5.4% 48 8.0% 24 2A Residential Single CG Family 26,000 208,000 7,200 213,635 1 space 9.0% per 30051,200 sf Residential Sing 5.1% 46 5.6% 2B Residential Multifamily CG 26,000 52,000 7,200 1 space 2.3% per 30036,200 sf 24 Residential Mul TOTAL 2,302,272 642,515 896 0.0% and 0.0% 35 2C Recreation and I-1 Open Space 139,124 18,268 35,000 1 space 0.8% per 1000 sfRecreation TotalRight Parcelof2 Way 191,124 49,400 6,000 0.3% 0.0% 83 Right 0.0%of Way 100.0% 896 Total 2,302,272 100.0% 642,515 100.0% Total 3A I-1 48,106 9,600 1 space per 1000 sf 10 3B I-1 56,627 15,000 1 space per 1000 sf 15 Concept B - % Breakdown By Land Area 3C I-1 52,274 15,000 1 space per 1000 sf 15 3D I-1 58,814 18,000 1 space per 1000 sf 18 45.7% 51,200 45,140 3E I-1 58,437 18,000 1 space per 1000 sf 18 36,200 3F I-1 61,875 18,000 1 space per 1000 sf 18 24,740 3G I-1 18,000 1 space per 1000 sf 18 - 61,874 3H IN 38,970 11,240 1 space per 500 sf 23 General Neighborhood Light Industrial Urban Flex Institutional Residential Single Residential Recreation and 3J OS 0 Commercial Commercial18,268 Family 0 Multifamily Open Space 30.1% 3K IN 57,237 13,500 1 space per 500 sf 27 Total Parcel 3 512,482 136,340 162 4A I-1 4B I-1 4C I-1 4D I-1 7.6% 4E ROW 4F I-1 Total Parcel 4 General

Commercial 5A I-1 5B I-1 5C I-1 Total Parcel 5

6A 6B 6C 6D 6E Total Parcel 6

RMF RMF UF UF UF

75,846 51,400 30,400 52,000 6,000 52,000 0.0% 267,646

11,600 12,000 20,400 9,000 0 18000 71,000

12 12 21 9.0% 9

1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf n/a 4.2%sf 1 space per 1000

Neighborhood Light Industrial Urban Flex Commercial27,500 9,500 1 space

72 Institutional

per 1000 sf 27,500 9,000 1 space per 1000 sf 55,000 18,000 1 space per 1000 sf Concept B - Breakdown By 110,000 36,500

7.6%

Residential Single Family 10

2.3% Residential Multifamily

9 18

Total Land Area (SF)

26,000 18,100 1.5 space per dwelling unit 1,052,107 26,000 18,100 1.5 space per dwelling unit 17,333 7,040 1 space per 500 sf 17,333 7,040 1 space per 500 sf 17,334 7,040 1 space per 500 sf 104,000 57,320694,000

23 23 15 15 15 91

0.8% Recreation General and OpenCommercial Space

Loudon NW Target Area | City of Roanoke

Concept C

TABLE C3: CONCEPT C DEVELOPMENT

Parcel ID

Parcel Size Zoning (sf)

1A 1B 1C Total Parcel 1

IN OS I-1

2A 2B 2C 2D Total Parcel 2

CG CG OS I-1

3A I-1 3B I-1 3C UF 3D RM-1 3E RM-1 3F RM-1 3G RM-1 3H RM-1 3J RM-1 3K RM-1 3L RM-1 3M RM-1 3N RM-1 3O RM-1 3P RM-1 3Q RM-1 3R RM-1 3S RM-1 3T RM-1 3U RM-1 3V RM-1 3W RM-1 3X RM-1 3Y RM-1 3Z RM-1 3AA RM-1 3AB RM-1 3AC February 2014RM-1 3AD I-1 3AE UF

Total Built (sf)

Min. Parking Spaces

Parking Ratio

87 0 23

91,200 32,420 143,400 267,020

43,320 1 space per 500 sf 22,500 1 space per 1000 sf 65,820

19,978 19,500 18,000 133,646 191,124

6,000 1 space per 300 sf 6,000 1 space per 300 sf 35,000 1 space per 1000 sf 47,000

20 20 0 35

9,600 13,490 54,060 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 7,040 5,120

20 14 55 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 15 11

48,106 56,627 52,274 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 35,727 22,710

1 space per 500 sf 1 space per 1000 sf 1 space per 1000 sf 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 500 sf 1 space per 500 sf

