Draft Glenvar Center Plan by RoanokeCountyPlanning

DRAFT Glenvar Center Plan October 2026

TABLE OF CONTENTS

Chapter 1. Introduction �� 1-1 Relationship to Comprehensive Plans �� 1-2 Plan Development �� 1-5 Implementation �� 1-5 Plan Structure �� 1-5 Chapter 2. Existing Conditions �� 2-1 Location, Context and Boundary �� 2-1 Population and Demographics �� 2-3 Land Use �� 2-5 Existing Land Use �� 2-5 Surrounding Neighborhood �� 2-7 Zoning �� 2-10 Future Land Use �� 2-12 Housing �� 2-13 Total Housing Units and Types of Housing �� 2-13 Tenure �� 2-13 Age of Housing �� 2-13 Natural Resources �� 2-14 Roanoke River and Streams �� 2-14 Water Quality �� 2-14

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TABLE OF CONTENTS

Watersheds �� 2-15 Floodplain �� 2-15 Topography �� 2-18 Slope �� 2-18 Natural Features and Areas �� 2-18 Geology �� 2-21 Karst �� 2-21 Soils �� 2-21 Cultural Resources �� 2-23 Historic Survey �� 2-23 History of Glenvar �� 2-23 Community Facilities �� 2-27 Schools �� 2-27 Library �� 2-29 Parks, Recreation & Tourism �� 2-29 Public Safety �� 2-30 Solid Waste �� 2-33 Utilities �� 2-33 Transportation �� 2-36 Roads �� 2-36

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Bicycle & Pedestrian �� 2-40 Transit �� 2-43 Rail �� 2-44 Roanoke River Blueway �� 2-44 Chapter 3. Community Engagement �� 3-1 Engagement Activities �� 3-1 Spring 2025 Community Meetings �� 3-1 Spring 2025 Community Survey �� 3-2 Stakeholder Engagement �� 3-17 Fall 2025 Community Meeting �� 3-19 Fall 2025 Community Survey �� 3-19 Chapter 4. Vision and Principles �� 4-1 Preserve and enhance sense of local community �� 4-2 Create opportunities for development and redevelopment �� 4-3 Improve transportation mobility, connectivity, and safety �� 4-4 Protect environmental resources �� 4-5 Chapter 5. Recommendations and Implementation �� 5-1 Recommendations �� 5-1 Natural and Cultural Resources �� 5-1

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Community Facilities �� 5-2 Streetscape �� 5-4 Transportation - Roadway Improvements �� 5-5 Transportation - Multimodal Improvements �� 5-7 Land Use and Housing �� 5-9 Utilities �� 5-17 Implementation �� 5-18 Regulatory Tools �� 5-18 Funding Sources �� 5-19 Timing �� 5-21 Community Engagement �� 5-22 Appendix 1: Spring 2025 Community Meeting Exhibits and Exercise �� A1-1 Appendix 2: Spring 2025 Survey and Survey Results �� A2-1 Appendix 3: Fall 2025 Community Meeting Exhibits and Feedback �� A3-1 Appendix 4: Fall 2025 Survey and Survey Results �� A4-1 Appendix 5: Route 11/460 West Design Guidelines �� A5-1 Appendix 6: Planning Commission Resolution �� A6-1 Appendix 7: Board of Supervisors Resolution �� A7-1

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TABLE OF CONTENTS

LIST OF MAPS

LIST OF CHARTS & FIGURES

Glenvar Center Regional Context �� 1-1

2-1 2023 Virginia Population by Age �� 2-3

Recommended Activity Centers and Rural Centers �� 1-3

2-2 2023 Roanoke County Population by Age �� 2-3

Study Area �� 2-2

2-3 2024 Glenvar Center Population by Age �� 2-3

Existing Land Use �� 2-6

2-4 Glenvar Center Demographics �� 2-4

Zoning �� 2-9

2-5 Roanoke County Demographics �� 2-4

Future Land Use �� 2-11

2-6 Existing Land Use �� 2-5

Floodplains �� 2-16

2-7 Zoning �� 2-10

Slope �� 2-17

2-8 Future Land Use �� 2-12

Karst Topography �� 2-20

2-9 Residential Units Constructed by Time Period �� 2-13

Historic Resources ��2-24

2-10 Median Home Value ��2-13

Community Facilities ��2-28

2-11 School Enrollment ��2-27

Water and Sewer Utilities ��2-34

2-12 Fire and Rescue Calls by Type, 2022-2024 ��2-30

Traffic Counts ��2-38

2-13 Interstate 81 Fire and Rescue Calls by Type, 2024 ��2-31

Multi-Modal Transportation �� 2-41 Spring 2025 Survey Respondent Locations �� 3-2 Fall 2025 Survey Respondent Locations �� 3-19 Potential Transportation Projects Fall 2025 �� 3-32

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INTRODUCTION

Chapter 1. Introduction The Glenvar Center Study Area is located west of the City of Salem along the West Main Street (Route 11/460) corridor. In 2016, the Roanoke County Planning and Economic Development Departments identified potential Activity Center locations throughout the County. Activity Centers are areas that

Looking West from Glenvar Center

have potential for high-density, mixeduse, walkable development that exist along major transportation corridors, contain employment and housing opportunities, have existing public and institutional uses, and are typically densely populated. Glenvar Center was among the potential Activity Centers identified in 2016.

Glenvar Center Regional Context

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INTRODUCTION

Relationship to Comprehensive Plans The Commonwealth of Virginia requires that every locality adopt a Comprehensive Plan for “guiding and accomplishing a coordinated, adjusted and harmonious development of the territory...which will best promote the health, safety, morals, order, convenience, prosperity and general welfare of the inhabitants” (Code of Virginia §15.2-2223). Roanoke County’s 200 Plan (200 Plan) was adopted in September 2024 as the County’s Comprehensive Plan and is “intended to serve as the framework for the County, its citizens, business owners, and the development community to guide growth and development for the next 15 years”.

Glenvar CPA Community Meeting

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Glenvar CPA Community Meeting

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The 200 Plan consists of a countywide document as well as separate documents for each of Roanoke County’s eleven (11) Community Planning Areas (CPAs) – contiguous areas of similar environmental, demographic, and infrastructural character that, taken all together, comprise the entirety of Roanoke County. During the development of

INTRODUCTION

the 200 Plan, staff hosted community engagement events with each of the eleven CPAs to gain focused insight and feedback from different geographic areas of the County.

Recommended Activity Centers and Rural Centers

During the CPA engagement meetings, citizens were given the opportunity to consider each of the potential Activity Center locations identified during the 2016 staff land use analysis, which can be viewed on the map to the right. The portion of the Glenvar area to the west of the City of Salem was ranked among the top recommended locations to have an Activity Center plan developed, and due to its location in the Glenvar CPA, was adopted as a land use-specific recommendation in the Glenvar CPA summary document. The development of the Glenvar Center Plan aims to carry out this recommendation for an Activity Center plan while building off of other recommendations found in the Glenvar CPA summary document. The Glenvar Center Plan is proposed to be adopted into the Roanoke County 200 Plan as one in a series of small area, corridor

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INTRODUCTION

and community planning studies that provide detailed, area-specific analyses and recommendations. Another component of the 200 Plan that informed the development of the Glenvar Center Plan is the 2012 Glenvar Community Plan. The Glenvar Community Plan involved studying development and redevelopment issues

Glenvar Community Plan January 2010 Community Meeting

May 2011 FLU Discussion with Glenvar Focus Group Members

along the West Main Street corridor and Transition to Glenvar Village to in anticipation of a West Main Street encourage this type of development. widening project. The vision to encourage appropriate development along this segment of the Part of the community’s vision defined corridor, which is almost entirely within during the development of the Glenvar the defined boundary of the Glenvar Community Plan was to encourage a mix Center, continues to resonate with of land uses in a manner consistent with citizens of the Glenvar community. In Glenvar’s rural character. The adoption addition to the Glenvar Community of the plan resulted in the Future Land Plan’s vision, many of the additional Use (FLU) designation of the area along goals and recommendations of this the West Main Street corridor between plan are still relevant today, providing a Technology Drive and the City of Salem foundation for the development of the changing from Principal Industrial Glenvar Center Plan.

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INTRODUCTION

Plan Development

Implementation

The Glenvar Center Plan was prepared by Roanoke County staff, Planning Commission, and Board of Supervisors in collaboration with stakeholders and members of the public. The Plan envisions a long-term transformation of this primarily industrial corridor into a prosperous and attractive community center for all residents, businesses, and visitors.

The Glenvar Center Plan will be implemented over the next 15 years. Successful implementation depends on the necessary regulatory tools, continued community engagement and appropriate financing policies that can encourage and guide private development along with strategic public investment.

The Plan was launched in 2025 and is supported by abundant public support gathered through its development. Over 451 people participated in the Plan’s development through inperson meetings, surveys and other engagement strategies.

The Plan provides an overall vision and goals, with recommendations on how to achieve this vision. Specific implementation strategies will need to be studied and evaluated prior to any actions taken by the Roanoke County Planning Commission and the Roanoke County Board of Supervisors.

May 2025 Community Meeting It will be necessary to review this Plan and its implementation strategies over time and make any revisions as needed to address changing conditions and any development impacts on existing public services. As progress is made on implementing this Plan, it will be critical to keep residents, businesses and the general public informed through future public engagement efforts. Plan Structure

April 2025 Community Meeting

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The Glenvar Center Plan is divided into several chapters covering a different aspect of the plan and/or its development. Following this Introduction (Chapter 1) is a section on Existing Conditions (Chapter 2). The Existing

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INTRODUCTION

Hello Summer Festival at Green Hill Park Conditions section provides information about the study area, its population and demographics, current and future land uses, zoning and land use opportunities. This section also discusses natural and cultural resources, community facilities, transportation, and land use and housing. The Community Engagement section (Chapter 3) covers the range of public engagement activities that were conducted during the planning process. This section also includes discussion of public input and stakeholder feedback received in the planning process.

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The Plan’s Vision, Goals, and Objectives section (Chapter 4) provides the community’s vision and identified goals and objectives for the study area that were derived from the community engagement process. This section sets the foundation for the Plan’s recommendations and implementation strategies. The Recommendations and Implementation section (Chapter 5) provides recommended actions to be taken over the next 15-plus years and the tools for implementation that are available. The recommendations

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include future policy actions as well as physical infrastructure wants and needs which are derived from public input and aim to provide a structure for implementation strategies that will serve the health, safety, prosperity and welfare of the community over the next 15 years. In addition to the chapters in this plan, a Plan summary that highlights the key components of the various sections of the Plan was also developed. The Summary is provided in an easy-to-read format with many graphics, maps, tables and charts.

EXISTING CONDITIONS

STUDY AREA

Chapter 2. Existing Conditions Study Area Location, Context and Boundary

Study Area, data was sourced from the American Community Survey 1-Year Estimates generated for the year 2024. A majority of these residents live north of West Main Street in residential neighborhoods and the Friendship Richfield senior living community. According to population forecasts generated by ESRI for the year 2024, there are approximately 8,322 residents living within a 2-mile radius of the intersection of West Main Street and Garman Road, which is located in the heart of study area.

The Glenvar Center Study Area is located in the western portion of Roanoke County between the City of Salem and the Montgomery County line. The study area encompasses 479 parcels totaling 809 acres and is bounded by the City of Salem, Interstate 81, the Roanoke River, and Fort Lewis Church Road. Both West Main Street (Route 11/460) and the Norfolk Southern railroad run east to There are several important community west through the study area. resources in the study area - Glenvar Library, Fort Lewis Elementary School, the According to the U.S. Census Bureau, Fort Lewis Fire and Rescue Station, and there are approximately 874 residents State Police Headquarters. Numerous that live directly in the Glenvar Center commercial businesses operate along

West Main Street in the study area, both smaller-scale commercial uses like Salem Animal Hospital, Interstate All Battery Center, Whitt Carpet, Salem Auto Sales, C&C Assembly, Glenvar Minute Market, and Katch Construction Supply, and a couple of large-scale commercial uses – James River Equipment and Specialized Saw and Mower. Industrial sites are located throughout the study area, with a R&L Carriers trucking terminal on Daugherty Road, warehouses on Crossmill Lane, and a high concentration of industrial uses south of West Main Street around the Norfolk Southern railroad tracks, with the Koppers Roanoke Plant, Kroger Distribution Warehouse, and New Millennium Building Systems all located in this area.

Glenvar Center Looking West from the City of Salem Credit: RVTV

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EXISTING CONDITIONS

STUDY AREA

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EXISTING CONDITIONS

DEMOGRAPHICS

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Source: 2023 American Community Survey 1-Year Estimates

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Population and Demographics

The percentage of the population based on age groups for the study area, For the purposes of understanding the Roanoke County, and Virginia can be population of the Glenvar Center Study viewed in Figures 2-1, 2-2, and 2-3. area, demographic information was analyzed utilizing ESRI forecasts for the The Glenvar area has a higher proportion year 2024 which are generated using U.S. of residents over the age of 55 (40.3%) Census data from the 2020 decennial than Roanoke County (35.7%) and Census. To compare the study area Virginia (29.8%). This trend of the study demographic information to Roanoke area being older in age compared to County and the Commonwealth of Roanoke County and Virginia is likely Virginia, data was sourced from the due to the fact that there is more single family housing, which is more often American Community Survey 1-Year inhabited by older populations that Estimates generated for the year 2023. are more established in their careers. In addition, the Friendship Richfield senior living community, which has Figure 2-3 approximately 500 residents, is located in the study area which is likely why the percentage of 85+ residents (3.8%) is higher than in Roanoke County (2.7%) and the State (1.7%). The share of school-aged children (519 years of age) is similar in Glenvar (17.2%), Roanoke County (16.8%), and Virginia (18.8%). The largest age group in Glenvar (14.1%) and Roanoke County (13.3%) is 55–64, while in Virginia, the largest age group is 35–44 (13.9%).

