roanoke city manager chris morrill's presentation to city council about countryside golf course...
DESCRIPTION
Roanoke City Manager Chris Morrill plans to brief the city council on various options for the Countryside Golf Course property on Monday, Sept. 20, 2010. He'll give a version of this slideshow, which takes into account 11 previous meetings with neighborhood and stakeholder groups, along with a late August open house.TRANSCRIPT
Countryside PropertyDevelopment
City Council BriefingSeptember 20, 2010
Contents1. Timeline/Background
2. City Plans and Citizen Involvement
3. Planning Approach
Background• Vision 2001-2020 recommended housing cluster development
• Purchased in 2005 for purposes of mixed-use development
• Two attempts to identify a developer
• Pursued continuation of golf course
– $1.5 million in capital improvements needed
– Extension of the operating agreement for 5 years
– Interim management agreement ($75,000 per year)
Public Golf Course Performance
• Nationally, 1990s & 2000s were a period of overbuilding of courses.
• Growing imbalance between supply of courses and demand by golfers beginning in mid-1990s
– Number of courses up 24%
– Decrease of 8,000 rounds per course
National Golf Foundation, Golf Industry Report, Fall 2009
Public Golf Course Performance
• Many courses trapped in a downward spiral
– 60% report lowered maintenance standards
– Almost 90% deferring capital expenditures
• 100-200 courses will close every year for the next 10 years.
National Golf Foundation, Golf Industry Report, Fall 2009
Public Golf Course Performance
2008 Construction Cost Estimates
Low High
New Course $7.4 million $8.5 million
Full Renovation $5.9 million $8.4 million
Greens Renovation $1.05 million $1.3 million
Irrigation Renovation $1.6 million $2.7 million
Source: From CB Richard Ellis, Inc., Golf Market Analysis (2008)Table information from Golf Course Builders Association of America
Municipal Golf Course Performance
• 16 Virginia local governments surveyed
• None posted net income for more than two years
• 9-hole courses do not fare better than 18-hole courses
• Average subsidy is $302K
Municipal Golf Course Performance
1990s
• New courses built in Roanoke MSA increased the supply of public courses by 50% (4 courses to 6)
• Population increase for Roanoke MSA was 5.1%
Municipal Golf Course Considerations
• Fundamentally different from other parks and recreation facilities
– access provided to citizens
– limited target market (average golfer income is in the $60-65K range)
• Expect an operating subsidy each year
• Expect to fund capital improvements and ongoing repairs/maintenance/periodic replacements
Current Situation
• Financial situation resulted in the need to defer capital improvements
• No finalization of management contract given delay in improvements
• Golf course closed
• City staff directed to work with community on a process to develop alternative development strategies for the property.
The Opportunity
• Scarce land resource for new development
• Create new residential development
• Create jobs through economic development
• Enhance recreational amenities needed in the area
• Add value to the area
City Plans to be Considered
• Vision 2001-2020
• Peters Creek North
• Parks and Recreation Master Plan
• Greenway plans
• Housing plan
Community Involvement
• 5 community meetings
• 6 focus groups
• Open-house follow up
• Excellent attendance
• E-mail correspondence
• Slideshare a useful involvement tool
Community Involvement
• Neighborhood
• Recreation
• Economic Development
• Realtors
• Homebuilders
• Planning Commission
Common Ground
• All want something that adds value to the properties surrounding the former golf course
• The City and the citizens are all concerned about property values
• Urgency to find a path forward; uncertainty is harmful
• Area near I-581 an important gateway
• Land between Ranch Road, Mattaponi Drive, and Countryside Road most critical area in terms of adjacency.
• Cove Road needs attention
Planning Approach
• The property should be considered as a community-wide opportunity
• Responsive to recommendations and needs identified in existing plans
• Ensure development enhances community
• Development that is financially sustainable
• Creates a sense of place and is uniquely Roanoke
• Respects a visible gateway to Roanoke
Challenges
• RPZ restrictions
• Topography
• Street access
• Airport Noise
• Fragmentation of property
• Variety of surrounding uses to be considered
Planning Opportunities
• Largest land area currently available in Roanoke
• No environmental cleanup issues
• Visibility
• Strong neighborhood association
• Address identified needs of the area
• Proximity to WFHS
• Greenway route
• Can be approached in different pieces with unique character
• Proximity to retail, airport, I-81
• Good to excellent adjacent development
• Potential for expansion of Trane
Planning Areas
Central
Frontage A
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
• 8 areas• Relative size shown
Schematic
16
12
42
17 14
21
15
72
•137 acres are City-owned
•72 acres RRAC
Central
Frontage A
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
Positive Features
• Existing street frontages
• Strong adjacent residential
• Good topography
Challenges• Narrow shape• A portion is noise impacted
Comments
• Most critical areas in terms of resident interest.