110

3N RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3O RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3P RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3Q RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3R RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3S RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 1.7% 3T RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 Concept C 3U RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 General Commercial 3V RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3W RM-1 7,117 1,600 1.5 space per dwelling unit Min.1.5 Parking Concept C-RM-1 By ZoningParcel Size TotalBuilt SF Built SF % Concept % C- By 3X 7,117 Total 1,600 1.5 space% per dwelling unit Parking 1.5 Spaces Parcel ID Zoning (sf) (sf) Parking Ratio Spaces 3Y RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3Z RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 1A IN 91,200 43,320 1 space per 500 sf 12,000 39,478 1.7% 871.7% 40 General4.2% Comm 3AA General Commercial RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 1B OS 0 0.0% Commercial32,420 -1.5 space per 0.0% - 0 - Neighborhood 0.0% 3AB Neighborhood RM-1 7,117 1,600 dwelling unit 1.5 234 Light Industria 24.6% 29.4% 1C I-1 143,400 22,500 734,152 1 space per 31.9% 1000 sf212,305 23 3AC Light Industrial RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 263,045 36.4% 39.2% Total Parcel Urban 1 Flex 267,020 65,820 745,984 32.4% 110 373 Urban Flex 3AD I-1 35,727 7,040 1 space per 500 sf 15 10.3% 98 Institutional 117,200 5.1% 48,640 6.7% Institutional 3AE UF 22,710 5,120 1 space per 500 sf 11 2A Single Family 19,978 6,000 385,927 1 space per 16.8% 300 sf 91,200 20 86 Residential 9.0%Sin 3AF ResidentialCG OS 61,874 012.6% 2B CG 19,500 6,000 1 space per 300 sf 20 Residential Multifamily 161,237 7.0% Residential Mu 94,600 13.1% 120 12.6% 3AG RMF 57,237 36,100 1.5 space per dwelling unit 46 - Recreation 0.0%and 2C Recreation and Open Space 18,000 112,294 4.9% 0 0.0% Total Parcel 3 OS 512,482 165,410 199 Right of Way 6,000 350.0% - Right of0.0% Way 2D I-1 133,646 35,000 1 space per0.3% 1000 sf Total Parcel Total 2 191,124 47,000 2,302,272 100.0% 721,790 100.0% 75 951 Total 100.0% 4A I-1 51,400 11,600 1 space per 1000 sf 12 4B I-1 30,400 12,000 1 space per 1000 sf 12 3A I-1 48,106 9,600 1 space per 500 sfsf 20 4C I-1 75,846 20,200 1 space per 1000 21 Area Concept C - %per Breakdown By Land 3B I-1 56,627 13,490 1 space 1000 sf 14 4D I-1 52,000 11,500 1 space per 1000 sf 12 3C UF 52,274 54,060 1 space per 1000 sf 55 4E ROW 6,000 0 n/a 0 32.4% 3D RM-1 7,117 31.9%14,500 1,600 1.5 space per dwelling 1.5 39,478 4F I-1 52,000 1 space per 1000 sf unit 15 3E 7,117 1,600 1.5 space per dwelling unit 1.5 Total Parcel 4 RM-1 267,646 69,800 72 3F RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 General Commercial 3G RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 14 5A UF 18,340 6,840 1 space per 500 sf 3H RM-1 7,117 1,600 space per dwelling unit 1.5 5B UF 18,320 4,140 1.5 1 space per 500 sf 9 3J RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 5C UF 18,340 6,840 1 space per 500 sf 14 3K RM-1 7,117 1,600 1 1.5 space per dwelling 1.5 5D I-1 55,000 54,875 space per 1000 sf unit 55 3L 7,117 1,600 1.5 space per dwelling unit 16.8% 1.5 Total Parcel 5 RM-1 110,000 72,695 92 3M RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 3N RM-1 7,117 1,600 1.5 1.5 6A RMF 52,000 32,000 1.5 space space per per dwelling dwelling unit unit 40 3O RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 6B UF 17,333 7,040 1 space per 500 sf 15 3P RM-1 7,117 1,600 space per dwelling unit 1.5 6C UF 17,333 7,040 1.5 1 space per 500 sf 15 7.0% 3Q RM-1 7,117 1,600 space per dwelling unit 1.5 6D UF 17,334 7,040 1.5 1 space per 500 sf 15 5.1% 4.9% 3R Parcel 6 RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 Total 104,000 53,120 85 3S 7,117 1,600 1.5 space per dwelling unit 1.5 1.7%RM-1 1.7% 0.0% 7,117 3T RM-1 1,600 1.5 space per dwelling unit 1.5 7A RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 3U RM-1 1,600 1.5 per dwelling General Flex Single Residential Recreation General and 7B RM-1 Neighborhood7,117 6,500Light Industrial 1,600 Urban 1.5 space space perInstitutional dwelling unit unitResidential1.5 1.5 Commercial Commercial Family Multifamily Open Commercial Space 3V RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 7C RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 3W RM-1 7,117 1,600 1.5 7D RM-1 6,500 1,600 1.5 1.5 space space per per dwelling dwelling unit unit 1.5 3X RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 7E RM-1 6,500Concept 1,600 space per dwelling unit 1.5 Area (SF) C -1.5 Breakdown By Total Land 3Y RM-1 7,117 1,600 1.5 1.5 space space per per dwelling dwelling unit unit 1.5 7F RM-1 6,500 1,600 1.5 3Z RM-1 7,117 1.5 1.5 7G RM-1 6,500 734,1521,600 1,600 745,984 1.5 space space per per dwelling dwelling unit unit 1.5 1.7% 3AA RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 7H RM-1 6,500 1,600 1.5 space per dwelling unit 1.5 3AB RM-1 7,117 1,600 1.5 space per dwelling unit 1.5 7J RMF 52,000 26,500 1.5 space per dwelling unit 34 General 3AC 7,117 1,600 1.5 space per dwelling unit 1.5 Total Parcel 7 RM-1 104,000 39,300 46 Commercial 3AD I-1 35,727 7,040 1 space per 500 sf 15 3AE UF 22,710 5,120 11 8A IN 26,000 5,320 1 1 space space per per 500 500 sf sf 11