Source: 2023 American Community Survey 1-Year Estimates

Source: ESRI Projections Based on 2020 U.S. Census

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EXISTING CONDITIONS

DEMOGRAPHICS Figure 2-4

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Figures 2-4 and 2-5 compare the demographics of the Glenvar Center Study Area and surrounding vicinity to Roanoke County as a whole. Highlights include: • Glenvar Center had approximately 874 people living inside the study area boundary in 2024 according to American Community Survey 1-Year Estimates, with approximately 8,382 people living within a two-mile radius of the intersection of West Main Street and Garman Road. • The area within a two-mile radius of the intersection of West Main Street and Garman Road has both a higher per capita income ($52,728) and a higher median household income ($97,724) than Roanoke County. • A higher percentage of housing units are owneroccupied in the study area and surrounding vicinity (87%) compared to Roanoke County (75%). • The median age of residents in the study area and surrounding vicinity is older (47.4 years) than Roanoke County (42.9 years). • The average household size in the study area and surrounding vicinity is 2.43 persons, which is similar to the average household size of Roanoke County at 2.36 persons. Figure 2-5

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EXISTING CONDITIONS

LAND USE & HOUSING

Figure 2-6

The second largest use of land is for residential purposes, with 151.5 acres (21.8%) occupied by either single family residential (14%) or multi-family residential (7.8%). The majority of single family dwellings are located in four (4) predominant subdivisions: Andrew Lewis Place (1948), Grandview Gardens (1950), Andrew Lewis Gardens (1974), and Fort Lewis Village (1978). The multifamily residential uses are concentrated in the Friendship Richfield Living facility which provides age-restricted housing including assisted living and independent living options.

Land Use Existing Land Use Existing land use refers to the current use of a particular parcel of land. The predominant use of the land in the study area is industrial at 57.5%, with a majority of these industrial land uses located south of West Main Street adjacent to the Norfolk Southern railroad. Of the 399.8 acres that are occupied by industrial uses, 308.8 acres are owned by just five (5) property owners: Koppers, New Millennium, Horace M. Obenchain, Kroger, and Medeco.

Kroger Warehouse and BGDC Distribution Company Credit: RVTV

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Friendship Richfield Living Campus Credit: RVTV

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EXISTING CONDITIONS

LAND USE & HOUSING

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Existing Land Use DRAFT GLENVAR CENTER PLAN

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EXISTING CONDITIONS

LAND USE & HOUSING

The third largest land use in the study area is commercial at 35.73 acres (5.14%) which is distributed at various locations along the West Main Street corridor. Commercial businesses include various sales, service, and repair establishments including James River Equipment, Whitt Carpet One, the Salem Animal Hospital, and the Glenvar Minute Market location which includes a gas station, convenience store, and a Domino’s Pizza. Land occupied by civic uses totals 26.77 acres (3.8%) and includes the Fort Lewis Fire and Rescue Station, the Glenvar Library, State Police Headquarters, Fort Lewis Elementary School, and various churches of different denominations which are scattered throughout the study area. Of the remaining land uses, only one parcel at 0.9 acre (0.1%) is used solely for office use, while the rest of the 80.95 acres (11.64%) are vacant and not occupied by a specific land use. The location of each existing land use can be viewed in the map on page 2-6, and a land use percentage breakdown can be viewed in Figure 2-6.

Surrounding Neighborhoods

Land Uses South of West Main Street (Route 11/460) Credit: RVTV

The Glenvar Center Study Area is surrounded by a variety of land uses. To the west, the City of Salem is easily accessed by West Main Street. A similar land use pattern exists over the Salem city line with commercial uses adjacent to West Main Street, residential to the north between West Main Street and Interstate 81, and industrial uses to the south between West Main Street and the Roanoke River. Although there are many commercial uses along West Main Street in the Glenvar Center Study Area, there are a higher concentration of restaurants and retail services within the City of Salem.

Land Uses North of West Main Street

To the north of the study area across Interstate 81, there are additional single family residential neighborhoods built between the 1950s and early 2000s, as well as the Glenvar Elementary, Middle, and High Schools. The area is accessed by Butt Hollow Road, Alleghany Drive, and Fort Lewis Church Road, all of which run under Interstate 81, and Daugherty Road, which runs over the interstate.

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Credit: RVTV

EXISTING CONDITIONS

LAND USE & HOUSING As you head west on West Main Street past Fort Lewis Church Road—the western edge of the study area—the landscape becomes more open, with larger, less developed parcels with scattered industrial and commercial uses. About half a mile beyond the boundary lies Technology Drive, home to Valley Tech Park. Developed in 1996 by the Roanoke County Industrial Development Authority, the park hosts four major industries: Mack Trucks, Lowe’s Distribution Warehouse, Synchrony Magnetic Bearings, and Industrial Battery and Charger, Inc.

Diuguids Lane and Green Hill Park Credit: RVTV

Valley Tech Park Credit: RVTV

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The land south of the Roanoke River is not conveniently accessed from the study area - no bridge crossings have been constructed over this stretch of the river. The closest roads that bridge the Roanoke River are Diuguids Lane located within Salem City limits approximately 1/2 mile from the eastern study area boundary, and Barley Drive located off of Technology Park Drive, approximately 1/2 mile from the western boundary of the study area.

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After crossing the river from Diuguids Lane, Green Hill Park — a 196-acre Roanoke County park — is immediately accessible to the west. East of the park are residential subdivisions built between 1976 and 2020, while to the west, the slope increases toward Poor Mountain and larger rural residential parcels and vacant lots are found, as well as, Blue Ridge Beverage, Inc., which is accessed via Barley Drive.

EXISTING CONDITIONS

LAND USE & HOUSING

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EXISTING CONDITIONS

LAND USE & HOUSING Figure 2-7

Zoning The Roanoke County Zoning Ordinance regulates the uses that are permitted on each property in Roanoke County. Contained in the Zoning Ordinance is an official zoning map which depicts the location of each zoning district and regulations regarding what uses are permitted and design standards for each use, such as setbacks, height limits, size requirements, and other development standards. A map of the zoning districts in the Glenvar Center Study Area can be viewed on page 2-9.

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Mirroring the existing land use of the Glenvar Center Study Area (pages 2-5 to 2-7), the majority of land in the study area is industrially zoned, with 54.6% of the study area zoned as High Intensity Industrial (I-2) and 14.1% of the study area zoned as Low Intensity Industrial (I-1). High Intensity Industrial zoning districts are found south of West Main Street concentrated along the Norfolk Southern railroad, while the Low Intensity Industrial zoning districts are found north of West Main Street. Low Density Residential (R-1) zoning makes up the second largest zoning designation and is concentrated where the existing single family dwellings are found in the subdivisions adjacent to the City of Salem. There are six (6) additional parcels zoned R-1 on Crossmill Lane which have single family dwellings. This isolated R-1 zoning district is surrounded by I-1 zoning to the east, south, and west, with Interstate 81 to the north. The remainder of the study area is zoned commercially, with 12.5% zoned High Intensity Commercial (C-2) and 4.0% zoned Low Intensity Commercial (C1). These zoning districts are scattered

DRAFT GLENVAR CENTER PLAN

throughout the study area and are primarily accessed from West Main Street. It is important to understand what zoning districts currently exist in the study area to assess what uses are permitted for potential future development and redevelopment opportunities. The following uses are generally allowed in the zoning districts present in the study area: • Low Density Residential (R-1): Primarily single-family detached homes. • Low Intensity Commercial (C-1): office and commercial uses. • High Intensity Commercial (C-2): A wide variety of retail and service related uses. • Low Intensity Industrial (I-1): Office, commercial, and low-intensity industrial uses. • High Intensity Industrial (I-2): Office, services and sales establishments, and medium- to high -intensity industrial uses.

EXISTING CONDITIONS

LAND USE & HOUSING

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EXISTING CONDITIONS

LAND USE & HOUSING Figure 2-8

Future Land Use The Roanoke County 200 Plan includes a Future Land Use map that depicts the Future Land Use designations for the County consistent with the community’s vision for the future. The Future Land Use map acts as a guide for future decision making, including potential changes to the Zoning map. The study area has three primary Future Land Use designations, including Glenvar Village, which was adopted as part of the Glenvar Community Plan (2012). A map of the Future Land Use designations can be viewed on page 2-11, while Figure 2-8 shows breakdown of the percentage of each Future Land Use designation.

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EXISTING CONDITIONS

LAND USE & HOUSING

Housing Total Housing Units and Types of Housing The Glenvar Center Study Area contains four subdivisions, Andrew Lewis Place, Grandview Gardens, Andrew Lewis Gardens, and Fort Lewis Village. Friendship Richfield Living, a retirement community, is also located in the Glenvar Center Study Area. According to the 2026 Roanoke County Real Estate Records, the Glenvar Center Study Area contains 419 residential units. Outside of Friendship Richfield Living, the Glenvar Center Study Area housing stock is comprised of 199 singlefamily detached homes and 2 multifamily units. Friendship Richfield Living contains 9 single-family detached homes and 209 multi-family units.

Study Area contains approximately Figure 2-9 166 owner occupied units. The Glenvar Time Period Center Study Area has a higher rate of homeownership (82.6%) than the Before 1920 Roanoke County and Virginia averages. Age of Housing Age of housing is measured in two ways. First, it can be measured by number of housing units built in a certain time period. Second, it can be measured by the median year all the housing in the Study Area was constructed. The median year all the residential units in the Glenvar Center Study Area, excluding Friendship Richfield Living, were constructed is 1960. Figure 2-9 shows the time periods that the residential units in the Glenvar Center Study Area were constructed.

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1930-1939

1940-1949

1950-1959

1960-1969

1970-1979

1980-1989

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2000-2009

2010-2019

Since 2020

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Tenure Homeownership plays an important role in building strong communities. Roanoke County has a higher rate of homeownership (72.9%) than the Virginia average (67.1%). Excluding Friendship Richfield Living, the Glenvar Center

Residential Units Constructed

Andrew Lewis Place

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EXISTING CONDITIONS

NATURAL & CULTURAL RESOURCES Natural Resources

Water Quality

Roanoke River and Streams

The Virginia Department of Environmental Quality (DEQ) publishes a biennial report with the goal of assessing whether water bodies throughout the state meet water quality standards. In Virginia, water quality standards that have been established designate the following six uses for surface waters in Virginia: aquatic life, fish consumption, public water supplies, recreation, shellfishing use, and wildlife. When water bodies are not able to meet one or more of these designated uses, they are determined to be impaired. The water quality status of various water bodies is determined through the analysis of chemical, biological, and/or physical samples collected through DEQ.

The Roanoke River runs southwestto-northeast through the Glenvar Community Planning Area (CPA) for approximately ten miles, dividing the area between Fort Lewis and Poor Mountains. A 2.2-mile section of the Roanoke River serves as the southern boundary of the Glenvar Center Study Area. Its headwaters begin northwest of the study area in Elliston (Montgomery County), and the river serves as a vital resource, offering scenic beauty, recreational opportunities, and a source of drinking water for both residents and visitors of Roanoke County. Within the Glenvar CPA, eight tributary streams feed directly into the Roanoke River. Three of these - Stypes Branch, Big Bear Rock Branch, and Butt Hollow Branch - are within the Glenvar Center Study Area and begin near the ridgeline of Fort Lewis Mountain and flow southward through hollows, which are small mountain valleys, before reaching the river.

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Roanoke River at Green Hill Park

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Throughout the study area, there are four primary Water Quality Assessment Monitoring Stations on the Roanoke River. These monitoring stations are operated by DEQ to determine the water quality status of the river between a section of the river adjacent to Valley TechPark (Station ID: 4AROA219.08) and a section of the river adjacent to the eastern edge of Green Hill Park (Station ID: 4AROA216.75).

EXISTING CONDITIONS

NATURAL & CULTURAL RESOURCES According to data analyzed as part of the Final 2022 Integrated Report published by DEQ, the stretch of the Roanoke River between these two monitoring stations is impaired. The listed causes of impairment include Escherichia coli (E. coli), Polychlorinated Biphenyls (PCBs) found in fish tissue, and temperature. E. coli impairments can be due to multiple sources, including discharges from Municipal Separate Storm Sewer Systems, livestock, septic systems, sanitary sewer overflows, domestic waste, and wildlife (other than waterfowl). While some sources of PCBs found in fish tissue are unknown, known causes include landfills, urban runoff/storm sewers, and wet weather discharges. The primary cause of temperature impairment is natural causes such as lack of shade that increases temperature due to exposure to sunlight.

within its boundaries, all draining into the Roanoke River. However, there are only two watersheds within the Glenvar Center Study Area, which include the Butt Hollow Creek and Big Bear Rock Branch watersheds within the Upper Roanoke River subbasin. Floodplain A floodplain is a low-lying area adjacent to a river or stream that is prone to flooding. The 100-year floodplain is composed of two parts: the floodway and the floodway fringe. The floodway includes the river channel and surrounding land needed to safely convey a 100-year flood (a flood with a 1% chance of occurring in any given year) without significantly raising water levels. The floodway fringe encompasses adjacent areas also at risk of flooding

during such an event, with a 1% annual chance of inundation. The 500-year floodplain is comprised of areas beyond the limits of the 100-year floodplain with a 0.2% annual risk of inundation. In the Glenvar Center Study Area, the floodplain spans approximately 313 acres, 212 of which are 100-year floodplain and 101 of which are 500year floodplain. The 100-year floodplain composes approximately 26.2% of the study area and the 500-year floodplain composes approximately 12.5%. The floodway spans approximately 44 acres which is approximately 5.4% of the study area. All floodplain and floodway is located within the high-intensity industrial zoning district. The areas within the 100year and 500-year floodplain can be viewed on the map on page 2-16.

Watersheds A watershed is a land area where all surface water converges to a single point, such as a stream, river, or lake. Within the Glenvar CPA, there are 27 watersheds that either lie fully or partially

Industrial Land Uses in the Roanoke River Floodplain Credit: RVTV

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Topography Elevations within the Glenvar Center Study Area range from 1,032 feet to 1,192 feet above sea level, difference of only 160 feet. The lowest elevation is found in the areas along the Roanoke River, while the highest point is located along the northern border of the study area adjacent to Interstate 81. Slope Approximately 3% of the Glenvar Center Area consists of steep slopes with gradients of 33 percent or greater. These areas are subject to additional building regulations due to the increased difficulty of development, which may involve challenges related to land stabilization, grading, retaining walls, and site access. The vast majority of this steeply sloped land is located near Interstate 81 where the roads bisect as well as along the fringe of the floodplain. The Glenvar Center Study Area is primarily flat with gentle slopes. A map of the slopes throughout the study area can be viewed on page 2-17.