• Existing residential uses make the area a candidate for some form of residential.
• Residential lots could be divided along existing street frontages.
• Resulting lots would need to be relatively shallow.
• If divided for residential, likely to be remaining area for open space (possibly deeded or leased to adjoining owners).
• Some adjoining owners have expressed interest in acquisition.
Mattaponi/Countryside17 acres
Ranch/Mattaponi16 acres
Single-family residential
or open space
or some of both
Mattaponi/Countryside17 acres
Ranch/Mattaponi16 acres
Central
Frontage A
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
Positive Features• Terrain• Access• Existing street frontages
Challenges• Noise impact – extended centerline of
runway 6 – located within the 65 DBL contour.
Comments• Most of the land is not suitable for
residential development due to airport noise impact.
Portland12 acres
Portland
open space or agriculture
reserved for futureneighborhood commercial and civic space (square)
Portland12 acres
Central
Frontage A
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
Positive Features• Western portion has exceptional views• Good existing access streets• Western portion is relatively flat
Challenges• Flood plain• Pond/wetland• Access to eastern portion
Comments• Single-family residential would be appropriate
in terms of use, but laying out traditional lots would be a challenge.
• 4-unit condos, townhouses, or patio homes with 4 units or fewer per building would be good options because a driveway, rather than a new street, could be used for access. Such units could use the land efficiently and leave opportunities for meaningful open space.
• Airport has expressed interest in acquiring “navigation easements” to limit height of structures and trees due to flight patterns.
Laurel Ridge21 acres
Single-family residential
+ a natural area
or townhouses
Laurel Ridge21 acres
Central
Frontage A
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
Features• Visibility from I-581• Adjacent high quality office/industrial uses• Potential greenway linkage
Challenges• Flood plain and steep topography limit usable
acreage.• Existing structures could be a liability if not reused.• Narrow shape
Comments• Potential to complement other properties.• Consider adjacent higher-intensity, higher density
uses.• Appearance is important along this gateway.
Frontage A15 acres
Frontage B14 acres
Commercial office/flex space
or townhouses
+ stormwater Management area
Frontage A15 acres
Frontage B14 acres
Central
Frontage A
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
Positive Features• Large contiguous parcel of land• Visibility from I-581• Potential greenway linkage
Challenges• Flood plain• Steep slope• Limitations on use• Approach lighting towers• Cannot create water features or uses
attractive to birds.• No occupied structures• Under control of Airport Commission; use
subject to TSA mandates.
Comments• Potential uses severely limited (no structures
and no public assembly)• Passive uses
RPZ72 acres
commercial agriculture/community garden
or greenway/walking trails
or passive open space
or solar power array
RPZ72 acres
Central
Frontage B
RPZ
Laurel Ridge
Portland
Mattaponi/Countryside
Ranch/Mattaponi
Positive Features• Large contiguous parcel.• Good terrain.• Existing buildings could be an asset.• Central area is the most usable portion of the
property. • Open to a wide variety of potential land uses.• Potential greenway linkage
Challenges• Existing buildings could be a liability, depending on
land use.• Disconnected street access
Central42 acres
Mixed density residential
Light, small-scale commercial
Recreation/Sports complex
Central42 acres
Recommended Path Forward
• Create a master plan with a focus on each unique area
• Continue process that keeps the community engaged in planning
• The Planning Commission should have a prominent role
• Involve other professionals (planners, lawyers, engineers, real estate, marketing, etc.).
• Approximately 6 months to develop a master plan
• Different parts of the property may develop at different times, depending on market, opportunities, and participation by developers
Conclusion• The land is an opportunity to meet long-standing
community needs and goals
• Questions and discussion