7A 7B 7C 7D 7E 7F Concept C 7G 7H 7J Total Parcel 7 Parcel ID

RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RMF

6,500 1,600 6,500 1,600 6,500 1,600 6,500 1,600 6,500 1,600 6,500 1,600 6,500 1,600 6,500 1,600 52,000 26,500 Parcel Size Total Built 104,000 39,300 Zoning (sf) (sf)

8A 1A 8B 1B 8C 1C 8D Total Parcel 1 Total Parcel 8

IN IN UF OS UF I-1 UF

26,000 91,200 26,000 32,420 29,000 143,400 29,000 267,020 110,000

5,320 43,320 8,775 10,800 22,500 9,000 65,820 33,895

1 space per 500 sf 1 space per 500 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf 1 space per 1000 sf

2A 9A 2B 9B 2C 9C 2D 9D Total Parcel 2 9E 9F 3A 9G 3B 9H 3C 9J 3D 9K 3E 9L 3F Total Parcel 9 3G 3H 10A 3J 10B 3K 10C 3L 10D 3M Total Parcel 10 3N 3O 11A 3P 11B 3Q 11C 3R 11D 3S 11E 3T 11F 3U 11G 3V 11H 3W 11J 3X 11K 3Y 11L 3Z Parcel 11 Total 3AA 3AB 12A 3AC 12B 3AD 12C 3AE

CG RM-1 CG RM-1 OS RM-1 I-1 RM-1 RM-1 RM-1 I-1 RM-1 I-1 RM-1 UF UF RM-1 UF RM-1 UF RM-1 RM-1 RM-1 UF RM-1 UF RM-1 UF RM-1 UF RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 UF RM-1 UF RM-1 UF RM-1 RM-1 RM-1 UF RM-1 UF I-1 UF UF

19,978 6,500 19,500 6,500 18,000 6,500 133,646 6,500 191,124 6,500 6,500 48,106 6,500 56,627 6,500 52,274 17,330 7,117 17,330 7,117 17,340 7,117 104,000 7,117 7,117 26,000 7,117 26,000 7,117 26,000 7,117 26,000 7,117 104,000 7,117 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 17,333 7,117 17,333 7,117 17,334 7,117 104,000 7,117 7,117 27,500 7,117 27,500 35,727 27,500 22,710

6,000 1,600 6,000 1,600 1,600 35,000 1,600 47,000 1,600 1,600 9,600 1,600 13,490 1,600 54,060 4,150 1,600 4,150 1,600 4,150 1,600 25,250 1,600 1,600 8,000 1,600 8,000 1,600 8,000 1,600 9,000 1,600 33,000 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 4,150 1,600 4,150 1,600 4,150 1,600 25,250 1,600 1,600 8,000 1,600 8,000 7,040 8,000 5,120

1 space per 300 sf 1.5 space per dwelling unit 1 space per 300 sf 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf 1 space per 500 sf 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1 space per 1000 sf 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space space per per dwelling dwelling unit unit 1.5 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space space per per dwelling dwelling unit unit 1.5 1.5 space space per per dwelling dwelling unit unit 1.5 1.5 space space per per dwelling dwelling unit unit 1.5 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 500 sf 1.5 space per dwelling unit 1 space per 500 sf space per dwelling unit 11.5 space per 500 sf 1.5 space per dwelling unit 1.5 space per dwelling unit space per dwelling unit 11.5 space per 500 sf 1.5 space per dwelling unit 1 space per 500 sf 1 space per 500 sf 1 space per 1000 sf 1 space per 500 sf

1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 Min. 34

Parking 46 Spaces

Parking Ratio

11 87 9 0 11 23 9 110 40 20 1.5 20 1.5 0 1.5 35 1.5 75 1.5 1.5 20 1.5 14 1.5 55 9 1.5 9 1.5 9 1.5 39 1.5 1.5 8 1.5 8 1.5 8 1.5 9 1.5 33 1.5 1.5 2 1.5 2 1.5 2 1.5 2 1.5 2 1.5 2 1.5 2 1.5 2 1.5 9 1.5 9 1.5 9 1.5 39 1.5 1.5 16 1.5 16 15 8 11