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Fort Lewis Mountain Credit: Lists of John, wayfarer

The next notable natural feature is Dixie Caverns which opened to the public in 1923 and is the only commercial cavern in Roanoke County and the southernmost of its kind in Virginia. Unlike most caves that descend downward, Dixie Caverns ascends into a massive chamber that soars 160 feet high. The Virginia Department of Conservation and Recreation (DCR) has designated the site as a karst conservation site, recognizing its biologically significant geological features. The site also offers a year-round campground, a rock and mineral shop, and an antique mall.

Natural Features and Areas While there is an absence of topographic or geologic features within the Glenvar Center Study Area, there are a few notable features within or adjacent to the Glenvar CPA. Fort Lewis Mountain is located north of the Glenvar Center Study Area and stretches westward for eleven (11) miles from the City of Salem, with elevations ranging from 1,400 feet to a peak of 3,280 feet. Its current name pays tribute to a pre-Revolutionary War fort and General Andrew Lewis.

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Dixie Caverns

Credit: Flickr, Itinerant Wanderer

EXISTING CONDITIONS

NATURAL & CULTURAL RESOURCES Just south of Fort Lewis Mountain lies the Havens Wildlife Management Area (WMA). Acquired in 1930 by the Virginia Department of Game and Inland Fisheries (DGIF), the original 6,000-acre tract has since expanded to 7,190 acres. The terrain is steep, heavily forested, and mostly inaccessible. Once used for timber harvesting, the land is slow to regenerate due to nutrient-poor soils and limited water availability. Today, it is 99% forested, with a diverse mix of oak, hickory, pine, and beech, along with some large eastern hemlocks. The area supports a range of wildlife including white-tailed deer, black bears, red foxes, squirrels, wild turkeys, and ruffed grouse.

Havens Wildlife Management Area Credit: Virginia DWR

Poor Mountain Lastly, Poor Mountain is located approximately five miles from the Glenvar Center Study Area. It is the highest peak in Roanoke County at 3,928 feet, features infertile, acidic soils derived from metamorphosed sandstone. DCR has identified 345 acres near Harborwood Road as containing biologically significant karst resources and designated over 2,000 acres of the mountain’s rugged ridges, narrow ravines, and steep slopes as supporting

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the world’s largest known population of piratebrush, a globally rare plant, along with at least two rare ecological communities. The mountain is largely covered in open-canopied pine-oak woodlands, with higher elevations dominated by chestnut oak, scarlet oak, bear oak, Table Mountain pine, and pitch pine. The understory is rich in acidloving shrubs such as black huckleberry, mountain laurel, and fetterbush.

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NATURAL & CULTURAL RESOURCES A portion of Poor Mountain is protected by the Poor Mountain Natural Area Preserve, a 925-acre site managed by DCR since its acquisition in 1991. The preserve features hiking trails and is a popular destination for bird watching, with species such as ruffed grouse, wild turkeys, pileated woodpeckers, and numerous butterflies frequently observed. Geology The Glenvar Center Study Area is located in the basin between the base of Fort Lewis Mountain and Poor Mountain, which are located within the Ridge and

Valley ecoregion, a landscape defined by a series of northeast-to-southwesttrending parallel ridges separated by narrow valleys. However, the southern slope of Poor Mountain lies within the Blue Ridge ecoregion, which features a more varied terrain — ranging from narrow ridges and hilly plateaus to large, rugged mountain masses — and is typically underlain by metamorphic bedrock.

Blue Ridge ecoregions. These distinctive landforms develop primarily through the gradual dissolution of bedrock, rather than through mechanical erosion. Because karst terrain is highly sensitive to environmental disturbances, it requires special consideration to protect groundwater quality and to avoid construction in geologically unstable areas.

There are eight sinkholes totaling Karst approximately 5.9 acres within the Glenvar Center Study Area. Within the Karst features — such as sinkholes Glenvar CPA, 21 sinkholes have been and caves — are commonly found identified, with the majority located throughout both the Ridge and Valley and south of West Main Street. The areas of the study area with karst topography can be viewed on the map on page 2-20. Soils

View of Fort Lewis Mountain from Poor Mountain Natural Area Preserve Credit: Roanoke Times, Kevin Myatt

Karst Topography Diagram Credit: Adobe Stock, VectorMine

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Soil surveys offer valuable information about potential development constraints in a given area. By examining factors such as soil type, slope, and depth to bedrock, these surveys help identify limitations that may affect the suitability of land for various types of development. In 1990, the United States Department of Agriculture (USDA) conducted a soil

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Poor Mountain Credit: RVTV

survey for Roanoke County providing classifications, definitions, and development limitations for different soil types. It is important to recognize that soil surveys are based on generalized data. For accurate assessment of a specific site, detailed, site-specific soil evaluations are necessary. In many cases, technical or design interventions can help mitigate certain soil-related limitations.

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The most prevalent soil type in the Glenvar Center Study Area is Wheeling Loamy Soil totaling over 190 acres of the study area. The Wheeling soil series, classified by the USDA, consists of deep, well-drained, moderately permeable soils formed in loamy sandstone and shale. These soils are typically found on uplands and hillsides in the Appalachian region, including parts of southwest Virginia, West Virginia, and surrounding

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states. Wheeling soils support forests and are also used for pasture, hay, and limited row crops. A loamy soil type generally means that there is a healthy balance of mixed sand, silt, and clay. Their characteristics make them moderately suited for agriculture, with limitations due to slope and erosion potential. This type of soil is typically found adjacent to rivers.

EXISTING CONDITIONS

NATURAL & CULTURAL RESOURCES Cultural Resources Historic Survey The 1992 Historical Architecture Reconnaissance Survey and the United States Geological Survey (USGS) National Map document historic resources in Roanoke County. The Virginia Cultural Resources Information System (VCRIS) contains an inventory of historic resources recorded by the Virginia Department of

Historic Resources (DHR) that have been evaluated for cultural significance. According to the Historical Architecture Reconnaissance Survey, the USGS National Map, and VCRIS, the Glenvar Community Planning Area contains approximately 325 historic resources. The study area contains thirty-six of these historic resources, including Fort Lewis Baptist Church, Fort Lewis Elementary School, Daugherty Road Bridge, the Fort Lewis Marker, Mercy House Cemetery, a

historic commercial building, and thirtytwo historic homes. The map of historic sites is shown on page 2-24. The only property listed on the National Register of Historic Places in close proximity to the study area is Pleasant Grove. The property is approximately 400 feet from the southwest boundary of the Glenvar Center Study Area. This estate was originally part of a mid-19thcentury, 1,150-acre plantation situated along the Roanoke River. The collection of buildings at Pleasant Grove represents one of the most well-preserved examples of historic domestic architecture in the region. In recognition of its architectural and agricultural importance, Pleasant Grove was added to the list of Virginia Landmarks and National Register of Historic Places in 2003. History of Glenvar

Pleasant Grove

Credit: Virginia DHR, Mike Pulice

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The name “Glenvar” originated in 1891 from Mary Glenvar Harmon, daughter of a prominent local landowner. Before then, the area west of Salem was known as Fort Lewis. The area was referred to as Fort Lewis before 1890, as Fort Lewis and Glenvar between 1891 and 1964, and as Glenvar thereafter, following the high school’s construction.

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EXISTING CONDITIONS

NATURAL & CULTURAL RESOURCES Before European settlers arrived, the Fort Lewis area was part of a common hunting ground known as the “Debatable Land,” contested by several Siouanspeaking tribes—including tribes such as the Monacan, Saponi, Cherokee and Shawnee. Two significant Native American archaeological sites are found here: the Fort Lewis Swamp site, near the Roanoke River, which yielded artifacts dating from 10,000 B.C. to 1600 A.D., and the Thomas-Sawyer site in west Salem, notable for a pottery kiln carbondated to 1585. The “Great Indian Warpath,” running through the valley between Fort Lewis and Poor Mountain, served as a major route for Native American tribes and later for Scotch-Irish and German settlers moving west. This path evolved into the “Wilderness Road” and is now West Main Street and parts of Interstate 81. James Campbell was the first recorded landowner in the study area in 1742. Fort Lewis, built in 1755 as part of a frontier defense line, served as a military post during the French and Indian War and was a rendezvous for Colonel William

Byrd’s Cherokee Expedition. Troops were stationed here until 1762. The Fort Lewis Historical Plaque can be found across from the entrance of Hawley Drive off of West Main Street. Alexander Boyd purchased land near the fort in 1760 and established a general store that operated into the 19th century. The name “Fort Lewis” came to represent the plantation and community around Boyd-Ross’s property.

The railroad has been a catalyst for growth in Roanoke since its beginning in the mid-1800’s and this particularly true for the Glenvar Center Study Area with its 46,000 feet or 8.7 miles of railroad tracks. The Fort Lewis Community expanded in the mid-1800s with the construction of the Virginia and Tennessee Railroad, chartered in 1848. By 1855, the railroad reached Roanoke and Montgomery counties, adding telegraph lines in 1857 and sleeping cars by 1860. Early stops Until the 1890s “Boom Days,” the area included Salem and Big Spring near was dominated by three large farms: Elliston. the 1,500-acre Joseph Deyerle farm (Pleasant Grove), the 4,500-acre White In 1870, the Virginia and Tennessee farm (site of Fort Lewis Mansion), and the Railway merged into the Atlantic, 1,200-acre Zirkle farm. These plantations Mississippi and Ohio Railroad, which produced tobacco, corn, wheat, hay, became the Norfolk and Western and liquor. Railroad in 1881. By 1882, stops included Salem, Deyerle’s Switch, and Big Spring. Social life centered around the one- Double-tracking from Roanoke to Big room “Old Glenvar Schoolhouse,” built Spring was completed by 1891. circa 1840, and Fort Lewis Baptist Church, completed in 1855. The school was the Around this time, the name “Glenvar” first free school in Roanoke County. The emerged, named after Mary Glenvar church, founded by local landowners, Harmon, whose family operated a store replaced earlier attendance at Salem and cannery near the train station. The Baptist Church six miles away (Keagy, Glenvar post office opened in 1892, 1988). closed when Harmon moved away, and

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NATURAL & CULTURAL RESOURCES reopened in 1915 under new ownership. The nearby “Singer” post office operated until the 1930s when rural mail delivery took over.

hub. By 1930, the community had over 250 homes, a post office, a new brick elementary school, five churches, four stores, and three industries.

In 1890, Pierpont Brick Works, the community’s first industry, was founded. Known for high-quality bricks used in local construction, it operated on land between the Norfolk and Western and Virginian Railways. The Virginian Railway was built through Roanoke County in the early 1900s to haul heavy freight and merged with Norfolk and Western in 1959; much of it remains in service today. In 1910, Frank B. Gordon remodeled the old Fort Lewis home in Colonial Revival style; it was destroyed by fire in 1949.

Farming shifted from large plantations to smaller farms averaging 35 acres by 1930, transitioning from tobacco to wheat, corn, hay, dairy, orchards, and poultry to meet local demand. By then, only 28% of residents worked in farming; most were employed in labor, services, or professional roles.

While the Glenvar Area within Roanoke County was not clearly defined until the late 20th century, historical text generally defined the western portion of Roanoke County as Glenvar. Based on historic accounts of homes in the area during the early 20th century, it is suggested that Glenvar’s population grew by about twothirds or 67% between 1917 and 1927. This growth was likely driven by migration from nearby counties towards a more commerically area and transportation

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Glenvar became a recreational area in the early 20th century with the opening of Dixie Caverns in 1923, Camp Roanoke (originally opened in 1925), and Havens Wildlife Management Area in 1930. Many cabins were built near the Roanoke River between 1920 and 1940 to further boost recreational tourism in the Glenvar community and surrounding area. Mercy House, a tuberculosis sanatorium and nursing home opened in 1934 on the former Poor Farm. It expanded in the 1930s and was renamed Richfield Retirement Community in the 1970s, then renamed again in 2023 to Friendship Richfield Living, now a major local employer with extensive facilities

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including independent living, assisted living, and memory care. The campus also includes outpatient medical offices. Post-WWII, Glenvar saw industrial and residential growth. Koppers Roanoke Plant opened in 1955 producing railroad ties. Interstate 81 opened in 1964, becoming a major transportation corridor and connected Roanoke County and the Glenvar area to the expansive interconnected interstate system. Medeco Locks and Blue Ridge Beverage Company established headquarters in Glenvar in 1975. Suburban development began near Fort Lewis Elementary in the 1940s-50s. Glenvar Elementary School opened in 1959, Glenvar High School in 1964, and the Glenvar Library in 1978 with the new Glenvar Library opening in 2013. More recent developments include Valley Tech Park in 1994, Spring Hollow Reservoir in 1995, the Center for Research and Technology in 2000, the reopening of Camp Roanoke in 2001, and the Western Virginia Regional Jail which opened in 2009. These facilities have driven the growth and evolution of the Glenvar Center, making it a nucleus for residents, employees, and visitors alike.

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Community Facilities Schools The four Roanoke County Schools serving the Glenvar Center Study Area are Fort Lewis Elementary School, Glenvar Elementary School, Glenvar Middle School and Glenvar High School. Fort Lewis Elementary is located on West Main Street at the eastern end of the study area and Glenvar Elementary School, Glenvar Middle and Glenvar High Schools are located in a campus off of Malus Drive on the north side of Interstate 81. The locations of these schools in relation to the study area can be viewed on the map on page 2-28. Fort Lewis Elementary School serves residents in the easternmost section of the study area bordering the City of Salem along Locust Grove Lane, and the Glenvar Elementary School district covers the remaining portion of the study area. Both Glenvar Middle and High Schools serve the entire study area. The original, one-room Fort Lewis Elementary was built in 1889 and later expanded to four rooms in the early 1900s. In 1928, the present structure

opened with seven classrooms and an auditorium. Expansions in 1941 and 1996 have resulted in the fifteen-classroom structure present today. In December 2010, a section of the roof that was constructed in 1996 collapsed under the weight of heavy snow. No one was injured in the incident and the structure was fully repaired by February 2011.

renovations, including new entrances. Glenvar Middle School opened in 1996 following the completion of a 41,000 square foot expansion connected to the existing high school.

