Planning
Urban Flex District (UF)
Descriptive Summary
As part of the implementation of the Mountain View/Norwich Corridor Plan, Inviting Roanoke Back to its River,City Council created a new special purpose zoning district called the Urban Flex District (UF) on April 20,2009. The purpose of this district is to replace the Light Industrial (I-1) and Heavy Industrial (I-2) zoning classifications currently found along the Cleveland Avenue Corridor in order to encourage mixed use development that is more compatible with adjoining residences, existing businesses, and the planned Roanoke River Greenway extension. The UF District provides for a mix of small scale industrial, commercial, institutional, and residential uses.
Purpose
The Urban Flex District (UF) is intended to promote high intensity, mixed use development that is economically viable, pedestrian oriented, attractive and harmonious, and contributing to the place-making character of the City. The district is designed to provide new development and redevelopment opportunities in the form of mixed use structures that offer a wide range of complementary land uses. This special purpose district is intended to be applied to underperforming urban industrial areas that have sufficient infrastructure to support mixed use development.
Principal Uses
Uses permitted in the district consist of a mix of small scale industrial (e.g. craftsman shop), commercial (e.g. retail store), institutional (e.g. school), and residential (e.g. townhouse) uses. These uses are more appropriate than the currently permitted light and heavy industrial uses considering the areas location in the floodplain, poor truck access, and close proximity to a residential neighborhood.
Dimensional standards
Dimensional regulations promote an attractive and harmonious pedestrian environment. Maximums are established for lot frontage, lot size, front yard setbacks, and parking spaces to ensure a manageable walking distance between buildings. Additionally, safe pedestrian access must be provided between the public sidewalk and public entrance of any principal building. Front yard setbacks can be exceeded only if civic space is provided in those areas for use by the general public.
Buildings, rather than parking lots, are emphasized by locating them close to the street frontage. Parking is located to the rear and side of the building. A maximum height of 50 feet is being proposed to allow for density but still ensure an appropriate transition to adjoining single-family neighborhoods. Building facades will be required to contain a minimum 25% of glass on each level to provide for adequate air and light and to enhance security and safety by permitting visibility into and out of buildings.
- Full Draft Text for Urban Flex District
(Italicized text indicates changes to the Zoning Ordinance)
- Public Comments Received on the Urban Flex District
Need more information?
For questions regarding the Mountain View/Norwich Corridor Plan or the City-Wide Brownfield Redevelopment Plan, visit the Brownfields web page, or contact Ian Shaw at ian.shaw@roanokeva.gov or 540.853.5808.
Questions and comments regarding the Urban Flex District should be directed to Maribeth Mills at maribeth.mills@roanokeva.gov or 540.853.1502.
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