11B RM-1 6,500 1,600 1.5 space per dwelling unit 2 11C RM-1 6,500 1,600 1.5 space per dwelling unit 2 2 11D RM-1 6,500 1,600 1.5 space per dwelling unit 11E RM-1 6,500 1,600 1.5 space per dwelling unit 2 13.1% 12.6% 2 11F RM-1 6,500 1,600 1.5 space per dwelling unit Appendix C: Development Tables 11G RM-1 6,500 1,600 1.5 space per dwelling unit 2 6.7% 11H RM-1 6,500 1,600 1.5 space per dwelling unit 2 9 11J UF 17,333 4,150 1 space per 500 sf Concept C 1.7%UF 11K 17,333 4,150 1 space per 500 sf 9 0.0% 11L UF 17,334 4,150 1 space per 500 sf Min.9 Parking General Neighborhood Single Residential Parking Concept SF Urban Flex % Institutional Built SF Residential % Parcel SizeLight Industrial Total25,250 Built Total Parcel 11C- By Zoning 104,000 39 Spaces Commercial Commercial Family Multifamily Parcel ID Zoning (sf) (sf) Parking Ratio Spaces 12A UF 27,500 8,000 1 space per 500 sf 16 1A General Commercial IN 91,200 1.7% 87 1.7%Area 12B UF 27,500 8,000 1 space per 500by sf 12,000 16 Concept43,320 C39,478 - Breakdown By Total Built 1B Neighborhood OSCommercial 27,500 32,420 - - 1 space per 0 0.0% - 0 12C UF 8,000 1000 sf 80.0% 212,305 29.4% 1C Light Industrial I-1 143,400 22,500 734,152 space per per 31.9% 1000 sf sf 23 12D UF 27,500 9,000 11 space 1000 9 263,045 263,045 36.4% Total Urban Parcel Flex 1 267,020 65,820 745,984 32.4% 110 Total Parcel 12 110,000 33,000 49 Institutional 117,200 5.1% 48,640 6.7% 2A Residential Single CG Family 19,978 6,000 385,927 1 space 16.8% sf 91,200 12.6% 20 13A RM-1 6500 1600 1.5 spaceper per300 dwelling unit 1.5 212,305 6,000 2B Residential Multifamily CG 19,500 1 space 300 sf 94,600 20 161,237 7.0% 13.1% 13B RM-1 6500 1600 1.5 spaceper per dwelling unit 1.5 2C Recreation and OS Open Space 18,000 112,294 4.9%dwelling unit 00.0% 13C RM-1 6500 1600 1.5 space per 1.5 6,000 0.3% 35 0.0% 2D Right of Way I-1 133,646 35,000 1 space sf unit 13D RM-1 6500 1600 1.5 spaceper per1000 dwelling 1.5 Total Total Parcel 2 191,124 47,000 2,302,272 100.0% 721,790 100.0% 75 13E RM-1 6500 1600 1.5 space per dwelling unit 1.5 13F RM-1 3A I-1 13G RM-1 3B I-1 13H RM-1 3C UF 13J UF 3D RM-1 13K UF 3E RM-1 13L UF 3F Total Parcel 13 RM-1 12,000RM-1 3G 3H RM-1 14A UF GeneralRM-1 3J 14B UF Commercial 3K RM-1 14C UF 3L RM-1 14D UF 3M Total Parcel 14 RM-1 3N RM-1 3O RM-1 3P RM-1 TOTAL 3Q RM-1 3R RM-1 3S 1.7% RM-1 3T RM-1 3U General RM-1 Commercial 3V RM-1 3W RM-1 3X RM-1 3Y RM-1 3Z RM-1 3AA RM-1 3AB RM-1 3AC RM-1 3AD I-1 3AE UF

0.0%

Recreation Concept % and C- By Z Open Space

234 373 98 86 120 -

General 4.2% Comme Neighborhood 0.0% C Light24.6% Industrial 39.2% Urban Flex 10.3% Institutional Residential 9.0% Sing Residential 12.6% Mul 0.0%and Recreation

Right 0.0% of Way

40 (SF)