The four schools Glenvar schools were all under capacity for the 2024-2025 school year according to data from the National Center for Education Statistics Glenvar Elementary, Middle and High (NCES). These enrollment figures are School are located in a single campus listed in the table below. north of Interstate 81 on Malus Drive. Figure 2-11 The campus was completed in 1964, Enrollment Capacity with both the elementary and high School Name Capacity (2024-2025) Percent schools opening at that time. Glenvar Ft. Lewis High School has served residents of the 250 252 99% Elementary community as a high school from 1964Glenvar 1976 and continuously since 1983. From 372 420 89% Elementary 1977-1982, the school served as Glenvar Glenvar Junior High following the consolidation 433 619 70% Middle of Andrew Lewis and Glenvar High Schools into Salem High School. Glenvar Glenvar High 620 755 82% was reestablished as a high school in 1983 following the formation of the Salem City Schools system. Glenvar High School was significantly renovated in 2020 and included adding larger, updated classrooms and offices, a new gymnasium, library, cafeteria, Glenvar Schools science wing, auditorium, and exterior

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Green Hill Park

Glenvar Library Library

Green Hill Park, located south and east of the study area at the intersection of Duiguids Road and Harborwood Road, is one of Roanoke County’s largest and most utilized parks. Named for the Green Hill estate of Robert Craig that is located near the site, the park provides residents with numerous recreational opportunities including access to the Roanoke River and the Roanoke River Greenway, hiking trails, several athletic fields, rentable picnic shelters and public restrooms. The grass fields at Green Hill Park host many of the region’s large special events and athletic tournaments, including the Blue Ridge Kite Festival and the Touch a Truck event.

The Glenvar Library is located at the intersection of West Main Street and Daugherty Road. The library opened in 2013 and replaced the prior library, which was originally constructed in 1978. The library is 15,230 square feet and offers a variety of services for adults, teenagers, children and families. The location of the library can be viewed on Green Hill Park Equestrian Center is the the map on page 2-28. only publicly operated facility of its type within the Roanoke Valley. Facilities in Parks, Recreation & Tourism the Center are open 365 days of the year and include three arenas, a 30+ Although there are no County Parks, acre cross-country course, a round pen, Recreation & Tourism facilities located day-use stabling and water provisions. directly in the study area, there are three The center is available to rent for horse facilities in close proximity that serve the Glenvar community: Green Hill Park, shows and related events such as Wayside Park, Camp Roanoke, and the dressage, hunters and jumpers, western, racking and fun shows. Glenvar Schools athletic fields.

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Green Hill Park

Credit: Virginia Tourism Corporation

Camp Roanoke Camp Roanoke is located southwest of the study area off of Dry Hollow Road. First opened by the YMCA in 1925 as Camp Lucious Johnson, the facility remained in operation until 1985. In 1986, the camp was purchased by Roanoke County as part of the watershed needed to construct the nearby Spring Hollow Reservoir. After restoration efforts, the camp was reopened by the County in 2001. The 110-acre camp facilities include eight, ten-person, air-conditioned cabins served by a central bath house, a large picnic shelter and a rentable 84-person dining hall. Other features include an activity lodge housed in a 1920s recreational cabin, an archery range, a disc golf course and basketball court. The camp also hosts a wide variety of summer camps for children,

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challenge course programs, adventure Public Safety and environmental outdoor programs. Fire and Rescue Wayside Park The Glenvar Center Study Area is served Wayside Park is a facility located west of by Fort Lewis Fire and Rescue Station #9 the study area that is accessed directly located at the intersection of Daugherty off of West Main Street near West River Road and West Main Street, across from Road. The 1.6 acre roadside park the Glenvar Branch Library. Station #9 features a boat launch on the Roanoke is first due for all of western Roanoke River and picnic tables. Figure 2-12

Wayside Park Credit: RVTV

Glenvar Schools Athletic Fields On the north side of the Glenvar Schools campus are four athletic fields that serve the Highlanders of Glenvar High School and Glenvar Middle School. Most prominent among these is Highlander Stadium, which hosts football and soccer games as well as track and field meets. A new turf field was installed at Highlander Stadium in 2019. The campus is also home to a baseball field, softball field, and practice football/soccer field.

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County from Montgomery County to the City of Salem and between Fort Lewis and Poor Mountains. The station is also responsible for Interstate 81 from the Montgomery County line to Exit 140 and the entire Richfield complex. Station #9, Fort Lewis, continues to be one of the busier stations in Roanoke County, typically third behind the Cave

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Spring and Hollins stations. In 2024, a total of 2,033 emergency responses were handled by the Fort Lewis Fire and Rescue station, which does not include calls related to incidents on Interstate 81. Of these 2,033 calls in Fort Lewis, 1,882 were rescue responses, 93 were fire responses, and 58 were responses to dangerous situations, including gas leaks, hazardous material spills, and electrical wires down. Of the 1,882 rescue responses, 1,050 calls required advanced life support (ALS). A breakdown of the call volume by type for 2024 can be viewed in Figure 2-12.

resulted in assisting another locality on Interstate 81, and 2 calls were related to hazardous materials. A breakdown of the call volume for Interstate 81 responses can be viewed in Figure 2-13.

In addition to these calls, there were 77 calls that required assistance on Interstate 81 in the first due area. Of these 77 calls, 73 were related to accidents, 10 of which required ALS, 2 were calls that

Figure 2-13

Initially constructed in 1980 and expanded in 1999, the Fort Lewis Fire and Rescue Station requires updated space planning and substantial renovations. In Fiscal Year 2029, funding totaling $5.9 million is planned for renovations to the

facility. Proposed improvements to the approximately 14,000 square foot station will include a day room, kitchen, dining room, fitness area, bunk rooms and private toilet facilities to accommodate gender separation, a training room, and a shop. Renovations intend to implement design elements that improve the overall health and wellness of the company, including reducing carcinogen exposure through space organization, strategic ventilation, and designated gear decontamination areas.

Fort Lewis Fire & Rescue Station

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State Police

The Roanoke County Public Safety Building, is located at 5925 Cove Road. It is the headquarters facility for County police operations. The Public Safety Building, which also houses Fire and Rescue administration, E-911 Communications, and Information Technology for the County, is located approximately eight miles from the center of the Glenvar Center Study Area.

The headquarters for Division 6 of the Virginia State Police is centrally located in the study area at 3775 West Main Street. Division 6 includes the counties of Alleghany, Bath and Highland (Area

For the entire Glenvar Community Planning Area (CPA), which extends from the City of Salem to the Montgomery County line, and from Poor Mountain to Fort Lewis Mountain, there is one patrol officer that operates 24/7. On average, there are about 2,500 calls per year responding to the Glenvar CPA. In the study area specifically, there were 21 calls for vehicle crashes between 2022 and 2024, one of which resulted in a fatality. In 2024, there were 4 crimerelated calls in the study area, 1 for theft and 3 for petty crimes. In general, the study area is considered a low crime, low crash area.

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38), Botetourt and Rockbridge (Area 39), Craig and Roanoke (Area 40), Bedford and Franklin (Area 41), Henry and Patrick (Area 42) Pittsylvania (Area 43), and Montgomery and Floyd (Area 49). The 11,152 square foot building was built in 1950.

State Police Barracks Credit: RVTV

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Solid Waste There are two administrative bodies involved with solid waste removal and recycling operations throughout Roanoke County. Roanoke County’s General Services offices as well as operations, equipment and storage are located at 5235 Hollins Road. The Roanoke Valley Resource Authority (RVRA) is located at 1020 Hollins Road and is the second administrative body which serves Roanoke County, the Town of Vinton, and the cities of Roanoke and Salem. Roanoke County’s soild waste services include curbside pick-up which is then taken to the Tinker Creek Transfer Station provided by RVRA. They also offer tire drop-off as well as hazardous waste drop-off such as chemicals, batteries and electronics in addition to the trash dumping allowed by residents and businesses of the County.

Recycling is currently offered as a drop off service only with six facilities in Roanoke County. There are two recycling drop off locations in close proximity to the study area: the Glenvar Middle School and the Wal-Mart located in the City of Salem.

system capital improvements projects planned for the study area. A map of public water lines in the study area can be viewed on page 2-34. Sewer

The Western Virginia Water Authority’s Wastewater Operations division is responsible for operating the Roanoke Water Regional Water Pollution Control Plant, which treats wastewater from The Western Virginia Water Authority throughout the Roanoke Valley. (WVWA) is responsible for providing water, sewer and related services to Public sewer service in the study area residents in Roanoke County and the is also provided to all residents and City of Roanoke as well as to customers businesses by the WVWA. The system also in Franklin County, the Town of Vinton, extends beyond the study area limits, the City of Salem and Botetourt County. continuing north of Interstate 81 to serve WVWA treats and delivers drinking the Glenvar schools and surrounding water to all residents and businesses in residential neighborhoods. WVWA’s the study area and past the study area Fiscal Year (FY) 2024 budget does north of Interstate 81 to the Glenvar not include any major sewer capital schools and residential neighborhoods. improvement projects for this area. A Curbside trash collection is provided In WVWA’s Fiscal Year (FY) 2024 budget map of the existing sewer infrastructure weekly to residents and businesses of the report, there are no substantial water is shown on page 2-34. Glenvar Center Study Area. Bulk trash and brush is collected on a bi-weekly basis from residences. Roanoke County Solid Waste provides lid and wheel repairs without any direct charge to residents, Spring Hollow Reservoir as well as bear-resistant latch hardware Credit: RVTV installation on trash containers. Utilities

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RS IV E R T ES

EXISTING CONDITIONS

COMMUNITY FACILITIES

Stormwater Management

Originally organized in 1883, Roanoke Gas now serves over 70,000 customers in the counties of Roanoke, Montgomery, Franklin, Bedford and Botetourt, the Town of Vinton and the cities of Roanoke and Salem.

Stormwater management is the planned control of surface water runoff that results from rainfall. The goal of stormwater management is to prevent flooding and pollution and to ensure that development impacts are mitigated Communication Infrastructure by stormwater management facilities and water quality best management Communication infrastructure – cable, practices. telephone, and internet – in the Glenvar Center Study Area are largely provided There are numerous local, state by Cox Communications, Verizon, and and federal regulations that govern Comcast with Comcast being the only stormwater management in Roanoke wired internet provider. Other satellite County, including the Roanoke County and wireless providers in the Glenvar Erosion and Stormwater Management Center Study Area include AT&T, Ordinance. In the Glenvar Center T-Mobile, B2X Online, Dish Network, and Study Area, there are approximately 32 DirecTV. stormwater management facilities, 16 of which are detention basins, which Power Infrastructure are basins that store runoff in large rain events and slowly release it into the Roanoke County has robust power/ stormwater infrastructure network. electrical infrastructure that is owned and operated by Appalachian Power Natural Gas Company (APCo). APCo is a regulated electric utility that provides electricity to Roanoke Gas Company, a subsidiary over 1 million customers in Virginia, West of RGC Resources, provides natural gas Virginia, and Tennessee. Electric service and propane to residents and businesses within the Glenvar Center Study Area is within the Glenvar Center Study Area. provided by APCo.

DRAFT GLENVAR CENTER PLAN

Poor Mountain and Railroad Tracks Credit: RVTV

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EXISTING CONDITIONS

TRANSPORTATION Transportation

area, carrying approximately 17,000 vehicles per day into, out of, and through the study area (Virginia Department Roads of Transportation, 2023). Through the entirety of its length in the study area, Traffic West Main Street carries two lanes of West Main Street is the heart of the study traffic in both directions, separated by area – its geographic, cultural, historical a narrow median. Classified as a minor and economic center. The path on arterial within the Federal Functional which West Main Street lies has been Classification System – a road whose traveled by humans for centuries, first purpose is to move traffic efficiently over by Native Americans, for whom it was moderate distances and distribute traffic part of the “Great Indian Warpath,” a from interstates (in this case, Interstate network of trading and raiding footpaths 81) and principal arterials (in this case, that extended through the Great Valley West Main Street east of Wildwood of the Appalachian Mountains from upstate New York to Alabama. Later, it become part of the “Wilderness Road,” the primary migration route for European settlers between Pennsylvania and Virginia and what is now the south-central United States (then the southwestern frontier of British North America). Before the completion of Interstate 81 through the Roanoke Valley in 1964, West Main Street served as the primary thoroughfare for motorists traveling southwest from the Roanoke Valley. Approximately 1.6 miles of West Main Street run east-to-west through the study

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Road and Wildwood Road between West Main Street and Interstate 81) into local neighborhoods and smaller-scale activity centers – it is the only roadway in the study area with a classification other than “local.” Among the “local” roads in the study area, Daugherty Road carries the most traffic, at 4,400 vehicles per day. Daugherty Road is one of only two points of access to the Glenvar Schools campus from West Main Street and is constructed to handle heavier traffic than the other point of access (Fort

West Main Street Credit: RVTV

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EXISTING CONDITIONS

TRANSPORTATION

angle crashes (30%), indicating that most crashes likely occurred at intersections.

Because it carries far more traffic than any other roadway in the study area, West Main Street is also where most crashes in the study area have occurred, with 76 of the 96 crashes (79%) reported in the study area between January 2017 and May 2026. Luckily, there were no fatal crashes in the study area over this period, and only 5 crashes (5%) involved a serious injury. Additionally, no crashes involved a bicyclist or pedestrian. The most common types of crashes over this period were rear-end crashes (34%) and

Four crashes have occured at at-grade railroad crossings in the study area since 2017: A crash involving a train at the Koppers Road crossing of the Norfolk Southern main line in Septermber 2017, a sideswipe crash at the Diuguids Lane crossing of the Norfolk Southern Virginian Line in April 2022, A rear-end crash at the Diuguids Lane crossing of the Virginian Line in May 2025, and a crash involving a train at the Koppers Road crossing of the main line in March 2026. None of these four crashes resulted in any injuries.

ert yR

West Main Street

In general, streets north of West Main Street in the study area serve residential neighborhoods, and streets south of West Main Street serve industrial uses. Just as Daugherty Road is the busiest of the streets that run north from West Main Street into residential areas, Garman Road, with Average Daily Traffic of 2,400, is far and away the busiest of the streets that run south from West Main Street into industrial areas.

Safety

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Lewis Church Road). This is the primary reason for its relatively high traffic counts. Additional generators of Daugherty Road traffic include an R&L Carriers trucking terminal, a Sampson-Bladen Oil Company distribution center, the Glenvar Library, and multiple residential neighborhoods north of Interstate 81. Traffic counts are significantly higher on West Main Street east of Alleghany Drive (34,000 ADT) than west of Crossmill Lane (18,400 ADT), which points toward more residents of the neighborhoods served by Daugherty Road working in the Roanoke Valley than the New River Valley, and more students at the Glenvar Schools coming from east of the schools’ campus than west of the campus.

Intersection of West Main Street and Daugherty Road Credit: RVTV

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EXISTING CONDITIONS

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§ ¦ ¨ 81

Legend

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Interstate 81

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As it forms the northern boundary of the study area, Interstate 81 is not in the study area, but its proximity and the fact that it runs parallel to West Main Street mean that its presence significantly impacts the study area. The nearest I-81 exits to the study area are Exit 132 (Dow Hollow Road) – 2.3 miles southwest of the study area as the crow flies and 2.5 miles away via West Main Street and Dow Hollow Road – and Exit 137 (Wildwood Road) – 1.1 miles northeast of the study area as the crow flies and 1.6 miles away via West Main Street and Wildwood Road. Approximately 26,000 vehicles travel on I-81 in each direction between these two exits each day, so when accidents occur on I-81 between or near to these two exits, motorists pour off of I-81 in large numbers and flood West Main Street, bringing traffic to a standstill. As there is little east-west connectivity in the road network off of West Main Street, motorists in these situations usually only have two options: sit in traffic on I-81 or sit in traffic on West Main Street. This frequent flood of traffic onto West Main Street during incidents on I-81 dramatically impacts quality of life for those who live or work

I-81 Exit 132 (Dow Hollow Road) and West Main Street Credit: RVTV

in Glenvar, as they need to build in a lot of extra travel time to appointments or their workplaces if they don’t want to risk being late. It also creates a safety issue as emergency vehicles have a difficult time getting through the sea of automobiles on West Main Street to reach nearby residential neighborhoods. Three roads in the study area cross underneath I-81: Fort Lewis Church Road, Alleghany Drive, and Butt Hollow Road. These three roads connect West Main Street to residential neighborhoods north of I-81. These roads’ crossings under I-81 are narrow, which constrains

DRAFT GLENVAR CENTER PLAN

the ability of the Virginia Department of Transportation (VDOT) and Roanoke County to improve these roadways or add bicycle or pedestrian infrastructure alongside them. Daugherty Road crosses over I-81 on a bridge and carries more traffic between the Glenvar Schools campus and West Main Street than the other three roads. The Daugherty Road bridge is narrow, with insufficient room to add bicycle or pedestrian infrastructure alongside the roadway. This leads some Glenvar Middle and High School students to walk in travel lanes across this bridge on the way to and from school – a concerning safety issue.

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EXISTING CONDITIONS

TRANSPORTATION

A project is funded to widen I-81 to three lanes in each direction between Exit 137 and Exit 128 in Montgomery County. This project will require reconstruction of the bridges over Butt Hollow Road, Alleghany Drive, and Wildwood Road, and VDOT has agreed to leave room for multimodal accomodations under the reconstructed bridges. Construction on this segment is anticipated to begin in 2027.

in Roanoke County particularly near installed “No Parking” signs on the east warehousing and distribution or side of Garman Road north of Garman manufacturing businesses. Circle.

Garman Road, which runs south from Bicycle & Pedestrian West Main Street near the center of the study area, is home to a dense Existing Infrastructure concentration of warehousing and distribution sites, and is also wider than There is sidewalk alongside West Main most other “local” streets. Due to these Street throughout the entirety of the factors, lots of tractor trailers park on study area, on the north side of West Garman Road. This has created safety Main Street east of Daugherty Road, Truck Parking on Garman Road issues by narrowing the travel lanes and on the south side west of Daugherty and hindering visibility. It has also led to Road. There are four-legged signalized The 2022 Virginia Truck Parking Study serious littering issues, and occasional crosswalks at the Daugherty Road identified an existing deficit of 349 crime, on the parts of Garman Road that and Alleghany Drive/Garman Road truck parking spaces in the VDOT are not visible from West Main Street. intersections with West Main Street. Salem District (Counties of Bedford, To provide a clear travel aisle, VDOT One-legged unsignalized crosswalks Botetourt, Carroll, Craig, Floyd, Franklin, Giles, Henry, Montgomery, Patrick, Pulaski, and Roanoke, and Cities of Martinsville, Radford, Roanoke, and Salem). In February 2025, the Roanoke Valley-Alleghany Regional Commission oad Garman R (RVARC) initiated a Regional Truck Parking Study to address truck parking shortages in the Roanoke region. This study identifies a deficit of 220 truck parking spaces in the Roanoke region. Garman Road Due to this shortage, tractor trailers are Credit: RVTV often parked in unauthorized locations

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DRAFT GLENVAR CENTER PLAN

EXISTING CONDITIONS

TRANSPORTATION

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exist on the north side of West Main Street at Locust Grove Lane, McDaniel Drive, Hawley Drive, and the entrance to Friendship Richfield Living. The map on page 2-41 shows existing bicycle and pedestrian infrastructure in the study area.

This 0.8-mile section of the Roanoke River Greenway connects at its western terminus to Green Hill Park’s substantial trail network. It is a popular destination for Glenvar residents, drawing an average of between 60 and 90 users per day between 2021 and 2025.

Though there are no dedicated bicycle paths in the study area, almost the entire length of West Main Street in the study area has either paved shoulder or a wide outside lane on both sides, providing space for bicyclists to ride safely through the study area. There is a wide outside lane on the north side of West Main Street between the City of Salem and Daugherty Road, and paved shoulder on the south side of West Main Street for that segment. West of Daugherty Road, there is paved shoulder on both sides of West Main Street except in places where the shoulder is appropriated for a turning lane (east of Crossmill Lane, Fort Lewis Church Road, and the Glenvar Minute Market - 4145 West Main Street). Currently, there are no greenways or trails within the study area, but Green Hill Park – directly across the Roanoke River from the study area – includes a section of the Roanoke River Greenway.

Planning Efforts

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In November 2025, the Board of Supervisors adopted the West Roanoke River Greenway Feasibility Study, which identifies potentially viable alignments for the Roanoke River Greenway between Green Hill Park and Montgomery County. The Study identifies one potentially viable alignment in the Glenvar Center Study Area – a 0.8-mile segment on the north bank of the Roanoke River between Green Hill Park and the railroad bridge over Barley Drive. It is not far-fetched to imagine that one day this segment will be constructed, as the parcels on the north bank of the Roanoke River between Green Hill Park and Barley Drive are used mostly for industrial storage, with no utilization of the riverbank. However, cost will be a constraint, as this potential alignment would require two bridges: one to cross from Green Hill Park to the

DRAFT GLENVAR CENTER PLAN

West Main Street with sidewalks and crosswalks Credit: RVTV

EXISTING CONDITIONS

TRANSPORTATION

north bank of the river, and another to traffic while simultaneously providing cross back to the south bank of the river safe and convenient bicycle and pedestrian access to adjacent land uses. at Barley Drive. Multimodal boulevards are envisioned as The 2015 RVTPO Regional Pedestrian “placemaking corridors,” with medians, Vision Plan, identifies West Main Street landscaped amenity elements, street (Route 11/460) in the study area as trees, and wide sidewalks, with vehicular a “multimodal boulevard” based on speed limits of between 25 and 35 miles the framework laid out in the Virginia per hour. The existing sidewalk on West Department of Rail and Public Transit Main Street in the study area, constructed (DRPT) Multimodal System Design between 2014 and 2022, represents Guidelines. In this framework, multimodal the first step toward implementing this boulevards are envisioned as having recommendation. In 2021 and 2022, the ability to accommodate multiple Roanoke County sought funding for motorized and non-motorized modes sidewalk on the south side of West Main of transportation – providing anywhere Street between the City of Salem and from four to eight lanes of vehicular Daugherty Road and the north side of

West Main Street between Daugherty Road and Technology Drive, but did not succeed in obtaining funding.

Signalized crosswalks at West Main Street/Daugherty Road intersection

CORTRAN Van

DRAFT GLENVAR CENTER PLAN

The 2012 Bikeway Plan for the Roanoke Valley Area Metropolitan Planning Organization (RVAMPO, the precursor to RVTPO) identifies West Main Street in the study area as a “priority list corridor” – corridor that forms part of the foundation of the current and future bikeway system in the Roanoke Valley. Transit The study area is not directly served by any Valley Metro bus routes, but

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EXISTING CONDITIONS

TRANSPORTATION

employers in the study area have reported to County staff that some of their employees do commute via bus – alighting and boarding Route 91/92 buses at the western terminus of the Valley Metro system, Wal-Mart in the City of Salem (1851 West Main Street), and walking between 1.5 and 3 miles on the West Main Street sidewalk to their workplaces. County of Roanoke Transportation (CORTRAN) is available to Glenvar residents over the age of 65 and those with a disability, as it is to all Roanoke County residents who meet those criteria. This ride share service, which must be booked in advance, provides transportation to and from destinations in Roanoke County, the City of Salem, the City of Roanoke, and the Town of Vinton for a small fee.

of Salem but begin to diverge just east of the study area, with the Virginian Line pulling farther south of the Main Line as it moves west through the study area. The Koppers Roanoke plant (4020 Koppers Road), which manufactures railroad ties, has in internal private rail network that connects directly to the Main Line for efficient unloading of raw materials and loading of finished product. West of the study area, these tracks cross once more (between Southwest River Road and Northwest River Road) and continue roughly parallel to each other to the New River Valley, where they ultimately diverge with the Virginian Line cutting west into the coalfields of southern West Virginia, and the Main Line continuing south down the Great Valley of the Appalachians to Tennessee. Currently, only freight trains travel through the study

area, but beginning in 2027, Amtrak trains will travel on the Main Line to a new passenger station in Christiansburg. Roanoke River Blueway The portion of the Roanoke River that forms the southern boundary of the study area is part of the Roanoke River Blueway, a 45-mile recreational water trail running between eastern Montgomery County and Smith Mountain Lake that is utilized for canoeing, kayaking, floating, fishing, and more. One of the Blueway’s 18 official access points is located across the river from the study area in Green Hill Park. This access point is equipped with a kayak ramp and is heavily utilized in the warmer months, with the parking lot that serves it frequently at or near capacity.

Rail Two active rail lines run through the corridor, both owned by Norfolk Southern Railway, the Virginian Line (built by the now-defunct Virginian Railway) and the Norfolk Southern Main Line. These two rail lines run side-by-side through the City

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Norfolk Southern Main Line Credit: RVTV

DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

SPRING 2025

Chapter 3. Community Engagement

Community Meeting Attendance Wednesday, April 30th: 60 Wednesday, May 7th: 45

Engagement Activities The Glenvar Center Plan would be incomplete without the input from the people who live, work, and visit the Glenvar Center area. Engagement with the public and study area stakeholders was recognized as an important facet of the Plan early on in the process in order to gather input on the existing conditions of the area and gain insight into potential needs and issues. A variety of engagement methods were used to collect input from area residents, businesses, and visitors.

Community Meeting - April 30th, 2025

Spring 2025 Community Meetings Two (2) introductory open house-style community meetings were held on April 30th and May 7th, 2025, at Fort Lewis Elementary School. At these meetings, staff presented information and graphics to highlight the demographics and existing conditions of the study area, including land use information, community facilities, natural and cultural resources, and current transportation projects.

Community Meeting - May 7th, 2025

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3-1

COMMUNITY ENGAGEMENT

SPRING 2025

Meeting Presentation Boards

Spring 2025 Community Survey In addition to the open house-style community meetings, a community survey was available from April 30th to May 30th. Survey respondents were asked to share information about their relationship to the study area; their preferences and dislikes about the study area; and their opinion on transportation networks, land use and housing development, environmental features, and community services. Survey results can be viewed on pages 3-3 through 3-16. The Spring 2025 survey received 184 responses, with 101 respondents providing addresses. After removing duplicates from shared locations, responses reflected 90 unique households and places of work. Of these 90 respondent locations, 78 respondents were located in Roanoke County, with 56 respondents within a 2-mile radius of the intersection of West Main Street (Route 11/460) and Garman Road, and 9 respondents located in the study area. Of the remaining survey respondent addresses, 7 were located in the City of Salem, and 5 were located in the City of Roanoke.

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DRAFT GLENVAR CENTER PLAN

Survey Respondent Locations

Respondent Location Study Area Boundary 2-Mile Radius from Study Area Center

The survey was available in paper form at both community meetings and at the Glenvar Library, and was available digitally on-line through the Plan web page. The survey was promoted through County social media, including Facebook and Instagram, and was advertised in mailings sent out to area businesses and residents, through department email listservs, and on the community meeting flyer.

COMMUNITY ENGAGEMENT

SPRING 2025

Q1: What is your relationship to the study area? Answer Choices I live in the study area I own property in the study area I work in the study area I own a business in the study area I shop in the study area I eat at restaurants in the study area I have appointments in the study area

Response 64 38 32 7 76 62 43

I drive through the study area I have no relationship to the study area Other (please specify)

126 4 31

The Spring 2025 survey kicked off by asking respondents about their relationship to the study area, with the option to choose more than one answer. 185 responses were received, with the top relationship being that they drive through the study area. The second highest response was that they shop in the study area, and the third highest response was that they live in the study area.

location of survey respondents indicates that only 9 of the 90 respondents who provided their location live or work directly within the boundary of the study area. For this reason, it is likely that respondents answered the following survey questions with the assumption that the study area boundary is larger than it is, i.e. spanning the entire area of the Glenvar Community Planning Area.

Mountain Views in the Study Area Credit: RVTV

Q2: What do you like best about the study area?

Question 2 asked respondents what they Although 64 respondents marked that liked most about the study area with the they live in the study area, the map option to check multiple answers. Of the on page 3-2 showing the geographic 185 responses, 140 chose the mountain

DRAFT GLENVAR CENTER PLAN

3-3

COMMUNITY ENGAGEMENT

SPRING 2025

views as one of the best features of the study area, followed by its convenient location (103). Over half of respondents cited the schools (88) and library (86) as features they like best. A portion (11%) of the survey responses selected ‘Other,’ and responses included the proximity to Green Hill Park, the peacefulness of the area, the people, the community services, the open space and rural character, recreational opportunities on the Roanoke River, and the lack of traffic despite the occasional congestion due to accidents on Interstate 81.

2. Desire to Preserve the Rural Character and Scenic Beauty: Respondents worry that new development could affect Glenvar’s peaceful, Question 3 of the survey was openrural character, and oppose overended and asked respondents if they development, industrial uses, and have any concerns about the study area. chain businesses. The following five (5) main categories of concerns were found to span across all 3. School Capacity and Safety: 129 answers received: Respondents expressed concern that new development may overcrowd 1. Traffic Congestion and Transportation the Glenvar schools, lessen their Infrastructure: Concerns included appeal, and worsen traffic congestion traffic due to accidents on I-81 and and safety at school access points. the lack of alternate routes, a need for intersection improvements, and a 4. Interest in Thoughtful, Balanced desire for better public transportation. Development: Although some responses oppose change to the area, many expressed support for community-focused development such as locally-owned businesses and restaurants, and the need to redevelop blighted sites. Q3: Do you have any concerns about the study area?