951 Total 100.0%

6500 1600 1.5 space per dwelling unit 1.5 48,106 9,600 1 space sf 20 6500 1600 1.5 spaceper per500 dwelling unit 1.5 Concept C - % per Breakdown By Land 56,627 13,490 1 space sf unit 14 Area 6500 1600 1.5 space per1000 dwelling 1.5 94,600 91,200 52,274 54,060 space per per 500 1000sfsf 55 17,333 4,150 32.4% 11 space 9 7,117 31.9% 4,150 1,600 11.5 space per dwelling unit 1.5 17,333 space per 500 sf 9 48,640 7,117 1,600 11.5 space per dwelling unit 1.5 17,334 4,150 space per 500 sf 9 7,117 1,600 1.5 space per dwelling unit 1.5 104,000 25,250 39 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 27,500 8,000 1 space per 1000 sf 8 Neighborhood 7,117 Light Industrial1,600 Urban Flex Institutional Residential Single Residential 1.5 space per dwelling unit 1.5 27,500 8,000 1 space per 1000 sf Commercial Family 8 Multifamily 7,117 1,600 11.5 space per dwelling 1.5 27,500 8,000 space per 1000 sf unit 8 16.8%1.5 7,117 1,600 11.5 space per dwelling 27,500 9,000 space per 1000 sf unit 9 7,117 1,600 1.5 space per dwelling unit 1.5 110,000 33,000 33 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 2,302,272 721,790 951 7.0% 7,117 1,600 1.5 space per dwelling unit 1.5 5.1% 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 1,600 1.5 space per dwelling unit 1.5 30.0% of 6 7,117 1.5Flex space per dwelling unit 1.5 Neighborhood 7,117 Light Industrial1,600Urban Institutional Residential Single Residential Commercial Multifamily 7,117 1,600 1.5 space per dwelling unit Family1.5 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 Area (SF) Concept C - Breakdown By Total Land 7,117 1,600 1.5 space per dwelling unit 1.5 7,117734,152 1,600745,984 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 7,117 1,600 1.5 space per dwelling unit 1.5 C7 35,727 7,040 1 space per 500 sf 15 22,710 5,120 1 space per 500 sf 11

Recreation and Open Space

4.9% 1.7% Recreation General and OpenCommercial Space

Loudon NW Target Area | City of Roanoke

ConceptC4: D CONCEPT D DEVELOPMENT TABLE

Total Built Parcel Size (sf) (sf)

Parking Ratio

Min. Parking Spaces

Parcel ID

Zoning

1A 1B 1C 1D Total Parcel 1

CG CG OS I-1

49,370 15,600 16,660 185,390 267,020

12,440 4,840 n/a 22,500 39,780

2A 2B 2C 2D Total Parcel 2

CG CG OS I-1

19,978 19,500 18,000 133,646 191,124

6,000 1 space per 300 sf 6,000 1 space per 300 sf 35,000 1 space per 1000 sf 47,000

20 20 0 35 75

9,600 13,490 12,450 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 13,200

1 space per 500 sf 1 space per 1000 sf 1 space per 1000 sf

20 14 13

1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 500 sf

2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 27

3A I-1 3B I-1 3C UF 3D OS 3E RM-1 3F RM-1 3G RM-1 3H RM-1 3J RM-1 3K RM-1 3L RM-1 3M RM-1 3N RM-1 3O RM-1 3P RM-1 3Q RM-1 3R RM-1 3S RM-1 3T RM-1 3U RM-1 3V RM-1 3W RM-1 3X RM-1 3Y RM-1 3Z RM-1 3AA RM-1 3AB RM-1 February 2014 C8 3AC RM-1 3AD RM-1 3AE IN

48,106 54,701 34,200 20,000 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 7,117 58,437

5 spaces per 1000 sf 1 space per 300 sf 0 1 space per 1000 sf

63 17 0 23 103

3L RM-1 7,117 1,600 3M RM-1 7,117 1,600 3N RM-1 7,117 1,600 3O RM-1 7,117 1,600 3P RM-1 7,117 1,600 1,600 3Q RM-1 7,117 3R RM-1 7,117 1,600 3S RM-1 7,117 1,600 3T RM-1 7,117 1,600 Concept D 3U RM-1 7,117 1,600 3V RM-1 7,117 1,600 3W RM-1 7,117Total Concept D - By Zoning Total SF 1,600 Built 3X RM-1 7,117 Parcel ID Zoning Parcel Size (sf) (sf) 1,600 3Y RM-1 7,117 1,600 3Z RM-1 7,117 1,600 General Commercial 104,448 1A CG 49,370 12,440 3AA RM-1 7,117 1,600 Neighborhood 31,440 1B CG Commercial15,600 4,840 3AB RM-1 7,117 1,600 Light Industrial 959,843 1C OS 16,660 n/a 3AC RM-1 7,117 1,600 Urban Flex 448,606 1D I-1 185,390 22,500 3AD 7,117 1,600 Institutional 58,437 Total Parcel 1 RM-1 267,020 39,780 3AE IN 58,437 13,200 Residential Single Family 385,927 3AF RMF 26,500 Residential Multifamily 61,874 200,911 2A CG 19,978 6,000 3AG RMF 57,237 36,100 Recreation and Open Space 106,660 2B CG 19,500 6,000 Total 3 of Way 512,482 151,340 Right 6,000 2C Parcel OS 18,000 2D Total 4A Total Parcel 2 4B 4C 3A 4D 3B 4E 3C 4F 3D 4G 3E 4H 3F 4J 3G Total 3H Parcel 4