Meeting Attendees Filling Out Surveys

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DRAFT GLENVAR CENTER PLAN

5. Natural Environment and Aesthetics: Responses included air quality concerns, development increasing runoff and flood risks, and the need to clean up existing properties along the West Main Street corridor and the river.

COMMUNITY ENGAGEMENT

SPRING 2025

Question 4 asked respondents what form(s) of transportation they used in the study area. Of the 175 responses received, 99% of respondents (173) answered that they use a car for transportation. Walking is the second most used form of transportation (52) and biking is the third (37). Four (4) respondents indicated ‘other’ forms and listed motorcycle, business-related truck travel, and Richfield Living transportation. Q4: What form(s) of transportation do you use in the study area?

West Main Street Traffic

Question 5 asked respondents what the most important transportation issues are in the study area. The majority of respondents chose ‘traffic congestion’ (114), with ‘difficult to walk’ ranked second (47) and ‘traffic speeds’ ranked third (44). The ‘Other’ responses (28) included I-81 detour traffic from construction and accidents, need for traffic signals, need for road and bridge maintenance, lack of connectivity, traffic disruptions due to trains stopped on tracks.

Q5: What are the most important transportation issues in the study area?

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

SPRING 2025

Q6: What type of transportation improvements would you like to see and/or use in the study area?

Question 6 asked respondents to select up to three transportation improvements that they would like to see and/or use in the study area. Most (82) preferred greenways/shared use paths for pedestrians and cyclists, followed by sidewalks and crosswalks (66) and bicycle lanes (47). Answers received in the ‘Other’ category included alleviating traffic at Fort Lewis Elementary School, improving I-81, intersection improvements, lowering speed limits, and improving sound barriers.

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Roanoke River Greenway in Green Hill Park

DRAFT GLENVAR CENTER PLAN

Q7: What type of streetscape improvements would you like to see and/or use in the study area?

Question 7 asked respondents to identify up to three preferred types of streetscape improvements they would like to see and/or use in the study area. The majority of answers expressed wanting more landscaping (101), followed by street trees (74) and streetlights (72). Responses given for ‘Other’ (18) included wanting views of the river, more art and murals, pedestrian amenities, native plantings, meeting and gathering spaces, and general cleanup of the study area.

COMMUNITY ENGAGEMENT

SPRING 2025

Q8: What types of businesses are most needed in the study area?

When asked to select up to three types of businesses that were most needed in the study area, the top responses were restaurants (131) and retail/ shopping (87). Professional offices (46), entertainment (43), and personal services (42) followed closely for third.

and smaller, locally owned businesses. Specific restaurant uses include vegetarian and vegan cuisine, dine-in establishments, and high-end restaurant options such as steak and seafood fare. Specific entertainment uses include concert venue and movie theater.

A portion of respondents (34) selected ‘Other’ and provided more specific use types within these categories. Specific retail/shopping uses included a grocery store, large retailer, artisan and craftsman stores, vehicle parts store,

Other alternative write-in responses included medical uses (doctors offices and emergency care facility), community uses (farmers market, recreational center, and community garden), and an art museum.

DRAFT GLENVAR CENTER PLAN

Vacant Parcels on West Main Street Credit: RVTV

3-7

COMMUNITY ENGAGEMENT

SPRING 2025

To gauge respondents opinions about housing needs in the study area, Question 9 asked respondents what types of housing are most needed with the option to check all that apply. Out of the 167 survey respondents, 105 included single-family homes as one of the most needed, with townhouses the second most chosen answer (50) and apartments as the third (31). ‘Other’ was chosen by 37 respondents and write-in responses received expressed a need for affordable housing, units for recent graduates and entry-level workers, and patio-style single-family homes.

Single-Family Homes in Study Area

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Q9: What types of housing are most needed in the study area?

Ridgecrest at Friendship Richfield Living

DRAFT GLENVAR CENTER PLAN

Lake Retreat at Friendship Richfield Living

COMMUNITY ENGAGEMENT

SPRING 2025

Question 10 asked respondents whether they were interested in adding public green spaces such as parks or community spaces to the study area. Of the 167 respondents that answered this question, the majority were in favor of adding public green spaces, with 49% choosing they were very interested, and 18% choosing they were somewhat interested. A smaller portion of the respondents were less interested in adding these features, with 11% indicating they were not interested, 1% somewhat opposed, and 5% strongly opposed.

Q10: Are you interested in adding public green spaces such as parks or community spaces to the study area?

Green Hill Park’s Green Space and Park Amenities Credit: Ryan Hunt

DRAFT GLENVAR CENTER PLAN

3-9

COMMUNITY ENGAGEMENT

SPRING 2025

Question 11 asked respondents what features they thought were important for the future success of the study area with the option to choose all that applied. Of the 167 respondents, the top feature chosen was the appearance/ character of the study area (117), with public outdoor spaces as second (87), and walkability third (82).

25 respondents selected “other,” citing a wide range of features, including affordable housing; greenways; cultural and entertainment venues; familyoriented community activities; shopping and local retail; better food options; an immediate care facility; use of industrial parks; infrastructure upgrades; green space; and passenger rail access.

Friendship Richfield Campus frontage on West Main Street

Q11: What features do you think are important for the future success of the study area?

Appearance/ Public Outdoor Character Spaces

3-10

Events/ Activities

Walkability

Bikeability

Bus Service

More Jobs/ Employment

Public Safety

DRAFT GLENVAR CENTER PLAN

Daily Services

(e.g. banking, laundromat, coffee shop)

New Housing

Other

COMMUNITY ENGAGEMENT

SPRING 2025

Question 12 asked respondents what issues related to economic development they thought could be improved. The majority chose that there was not enough variety or quantity of restaurants (115) or retail (90). The 32 ‘Other’ responses said there was a need for attractions for younger crowds; improvements at Green Hill Park; access to healthier food options; relocation of junkyards; small scale development; restaurants other than fast food; and affordable senior housing. Q13: Do you think Roanoke County facilities in or near the study area need to be improved?

Q12: What issues related to economic development could be improved?

Question 13 asked respondents whether they thought there were County facilities in or near the study area that need to be improved. Of the 163 responses, 104 answered ‘No’ (64%) while 59 answered ‘Yes’ (36%). Those that answered ‘Yes’ suggested a range of improvements for facilities in and around the study area, including Green Hill Park amenities and upgrades; indoor and outdoor recreational opportunities; additional activities for senior residents; school facility maintenance and upgrades; public safety services; and general facility improvements to ensure that new development can accommodate future impacts.

DRAFT GLENVAR CENTER PLAN

Green Hill Park Playground

3-11

COMMUNITY ENGAGEMENT

SPRING 2025

Q14: What Roanoke County services not currently available in the study area would you like to see in the future?

Recycling Services

6 Commercial Services

Jobs &

10 Job Training

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Parks & Green Spaces

7 Public Transportation

Placemaking &

11 Beautification

8 Police Presence

Senior Services

Greenway Connectivity

Multimodal

13 Transportation

Food 9 Healthy Access

Roadway

14 Improvements

DRAFT GLENVAR CENTER PLAN

Recreational & Community Facilities

Events & Entertainment

Question 14 asked what County services respondents would like to see in the future that are not currently available. The question was open-ended, and some respondents provided more than one suggestion. Of the 104 responses received, there were five (5) top services mentioned: Recycling services (15), including curbside pickup; Parks and Green Spaces (14), including playgrounds and athletic fields; Greenway Connectivity (13), Recreational and Community Facilities (11), including a community pool; and more Events and Entertainment opportunities (11), including more events at the Glenvar Library.

COMMUNITY ENGAGEMENT

SPRING 2025

Q15: What Environmental Issues are there in the Study Area?

Question 15 was another open-ended question that asked respondents what environmental issues they thought were present in the study area. Of the 162 respondents, the majority cited issues of runoff and flooding (22) and air pollution (20). Responses categorized as ‘Other’ included concerns related to the Mountain Valley Pipeline, wildfires, utility infrastructure, energy sources, karst geology, and lack of walkability.

Accumulation of Trash

DRAFT GLENVAR CENTER PLAN

Industrial Uses Adjacent to the Roanoke River Credit: RVTV

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COMMUNITY ENGAGEMENT

SPRING 2025

Q16: Please Identify up to three (3) Important Issues Facing the Study Area in the Next 10-15 Years. #1 Traffic (76):

A majority of respondents expressed that traffic was their largest concerns, specifically West Main Street traffic and congestion related to incidents on Interstate 81.

#2 Lack of Restaurants & Retail (34):

West Main Street Traffic

Needs related to restaurants and retail included not only the lack of them, but the need for a grocery store and more local establishments and small businesses.

Lack of Community & Family Gathering Spaces

#3 Vehicular Transportation (31):

Beautification & Streetscapes

In addition to traffic, vehicle-related concerns included speeding, road improvement needs, intersection improvements, noise, and access management.

Flooding & Environmental Quality

#4 Housing (29):

Police & Fire Department Resources

The lack in supply of housing was cited most frequently, while other concerns revolved around affordability, lack in quality, and a need for more diverse housing options.

Inappropriate Land Uses

#5 Growth & Development (26):

A fair portion of respondents are worried that the area will become overpopulated and will lose its character, while some expressed the need for thoughtful development.

Lack of Parks & Green Spaces Schools

#6 Lack of Multimodal Transportation (25)

Economic Development

Multimodal transportation issues cited were the need for more pedestrian and bicycle facilities, as well as greenway development, extension of bus services, and accessibility.

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Other (23): Miscellaneous issues were listed, including senior services, trains, trash and recycling collection, utility infrastructure and taxes.

DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

SPRING 2025

Q17: What else would you like to tell use about the study area? Question 17 asked respondents if there was anything else that they would like to say about the study area and was open-ended, allowing for any kind of feedback. Responses ranged from appreciating and celebrating the beauty and peaceful character of the study area, to voicing last minute concerns and needs for its future.

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

SPRING 2025

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DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

SPRING 2025

Stakeholder Engagement Between March 2025 and August 2025, Planning staff engaged with 33 stakeholders across 15 organizations in both the public and private sectors. These stakeholder discussions generated many overarching themes that can be viewed in the table on page 3-18.

Friendship Richfield Living and Medeco Credit: RVTV

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COMMUNITY ENGAGEMENT

SPRING 2025

Stakeholder Meetings were held between March 2025 and August 2025 with Public and Private Entities that included: • Public Entities: City of Salem; Salem-Roanoke Chamber of Commerce; Virginia Department of Transportation; Western Virginia Water Authority; and the following Roanoke County Departments: Libraries; Parks, Recreation & Tourism; Police; and Fire & Rescue. • Private Entities: Blue Ridge Beverage; Koppers; Medeco; New Millennium; Friendship Richfield Living; and Salem Animal Hospital. Overall, the recurring themes from all meetings emphasized the importance of improving traffic congestion and safety and the need for daily services, restaurants, and alternative transportation options for residents and employees. Smaller-scale growth is supported but there is a need for incentivizing appropriate infill, redevelopment, and housing options and investing in utility infrastructure. Participants highlighted the need for balancing growth with preservation of Glenvar’s rural appeal and community facilities, along with the need for corridor beautification. Existing partnerships between public and private entities were highlighted , emphasizing the importance of strengthening collaboration between governing bodies and partners in others sectors and across jurisdictions.

Transportation

Infrastructure & Utilities

Land Use & Zoning

Economic Development

Housing Development

Community Facilities

Natural Resources

Feedback: • Interstate 81 detours cause disruptive traffic congestion • Safety issues exist along West Main Street • Multimodal transportation options needed to improve connectivity • Transit expansion high priority for commuters • Need for tractor trailer parking regionally

Feedback: • Need for utility expansion in and around the study area, including water, sewer, broadband internet, and gas • Adequate water and sewer capacity to accommodate future growth • Water and sewer extension challenges exist related to topography and funding

Feedback: • Study area has redevelopment potential, including mixed uses • Regulatory tools should incentivize redevelopment of industrial parcels • Desire for improved gateway beautification and corridor appearance • Need for restaurants and services for employees • Desire for hotel to accommodate visitors

Feedback: • Technology is shifting workforce skillset needs • Pre-graduation technical training benefits local industries • Corridor beautification will help attract businesses • Glenvar area wellpositioned for smaller businesses • Opportunity for industrial expansion in western Roanoke County

Feedback: • Need for more affordable housing • Limited housing diversity, including patio homes and multi-family • Demand for senior and workforce housing • Support for mixed-use, walkable development projects along West Main Street at a scale appropriate for the Glenvar area

Feedback: • Glenvar schools seen as a vital community asset • Relationships exist between schools and local industries • Pedestrian safety and traffic improvements are needed near schools • Green Hill Park is a community destination, but traffic flow issues persist during high-traffic events

Feedback: • Strong community value placed on natural scenery and access to open space • Issues with flooding in some areas during storm events

Key Themes: • Identify areas to study further for transportation safety and congestion improvements • Expand connectivity and multimodal options • Continue regional collaboration on transportation options and improvements

Key Themes: • Partner with utility providers to support extension of utility networks

Key Themes: • Advance regulatory tools to encourage infill and redevelopment • Support reinvestment and adaptive reuse of existing land uses • Identify improvements for gateway and corridor appearance

Key Themes: • Support workforce development and training • Invest in cleanup of properties and rightof-way enhancements along corridor

Key Themes: • Expand housing options for various income levels • Balance housing development with commercial services

Key Themes: • Identify areas to study further for pedestrian safety and traffic improvements • Support partnerships between schools and businesses

Key Themes: • Balance development with environmental protection • Improve stormwater management and flood mitigation

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DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

FALL 2025

Fall 2025 Community Meeting One (1) follow-up community meeting was held on October 29, 2025, at Fort Lewis Elementary School. At this open house-style meeting, staff presented draft recommendations for the Glenvar Center Study Area. The draft recommendations were informed by the results of the Spring 2025 survey, feedback received in the Spring 2025 community meetings, and input from stakeholders.

from shared locations, responses reflected 81 unique households and places of work. Of these 81 respondent locations, 72 were located in Roanoke County, with 54 respondents within a 2-mile radius of the intersection of West Main Street and Garman Road, and 14 respondents located in the study area. Of the remaining survey respondent addresses, 8 were located in the City of Salem, and 1 was located in the City of Roanoke.

Fall 2025 Community Survey In addition to the Fall 2025 community meeting, a community survey was available from October 29th to December 12th. Survey respondents provided open-ended feedback on the draft recommendations for the Glenvar Center Plan, ranked potential transportation and streetscape improvements, and identified types of development they would like to see in the study area. Survey results can be viewed on pages 3-21 through 3-36. The Fall 2025 survey received 100 responses, with 97 respondents providing addresses. After removing duplicates

Glenvar Center Plan

FALL 2025 COMMUNITY MEETING

Wednesday, October 29, 2025 5:00 p.m. – 7:00 p.m. Fort Lewis Elementary School 3115 West Main Street Salem, VA 24153

Survey Respondent Locations

Respondent Location Study Area Boundary 2-Mile Radius from Study Area Center

DRAFT GLENVAR CENTER PLAN

This community meeting is a follow-up to the first round of community meetings, held in Spring 2025. Attendees will have the opportunity to review and provide input on draft recommendations for the Glenvar Center Plan. It will be an open house-style community meetings where attendees can come and go as they please.

Questions? Contact Isaac Henry, Principal Planner, at (540) 772-2140 or ihenry@roanokecountyva.gov

www.RoanokeCountyVA.gov/Glenvar

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COMMUNITY ENGAGEMENT

FALL 2025

Community Meeting Attendance Wednesday, October 29th: 30

Meeting Presentation Boards

Community Meeting - October 29, 2025

FALL 2025 GLENVAR CENTER PLAN SURVEY

Community Meeting - October 29, 2025

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EXTENDED TO DECEMBER 12 www.RoanokeCountyVA.gov/Glenvar

Paper surveys available at the Glenvar Library or at the Planning Department on the second floor of the Roanoke County Administration Center (5204 Bernard Drive, Roanoke, VA 24018)

DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

FALL 2025

Q3: Please provide any input on the draft recommendations for Natural and Cultural Resources

support for addressing stormwater runoff and drainage, and 3 respondents (9%) stated support for preserving and promoting historic and cultural resources.

The Fall 2025 survey kicked off by asking respondents to provide open-ended feedback on the draft recommendations for Natural and Cultural Resources in the Glenvar Center Study Area (Questions 1 and 2 asked for the respondent’s name and address). The draft Natural and Cultural Resources recommendations were:

Multiple respondents also mentioned that they would like to see rural character preserved and development limited (6 mentions - 18% of respondents) and would like to see the West Main Street corridor beautified and redeveloped (3 mentions - 9% of respondents). Individual respondents also expressed desire for more pedestrian infrastructure, more • Preserve scenic views of the streetlights, utilization of the Green Hill Park Equestrian Center, design surrounding mountains guidelines, and extension of greenways • Evaluate and make improvements and expansion of parks. All responses for stormwater runoff and flooding can be found in Appendix 4. issues

View of Twelve O’ Clock Knob from Garman Road

• Preserve and promote the historic and cultural resources of the Glenvar community Thirty-three (33) responses were received, with no respondents stating opposition to any of the draft recommendations. 11 respondents - 33% of respondents - stated support for preserving scenic views, 8 respondents (24%) stated

Historical Markers at the former site of Fort Lewis

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

FALL 2025

Q4: Please provide any input on the draft recommendations for Community Facilities

stated support for developing additional parks or outdoor spaces and 3 respondents (9%) stated support for improving community services and facilities. Three (3) respondents (9%) stated opposition to exploring more recycling options and 1 respondent (3%) stated opposition to evaluating the needs of Green Hill Park.

Question 4 asked respondents to provide open-ended feedback on the draft recommendations for Community Facilities in the Glenvar Center Study Area. The draft Community Facilities Three (3) respondents (9%) mentioned recommendations were: that they would specifically like to see • Encourage the development of Green Hill Park’s vehicular access and appropriately scaled outdoor spaces traffic flow improved and 2 respondents (6%) mentioned that they would like to and parks in the study area see a day care or child care facility in • Continue to evaluate the needs and the study area. Individual respondents programs at Green Hill Park also mentioned that they would like to see the Green Hill Park Equestrian Center • Explore additional options for utilized, the greenway extended, and recycling existing infrastructure better maintained. • Improve community services and All responses can be found in Appendix continue maintaining and enhancing 4. community facilities Thirty-two (32) responses were received. 10 respondents - 31% of respondents - stated support for evaluating the needs of Green Hill Park, 8 respondents (25%) stated support for exploring more recycling options, 6 respondents (19%)

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Glenvar Library Message Board

DRAFT GLENVAR CENTER PLAN

Fort Lewis Elementary School

COMMUNITY ENGAGEMENT

FALL 2025

Q5: Which of the following public outdoor spaces would you support being added to the Glenvar Center study area? Question 5 asked respondents to identify types of public outdoor spaces they would support adding to the Glenvar Center Study Area. A list of outdoor spaces was provided, from which respondents could select as many options as they liked, or “none of the above.” 87 responses were received. Results are shown on the chart to the right.

Live music at Green Hill Park

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

FALL 2025

Q6: Please provide any input on the draft Streetscape recommendations Question 6 asked respondents for open-ended feedback on the draft Streetscape recommendations for the Glenvar Center Study Area. The draft Streetscape recommendations were:

Twenty-seven (27) responses were received. 16 respondents - 59% of respondents - stated support for gateway and streetscape improvements and 6 respondents (22%) stated support for ensuring maintenance of landscaping • Construct and install gateway and and streetscape improvements. 3 streetscape improvements along respondents (11%) stated opposition to West Main Street installing streetscape improvements. • Ensure the maintenance of Types of streetscape and gateway landscaping and other streetscape improvements mentioned in responses improvements included streetlights (4 mentions - 15% of respondents), landscaping (2 mentions - 7% of respondents), trees (2 mentions - 7% of respondents), gateway signage, bicycle racks, fencing, flowers, screening of industrial uses, and painting of curbs.

Sidewalk on north side of West Main Street, looking east from Alleghany Drive

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Pedestrian signal at West Main Street intersection with Garman Road

DRAFT GLENVAR CENTER PLAN

Locations for streetscape and gateway improvements mentioned in these open-ended responses included West Main Street in general (5 mentions 19% of respondents), West Main Street intersections in general (2 mentions - 7% of respondents), West Main Street west of Fort Lewis Fire and Rescue Station, Fort Lewis Elementary School frontage

COMMUNITY ENGAGEMENT

FALL 2025

on West Main Street, the intersection of Fort Lewis Church Road and Cherokee Hills Drive, and Daugherty Road in general. Respondents mentioned that they would like to see maintenance on the West Main Street sidewalk (2 mentions - 7% of respondents) and on roadway medians. In these responses, respondents also raised ideas for transportation improvements in the study area, including: • Constructing more sidewalk on West Main Street

Two (2) respondents (7%) stated that they felt more development would be needed on West Main Street to justify streetscape improvements and 2 respondents (7%) mentioned the high speed of traffic on West Main Street. 1 respondent (4%) stated they felt there is no need for more sidewalks on West Main Street and 1 respondent stated they felt that traffic is not an issue on West Main Street unless there is an Interstate 81 detour. 1 respondent expressed that they would like to see Green Hill Park better utilized. All responses can be found in Appendix 4.

Gateway sign on eastbound West Main Street

• Constructing more crosswalks on West Main Street • Constructing a sidewalk connection to the Glenvar Schools • Extend the greenway to Glenvar Schools • Making left turns onto eastbound West Main Street safer from Locust Grove Lane • Making it more difficult to make illegal left turns from Knollridge Road onto West Main Street

Kroger Warehouse frontage on West Main Street

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

FALL 2025

Q7: Please rank the seven segments shown on the map by your preferred priority level for streetscape improvements (e.g. landscaping, street trees, benches, public art, etc.), where “1” is the segment you would prioritize first and “7” is the segment you would prioritize last Question 7 asked respondents to rank segments of West Main Street and Daugherty Road in the study area as potential locations for streetscape improvements. Seventy-one (71) responses were received. The seven segments that respondents were asked to rank against each other are shown on the map at right. Complete results are shown on the following pages, with rankings on the y-axes and the number of people who chose each ranking shown on the x-axes. Inverse weighted averages - the average per-response value if each segment received seven points for each 1st place ranking, six points for each 2nd place ranking, five points for each 3rd place ranking, four points for 4th place ranking, three points for each 5th place ranking, two points for each 6th place ranking, and one point for each 7th-place ranking, are shown below. Segment Inverse Weighted Average

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4.18

3.42

4.73

4.2

3.73

4.04

3.69

DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

FALL 2025

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

FALL 2025

Q8: Which of the following streetscape improvements would you support being installed in the Glenvar Center Study Area? Question 8 asked respondents to identify types of streetscape improvements they would support being installed in the Glenvar Center Study Area. A list of streetscape improvements was

Entrance to 3941 West Main Street (Segment 1)

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DRAFT GLENVAR CENTER PLAN

provided, from which respondents could select as many options as they liked, or “none of the above.” 71 responses were received. Results are shown on the chart below.

COMMUNITY ENGAGEMENT

FALL 2025

Q9: Please provide any input on the draft Transportation recommendations Question 9 asked respondents for open-ended feedback on the draft Transportation recommendations for the Glenvar Center Study Area. The draft Transportation recommendations were:

• Explore potential locations for electric vehicle (EV) charging in the study area

• Continue to collaborate with VDOT and the City of Salem to improve traffic flow on West Main Street during Interstate 81 detours

• Construct a segment of the Roanoke River Greenway from Green Hill Park to Barley Drive and make a connection to West Main Street

• Collaborate with VDOT to mitigate impacts with the widening of Interstate 81 in western Roanoke County

• Construct pedestrian and bicycle facilities along West Main Street in the study area

• Determine appropriate locations for tractor trailer parking near Interstate 81 in western Roanoke County • Work to improve traffic flow and safety throughout the study area and surrounding area • Collaborate with VDOT to explore safety improvements at the intersection of West Main Street and Fort Lewis Church Road

• Evaluate opportunities for improving the safety at railroad crossings in western Roanoke County

• Construct pedestrian facilities between the Glenvar Library and Glenvar Schools • Construct pedestrian facilities between the Glenvar Schools and Fort Lewis Church Road • Evaluate bicycle and pedestrian facilities along local roads within the study area and seek funding for these facilities • Expand transit opportunities to the study area when and where feasible

DRAFT GLENVAR CENTER PLAN

Daugherty Road

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COMMUNITY ENGAGEMENT

FALL 2025

Twenty-two (22) responses were received. 13 respondents - 59% of respondents - stated support for mitigating the impacts of Interstate 81 construction and its associated detours, 10 respondents (45%) stated support for expanding pedestrian accommodations, 3 respondents (14%) stated support for expanding the Roanoke River Greenway, 1 respondent (5%) stated support for expanding transit, 1 respondent (5%) stated support for conducting traffic studies to improve traffic flow, and 1 respondent (5%) stated support for constructing tractor trailer parking.

One (1) respondent (5%) stated opposition to expanding transit, 1 respondent (5%) stated opposition to constructing a sidewalk between the Glenvar Library and Glenvar Schools, 1 respondent (5%) stated opposition to constructing bicycle lanes, and 1 respondent (5%) stated opposition to constructing electric vehicle charging stations.

Individual respondents also mentioned that they would like to see more roundabouts, less signage, and the installations of Intelligent Transportation Systems (ITS) in the study area, and that Respondents stated that they would like they would like to see traffic on Mill to see pedestrian improvements at the Lane evaluated due to new residential construction. All responses can be found following locations: in Appendix 4. • Between the Glenvar Library and Glenvar Schools (4 mentions - 18% of respondents • Between the Glenvar Schools and Fort Lewis Church Road (2 mentions - 9% of respondents) • In residential neighborhoods mentions - 9% of respondents)

• Between the Glenvar Library and Friendship Richfield campus (1 mention - 5% of respondents)

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Intersection of West Main Street and Daugherty Road

DRAFT GLENVAR CENTER PLAN

West Main Street, looking west from McDaniel Drive intersection

COMMUNITY ENGAGEMENT

FALL 2025

Q10: Please rank the six potential transportation projects shown on the map by your preferred priority level, where “1” is the project you would prioritize first and “6” is the project you would prioritize last Question 10 asked respondents to rank • Project 6: Construct the Roanoke potential transportation improvements River Greenway between Green Hill in and near the study area. Sixty-eight Park and Barley Drive and provide a (68) responses were received. The six connection to the existing sidewalk potential projects that respondents were on West Main Street asked to rank against each other were: These projects are shown, labeled with • Project 1: Collaborate with VDOT to the same numbers, on the map on explore safety improvements at the the following page. Also shown on the intersection of West Main Street and following page are inverse weighted Fort Lewis Church Road averages for each project - the average per-response value if each • Project 2: Complete sidewalk on both sides of West Main Street between the City of Salem and Technology Drive

segment received six points for each 1st place ranking, five points for each 2nd place ranking, four points for each 3rd place ranking, three points for 4th place ranking, two points for each 5th place ranking, and one point for each 6th-place ranking. Complete results for each project are shown on page 3-33, with rankings on the y-axes and the number of people who chose each ranking shown on the x-axes.

• Project 3: Construct sidewalk between the Glenvar Library and Glenvar Schools • Project 4: Construct sidewalk between the Glenvar Schools and Fort Lewis Church Road • Project 5: Construct the Roanoke River Greenway between Green Hill Park and the new trailhead parking lot at 2244 West Riverside Drive

Roanoke River Greenway in Green Hill Park

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COMMUNITY ENGAGEMENT

FALL 2025

Potential Transportation Projects - Fall 2025

Project Inverse Weighted Average

3-32

3.87

3.49

3.97

3.22

3.63

2.82

DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

FALL 2025

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

FALL 2025

Q11: Please provide any input on the draft Land Use and Housing recommendations Question 10 asked respondents to provide open-ended feedback on the draft recommendations for Land Use and Housing in the Glenvar Center Study Area. The draft Land Use and Housing recommendations were: • Expand commercial development opportunities (restaurants, retail, etc.) along West Main Street

targeting industrial sites for development and re-development. Meanwhile, 4 respondents (13%) stated opposition to expanding commercial development opportunities and 3 respondents (9%) stated opposition to providing more housing. Numerous types of commercial development were requested by respondents including restaurants (10 mentions - 31% of respondents), a recreation center (3 mentions - 9% of respondents), pop-up markets (2 mentions - 6% of respondents), local

retail (2 mentions - 6% of respondents), local businesses in general (2 mentions - 6% of respondents), a town center (1 mention - 3% of respondents), a grocery store (1 mention - 3% of respondents), a childcare facility (1 mention - 3% of respondents), and a Walmart Neighborhood Market (1 mention - 3% of respondents). Among respondents who requested restaurants, 4 requested local restaurants, 3 requested high quality restaurants, 1 requested small restaurants, and 1 requested food truck rodeos. All responses can be found in Appendix 4.