I-1 RMF RMF RMF I-1 UF I-1 UF UF UF OS OS RM-1 ROW RM-1 I-1 RM-1

3V 7A 3W 7B 3X 7C 3Y 7D 3Z 7E 3AA 7F 3AB 7G 3AC 7H 3AD 7J 3AE

RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 CN IN

RM-1 3J RM-1 5A CN 3K RM-1 5B UF 3L RM-1 5C UF 3M RM-1 5D UF 3N RM-1 5E UF 3O RM-1 5F UF 3P RM-1 Total 3Q Parcel 5 4.5% RM-1 3R RM-1 6A I-1 3S RM-1 6B I-1 3T RM-1 General Total 3U Parcel 6Commercial RM-1

1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling % Built SF unit 1.5 spaceRatio per dwelling unit Parking 1.5 space per dwelling unit 1.5 space per 1000 dwelling 4.5%per 29,280 5 spaces sf unit 1.5 space per300 dwelling 1.4% 7,790 unit 1 space per sf 1.5 41.7%per dwelling 238,190 unit 0 space 1.5 space per1000 dwelling 19.5% 129,790 1 space per sf unit 1.5 space 2.5%per dwelling 13,200 unit 1 space per 500 91,200 sf 16.8% 1.5 space per300 dwelling unit 8.7% 105,440 1 space per sf 1.5 space per300 dwelling 4.6% 1 space per sf - unit

0.3%

2 2 2 2 2 2 2 2 2 2 2 Min. Parking 2 % Parking Spaces 2 Spaces 2 263 4.8% 120 217 1.3% 27 20 38.7% 284 223 21.1% 210 2 2.1% 27 103 27 14.8% 86 34 17.1% 135 20 46 0.0% 20 192 0.0% 0

4.5%

Gener Commer

Concept % D

13.5% General Co 3.0% Neighborh Light32.0% Indus 23.6% Urban Flex 3.0% Institution 9.6% Residentia 15.2% Residentia 0.0% Recreation

Right0.0% of W

133,646 2,302,272 35,000 1 space 100.0% per 1000 614,890 sf 100.0% 35 889 Total 100.0% 27,270 11,320 15 191,124 47,000 1.5 space per dwelling unit 75 27,260 15,020 1.5 space per dwelling unit 19 Concept - %per Breakdown 27,270 16,500 space per dwelling unit By Land 21 48,106 9,600 1.5 1D space 500 sf 20 Area 25,200 8,000 1 space per 1000 sf 8 104,4 54,701 13,490 1 space per 1000 sf 14 41.7% 6,000 1 space per 1000 sf 25,200 613 34,200 12,450 1 space per 1000 sf 25,446 7,200 8 20,000 - 1 space per 1000 sf Gener 52,000 7,117 1,600 1.5 space per dwelling unit0 2 Commer 0 6,000 0 n/a 7,117 1,600 1.5 space per dwelling unit 2 52,000 14,500 space perper 1000 sf 152 7,117 1,600 11.5 space dwelling unit 267,646 78,540 922 7,117 1,600 1.5 space per dwelling unit 7,117 1,600 1.5 space per dwelling unit 2 18,340 4,560 space perper 300dwelling sf 162 7,117 1,600 11.5 space unit 18,320 4,140 space perper 500dwelling sf 92 7,117 1,600 119.5% 1.5 space unit 18,340 4,560 space perper 500dwelling sf 102 7,117 1,600 11.5 space unit 16.8% 18,340 7,040 space perper 500dwelling sf 152 7,117 1,600 11.5 space unit 18,320 7,040 space perper 500dwelling sf 152 7,117 1,600 11.5 space unit 8.7% 18,340 7,040 space perper 500dwelling sf 152 7,117 1,600 11.5 space unit 110,000 34,380 802 1,600 1.5 space per dwelling unit 7,117 4.6% 4.5% 2.5% unit 7,117 1,600 1.5 space per dwelling 2 1.4% 52,000 14,450 space perper 1000 sf 152 7,117 1,600 11.5 space dwelling unit 52,000 15,850 1 space per 1000 sf 16 1,600 Urban 1.5 space perInstitutional dwelling unitResidential Single 2 Neighborhood7,117 Light Industrial Flex Residential Recreation Genea Commercial Multifamily Open Comme Spac 104,000 30,300 312 7,117 1,600 1.5 space per dwelling unit Family 7,117 1,600 1.5 space per dwelling unit 2 6,500 1,600 22 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit Concept D -1.5 Breakdown By unit Total Land Area (SF) 6,500 1,600 space per dwelling 2 7,117 1,600 1.5 space per dwelling unit 2 4.8% 6,500 1,600 22 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit 6,500 1,600 22 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit 6,500 1,600 22 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit Gener 959,843 6,500 1,600 22 Commer 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit 6,500 1,600 22 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit 6,500 1,600 22 7,117 1,600 1.5 1.5space spaceper perdwelling dwellingunit unit 13,100 3,230 11space 11 58,437 13,200 spaceper per300 500sfsf 27

Concept D - % Breakdown of Total Built Area 5A 5B 5C 5D 5E 5F Total Parcel Concept D 5

CN UF UF UF UF UF

6A 6B Total ParcelParcel ID 6

I-1 I-1

7A 1A 7B 1B 7C 1C 7D 1D 7E Parcel 1 Total 7F 7G 2A 7H 2B 7J 2C 7K 2D 7L Total Parcel 2 Total Parcel 7

RM-1 CG RM-1 CG RM-1 OS RM-1 I-1 RM-1 RM-1 RM-1 CG RM-1 CG CN OS UF I-1 UF

3A 8A 3B 8B 3C

I-1 I-1 I-1 I-1 UF

Total 3D Parcel 8 3E 9A 3F 9B 3G 9C 3H 9D 3J 9E 3K 9F 3L 9G 3M 9H 3N 9J 3O 9K 3P 9L 3Q Total 3R Parcel 9

Zoning

OS RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 RM-1 UF RM-1 UF RM-1 UF RM-1

RM-1 3S RM-1 10A UF 3T RM-1 10B UF 3U RM-1 10C I-1 3V RM-1 Total 3W Parcel 10 RM-1 3X RM-1 3Y RM-1 3Z RM-1 3AA RM-1 3AB RM-1 3AC RM-1 3AD RM-1 3AE IN

18,340 18,320 18,340 18,340 18,320 18,340 110,000

4,560 4,140 4,560 7,040 7,040 7,040 34,380

1 space per 300 sf 1 space per 500 sf 1 space per 500 sf 1 space per 500 sf 1 space per 500 sf 1 space per 500 sf

52,000 14,450 1 space per 1000 sf 52,000 Total15,850 Built 1 space per 1000 sf Parcel104,000 Size (sf) (sf) 30,300 Parking Ratio

16 9 10 15 15 15 80 15 Min. 16 Parking 31 Spaces

6,500 49,370 6,500 15,600 6,500 16,660 6,500 185,390 6,500 267,020 6,500 6,500 19,978 6,500 19,500 13,100 18,000 19,450 133,646 19,450 191,124 104,000

1,600 12,440 1,600 4,840 1,600 n/a 1,600 22,500 1,600 39,780 1,600 1,600 6,000 1,600 6,000 3,230 6,470 35,000 6,500 47,000 29,000

1.5 spaceper per1000 dwelling 5 spaces sf unit 1.5 space per dwelling unit 1 space per 300 sf 1.5 space per dwelling unit 0 1.5 space per dwelling 1 space per 1000 sf unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 300 sf 1.5 space per dwelling unit 1 space per 300 sf 1 space per 300 sf 11 space space per per 500 1000sfsf 1 space per 500 sf

2 63 2 17 2 0 2 23 2 103 2 2 20 2 20 11 0 13 35 13 75 49

48,106 55,000 54,701 55,000 34,200

9,600 16,120 13,490 13,600 12,450

1 space per 500 sf 11 space space per per 1000 1000 sf sf 11 space per 1000 space per 1000 sf sf

20 17 14 14 13

2 2 2 2 2 2 2 2 2 29 29 9 2 39 2

110,000 20,000 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 6,500 7,117 17,330 7,117 17,330 7,117 17,340 7,117 104,000 7,117

29,720 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 4,150 1,600 4,150 1,600 4,150 1,600 25,250 1,600

7,117 26,000 7,117 26,000 7,117 52,000 7,117 104,000 7,117

1,600 8,000 1,600 8,000 1,600 16,120 1,600 32,120 1,600

7,117 7,117 7,117 7,117 7,117 7,117 7,117 58,437

1,600 1,600 1,600 1,600 1,600 1,600 1,600 13,200

1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 1000 sf unit 1.5 space per dwelling 1 space per 1000 sf unit 1.5 space per dwelling 1 space per 1000 sf unit 1.5 space per dwelling 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1.5 space per dwelling unit 1 space per 500 sf

2 8 2 8 2 17 2 33 2 2 2 2 2 2 2 2 27

38.7%

Appendix C: Development Tables

Concept D

21.1% Concept D - By Zoning Total Total SF Built Parcel ID Zoning Parcel Size (sf) (sf)

% Built SF Parking Ratio

Min. Parking 17.1% %Parking Spaces 14.8% Spaces

Concept % D-

11A RM-1 6,500 1,600 1.5 space per dwelling unit 2 1A General Commercial CG 49,370 104,448 12,440 5 spaces 4.5% per 29,280 sf unit 4.8% 63 120 General 13.5% Com 11B RM-1 6,500 1,600 1.5 space per1000 dwelling 2 1B Neighborhood CG Commercial15,600 31,440 4,840 1.5 1 space 1.4% per sf7,790unit 1.3% 17 27 Neighborhoo 3.0% 4.8% 11C RM-1 6,500 1,600 space per300 dwelling 2 1C Light Industrial OS 16,660 959,843 n/a 1.5 0 space 41.7% 238,190 284 Light32.0% Industr 2.1% unit 38.7% 11D RM-1 1,600 per dwelling 20 1.3% 6,500 0.0% 1D Urban Flex I-1 185,390 448,606 22,500 1 space 19.5% per 1000 129,790 sf 21.1% 23 210 Urban 23.6% Flex 11E RM-1 6,500 1,600 1.5 space per dwelling unit 2 Total Parcel Institutional 1 General 267,020Light Industrial 58,437 39,780 Urban Flex 2.5% Institutional 13,200 Residential 2.1% 103 27 Institutional 3.0%an Neighborhood Single Residential Recreation 11F RM-1 6,500 1,600 1.5 space per dwelling unit 2 Commercial Commercial Family Multifamily Open SpaceS Residential Single Family 385,927 16.8% 91,200 14.8% 86 Residential 9.6% 11G RM-1 6,500 1,600 1.5 space per dwelling unit 2 2A Residential CGMultifamily 19,978 200,911 6,000 1 space 8.7% per 300105,440 sf 17.1% 20 135 Residential 15.2% M 11H RM-1 6,500 1,600 1.5 space per dwelling unit 2 2B Recreation CGand Open Space 19,500 106,660 6,000 1 space 4.6% per 300 sf 0.0% 20 Recreation 0.0% a 11J UF 17,333 4,150 1 space per 1000 sf 5 Concept D - Breakdown by- By Total Built Area- (SF)Right0.0% Right of Way 6,000 0.3% 0.0% of Wa 0 2C OS 18,000 11K UF 17,333 4,150 1 space per 1000 sf 5 2D Total I-1 133,646 2,302,272 35,000 1 space 100.0% per 1000 614,890 sf 100.0% 35 889 Total 100.0% 11L UF 17,334 4,150 1 space per 1000 sf 5 TotalParcel Parcel11 2 191,124 47,000 75 Total 104,000 25,250 27 3A I-1 12A I-1 3B I-1 12B I-1 3C UF Total Parcel 12 3D OS 3E RM-1 13A RM-1 3F RM-1 13B RM-1 3G RM-1 13C RM-1 3H RM-1 13D RM-1 3J RM-1 13E RM-1 3K RM-1 13F RM-1 3L RM-1 13G RM-1 3M RM-1 29,280 13H RM-1 3N RM-1 13J UF 3O RM-1 13K UF General 3P RM-1 13L UF Commercial 3Q RM-1 4.5% Total Parcel 13 3R RM-1 3S RM-1 14A I-1 3T RM-1 General 14B I-1 Commercial 3U RM-1 Total Parcel 14 3V RM-1 3W RM-1 3X RM-1 TOTAL 3Y RM-1 3Z RM-1 3AA RM-1 3AB RM-1 3AC RM-1 3AD RM-1 3AE IN

238,190 Concept D - %perBreakdown By Land 48,106 9,600 11 space space 500 sf sf 20 Area 55,000 13,600 per 500 28 54,701 13,490 11 space space per per 500 1000sfsf 14 55,000 15,260 31 41.7% 34,200 12,450 1 space per 1000 sf 13 110,000 28,860 59 20,000 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 2 129,790 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 2 105,440 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 91,200 2 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 2 19.5% 7,117 1,600 1.5 space per dwelling unit 2 6,500 1600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 16.8% 2 6,500 1600 1.5 space per dwelling unit 2 13,200 7,117 1,600 1.5 space per dwelling unit 2 7,790 17,333 4,150 1 space per 500 sf 9 7,117 1,600 1.5 space per dwelling unit 2 17,333 4,150 1 space per 500 sf 9 8.7% Neighborhood Urbanspace Flex per dwelling Institutional unitResidential2Single Residential 7,117Light Industrial 1,600 1.5 17,334 4,150 1 space per 500 sf 9 Commercial Family Multifamily 1,600 1.5 space per dwelling unit 2 7,117 104,000 25,250 39 2.5% unit 7,117 1,600 1.5 space per dwelling 2 1.4% 7,117 1,600 1.5 space per dwelling unit 2 55,000 19,300 1 space per 1000 sf 20 7,117Light Industrial 1,600 Urban 1.5 space dwelling unitResidential2Single Neighborhood Flex per Institutional Residential 55,000 18,800 1 space per 1000 sf 19 Commercial Multifamily 7,117 1,600 1.5 space per dwelling unit Family2 110,000 38,100 39 7,117 1,600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 2 Concept D - Breakdown By Total Land Area (SF) 7,117 1,600 1.5 space per dwelling unit 2 2,302,272 614,890 889 7,117 1,600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 2 959,843 7,117 1,600 1.5 space per dwelling unit 2 C9 7,117 1,600 1.5 space per dwelling unit 2 7,117 1,600 1.5 space per dwelling unit 2 58,437 13,200 1 space per 500 sf 27

Recreation an Open Space

4.6% 4.5%

Recreation General an Open Commerci Space

WHITE RIVER JUNCTION VERMONT

ARLINGTON VIRGINIA

BURLINGTON VERMONT

CHICAGO ILLINOIS

CONCORD NEW HAMPSHIRE

EVANSVILLE INDIANA

SALT LAKE CITY UTAH

SAN DIEGO CALIFORNIA