• Target key industrial sites for future economic development and redevelopment • Explore opportunities to provide additional housing in the study area and surrounding area Thirty-two (32) responses were received. 17 respondents - 53% of respondents - stated support for expanding commercial development opportunities. 5 respondents (16%) stated support for providing additional housing in and around the study area. 4 respondents (13%) stated support for

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Industrial uses south of West Main Street Credit: RVTV

DRAFT GLENVAR CENTER PLAN

COMMUNITY ENGAGEMENT

FALL 2025

Q12: Which of the following types of commercial buildings would you would you like to see constructed in the Glenvar Center study area? Question 12 asked respondents to identify types of commercial buildings they would support being constructed in the Glenvar Center Study Area. A list of commercial buildings was provided, from which respondents could select as many options as they liked, or “none of the above.” 68 responses were received. Results are shown on the chart to the right.

Commercial uses on West Main Street Credit: RVTV

DRAFT GLENVAR CENTER PLAN

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COMMUNITY ENGAGEMENT

FALL 2025

Q13: Please provide any input on the draft Utilities recommendation Nineteen (19) responses were received. 16 respondents - 84% of respondents - stated support for maintaining and expanding utilities to support future development, 1 respondent (5%) stated opposition to future development in • Maintain and expand utilities and general. Potential locations for utility and/or maintenance infrastructure facilities (water/sewer/ expansion gas/electric/broadband) to support mentioned in responses were Russlen future residential, commercial, Farms, Cherokee Hills, and Bent and industrial development and Mountain (1 mention each). redevelopment Types of utilities that multiple respondents stated support for maintaining and/or expanding included internet (8 mentions - 42% of respondents), cable (2 mentions - 10% of respondents), water (2 mentions - 10% of respondents), solar energy (2 mentions - 10% of respondents), and underground utilities (2 mentions - 10% of respondents). Individual respondents stated support for maintaining and/or expanding sewer, gas, wind energy, electricity, pay phones, and emergency phones for kids. All responses can be James River Equipment on found in Appendix 4. Question 13 asked respondents to provide open-ended feedback on the draft recommendation for Utilities in the Glenvar Center Study Area. The draft Utilities recommendation was:

West Main Street

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DRAFT GLENVAR CENTER PLAN

Q14: Please provide any other comments about the Glenvar Center Study Area Question 14 asked respondents to provide any open-ended feedback about the Glenvar Center Study Area. 31 responses were received. Sentiments expressed by multiple respondents were: • Any additional development should be carefully planned (3 mentions 10% of respondents) • Provide more pedestrian accommodations (3 mentions - 10% of respondents) • Do not want any more development (2 mentions - 6% of respondents) • Do not want any unsightly or undesirable development - e.g. quick-stop commercial, vape shops, large parking lots (2 mentions - 6% of respondents) • Would like a recreation center (2 mentions - 6% of respondents) • Would welcome dense, transformative development (2 mentions - 6% of respondents) Complete responses can be found in Appendix 4.

VISION & PRINCIPLES

Chapter 4. Vision and Principles The vision and principles for the Glenvar Center Plan are informed by the existing conditions outlined in Chapter 2 as well as the community and stakeholder feedback highlighted in Chapter 3.

PRINCIPLES

Preserve and enhance sense of local community

opportunities for 2 Create development and redevelopment

Improve transportation mobility, connectivity, and safety

Together, the vision and principles set the foundation for plan recommendations and implementation strategies in Chapter 5.

VISION Glenvar Center is a scenic and welcoming community with a rich local identity. The area serves residents and visitors with a mix of commercial and industrial businesses, a variety of housing options, and public gathering spaces. Transportation options are safe, accessible, and reliable, balancing the needs of those who live in the area and those who visit.

DRAFT GLENVAR CENTER PLAN

Protect environmental resources

4-1

VISION & PRINCIPLES

1. Preserve and enhance sense of local community Glenvar Center celebrates the local identity of the wider Glenvar community and provides residents of nearby communities with services and entertainment in an attractive, scenic setting.

Core Concept Invest in community facilities and services

Examples of Supporting Initiatives Support the needs of existing County facilities and services. Support expansion of public utilities and broadband service. Expand recreational opportunities. Preserve and promote historic sites.

Celebrate cultural heritage

Encourage design that reflects local history and culture. Create media that tells the community’s story.

Strengthen community identity through placemaking Encourage development that serves the local community Create community gathering spaces

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Beautify streetscapes with landscaping, gateway signage, and screening of industrial uses. Encourage public art. Brand Glenvar as a distinct destination. Encourage the development of retail and restaurant uses, especially those that are small-scale and locally owned. Encourage design that reflects local history and culture. Support development of entertainment venues. Support the needs of the Glenvar Library and Green Hill Park. Explore opportunities for new appropriately-scaled parks and recreation facilities. Encourage development of indoor and outdoor event spaces.

DRAFT GLENVAR CENTER PLAN

VISION & PRINCIPLES

2. Create opportunities for development and redevelopment Glenvar Center’s regional accessibility provides potential to support restaurants, retail, and other businesses along its main corridor, West Main Street (Route 11/460), potentially co-located with residential uses.

Core Concept Ensure adequate supporting infrastructure is in place

Examples of Supporting Initiatives Continue to monitor and respond to the needs of the transportation network. Support expansion of public utilities and broadband service. Explore opportunities for new truck parking sites. Amend the zoning ordinance to allow more flexibility and by-right uses in the study area.

Update the regulatory environment

Amend the Future Land Use map to expand the Glenvar Village designation. Update Glenvar Village Future Land Use language to be less restrictive. Remove outdated proffers from parcels.

Identify appropriate sites

Create inventory of industrial and commercial sites appropriate for development and redevelopment, including brownfield sites. Keep Economic Development Department’s Site Selector app up to date with commercial and industrial parcels on the market. Identify potentially appropriate uses for sites with Karst topography.

Engage the development community

Consider implementing incentives to develop or redevelop sites in the study area. Initiate contact with owners of vacant commercial and industrial properties or those suitable for redevelopment. Host community events and run public outreach campaigns to promote Glenvar Center as a location for development.

DRAFT GLENVAR CENTER PLAN

4-3

VISION & PRINCIPLES

3. Improve transportation mobility, connectivity, and safety Transportation improvements along West Main Street and elsewhere in the study area can enhance traffic flow and safety while expanding bicycle and pedestrian connectivity.

Core Concept

Examples of Supporting Initiatives Explore improvements to intersections on West Main Street in the study area.

Improve traffic flow

Work with VDOT to mitigate impacts of Interstate 81 detours. Work with Salem to coordinate signal timing on West Main Street. Explore improvements to intersections on West Main Street in the study area.

Improve roadway safety

Add traffic signals at West Main Street’s intersections with Dow Hollow Road and Fallbrooke Drive. Explore safety improvements at railroad crossings in the study area. Explore opportunities for new truck parking sites. Construct sidewalks on both sides of West Main Street and connecting to the Glenvar Schools.

Expand multimodal infrastructure

Complete the Roanoke River Greenway east of Green Hill Park and extend the Roanoke River Greenway west of Green Hill Park. Provide a bicycle/pedestrian crossing under or over Interstate 81. Explore bicycle/pedestrian infrastructure on neighborhood streets. Explore locations for electric vehicle charging.

Expand transit options

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Explore expanding CORTRAN service (hours, days, fleet). Explore public-private partnerships

DRAFT GLENVAR CENTER PLAN

VISION & PRINCIPLES

4. Protect environmental resources Glenvar Center’s panoramic mountain views, open spaces, and rural character provide a high quality of life for its residents and enhance the experience of those who visit the area.

Core Concept

Examples of Supporting Initiatives Ensure screening of industrial uses.

Preserve scenic views

Explore opportunities for preserving open space. Promote conservation easements. Improve drainage and stormwater quality.

Protect the Roanoke River

Identify potential funding to improve the water quality of the Roanoke River. Create educational campaigns about how runoff and drainage affect the river.

Mitigate effects of industrial uses

Ensure natural buffers are in place between industrial uses and other uses types, roadways, and the Roanoke River. Explore grants for cleanup of brownfield sites. Improve drainage and stormwater quality.

Invest in conservation and stewardship

Evaluate recycling services. Explore opportunities for the preservation of open space.

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4-5

VISION & PRINCIPLES

Glenvar Center Credit: RVTV

4-6

DRAFT GLENVAR CENTER PLAN

RECOMMENDATIONS & IMPLEMENTATION

Chapter 5: Recommendations and Implementation Recommendations

Natural & Cultural Resources Preserve and promote the historic and cultural resources of the Glenvar community

Work with the owners of Pleasant Grove and the Fort Lewis site to preserve and promote these The following recommendations outline sites. Support the needs of the Glenvar Library, Fort Lewis Elementary School, and Glenvar Schools. specific actions that, if taken, can Create media that tells the community’s story. help achieve the vision and principles of the Glenvar Center Plan. These Preserve scenic viewsheds recommendations are organized Viewsheds from and within the Glenvar Center study area should be protected with appropriate into six (6) categories: Natural and land use tools. These tools could include conservation easements, height limits, cluster development Cultural Resources, Community that allows for preservation of larger areas of open space, or the purchase of vacant properties Facilities, Gateways and Streetscapes, for conservation or recreational uses. Transportation, Land Use & Housing, and Utilities.

Roanoke River, looking west from Green Hill Park

DRAFT GLENVAR CENTER PLAN

5-1

RECOMMENDATIONS & IMPLEMENTATION

Natural & Cultural Resources Consider potential improvements to stormwater drainage The residential subdivisions in the study area are lacking in stormwater drainage infrastructure. Coordinate with VDOT to explore potential improvements to stormwater infrastructure in public right-of-way.

Work to improve the water quality of the Roanoke River

View of Poor Mountain from Daugherty Road

The section of the Roanoke River that abuts the study area is considered impaired by the Virginia Department of Environmental Quality (DEQ). Methods to improve water quality could include: identifying funding for river cleanup, installing Mutt Mitt stations to mitigate animal waste, or running educational campaigns to inform citizens of how fertilizers, animal waste, and leaf litter in stormwater runoff affect river health.

Community Facilities Maintain existing community facilities The Glenvar Schools, Fort Lewis Elementary School, the Glenvar Library, and the Fort Lewis Fire & Rescue Station are essential to the community and their facilities, operations, and services should continue to be maintained and supported.

Support Glenvar Library operations, services, and facility needs Explore opportunities to include, but not limited to: acquiring more wi-fi hot spots that Library patrons can check out, installing cooling stations, installing water bottle refilling stations, installing device charging stations, installing additional outdoor seating, installing bicycle racks, expanding meeting rooms, expanding study rooms, and creating more space for outdoor programs.

Continue to evaluate the needs and programs at Green Hill Park Evaluate alternatives for park access and traffic circulation to improve traffic flow during highvolume events. Explore opportunities for additional access to the Roanoke River and improvements to existing river access points.

5-2

DRAFT GLENVAR CENTER PLAN

Wayside Park River Access Credit: RVTV

RECOMMENDATIONS & IMPLEMENTATION

Community Facilities Encourage the development of appropriately scaled outdoor spaces and parks in or near the study area Explore opportunities for neighborhood community gathering spaces such as playgrounds, small parks, and areas for hosting events and activities. These could be created through cleanup of brownfield sites, utilization of vacant properties, and redevelopment of industrial or commercial sites.

Glenvar Library

Construct improvements to Fort Lewis Fire and Rescue Station #9 Improvements to Fort Lewis Fire & Rescue Station #9 are proposed in the Fiscal Years 2027-2036 Roanoke County Capital Improvement Program (CIP). Proposed improvements include a day room, kitchen, dining room, fitness area, bunk rooms and private toilet facilities to accommodate gender separation, a training room, and a shop. Support the construction of these improvements.

Construct improvements to Glenvar Elementary School Improvements to Glenvar Elementary School are proposed in the Fiscal Years 2027-2036 Roanoke County Public Schools CIP. Support the construction of these improvements.

Explore additional options for recycling Glenvar Elementary School

Assess whether the current recycling drop-off location at Glenvar Middle School is the most efficient and accessible option for the community, and evaluate new locations if necessary.

Streetscape Work to improve the streetscape of West Main Street (Route 11/460) Improvements could include landscaping, screening of industrial uses, planting of street trees, pedestrian-scaled street lighting improvements, gateway and welcome signage, public art and placemaking elements, and street furniture such as benches. Partnerships, grant programs, and the Comprehensive Roadside Management (CRMP) program could be utilized to install streetscape improvements.

DRAFT GLENVAR CENTER PLAN

5-3

RECOMMENDATIONS & IMPLEMENTATION

Streetscape Maintain landscaping and other streetscape improvements Ensure maintenance agreements are in place prior to installing landscaping improvements to support the long-term upkeep of enhancements in the public right-of-way. Collaborate with VDOT on ways to clean and maintain existing sidewalk within the VDOT right-of-way.

Pursue opportunities for public art Coordinate with civic groups, businesses, and other County departments to identify potential locations and sources of funding for public art. Include the local community in the creation of public art.

Friendship Richfield Living frontage on West Main Street

Transportation - Roadway Improvements Improve traffic flow on West Main Street during Interstate 81 detours Detours from I-81 are disruptive to residents’ daily schedules and the staffing and operations of businesses and community facilities in the study area. Coordinate with VDOT and the City of Salem to explore opportunities for improving traffic flow during Interstate 81 detours.

Install traffic signals on West Main Street at Dow Hollow Road and Fallbrooke Drive This intersection has a high crash rate and was the subject of a 2024 VDOT Project Pipeline Study. It is the top-ranked High Crash Location in the 2025 Roanoke County Safe Streets and Roads for All Comprehensive Safety Action Plan. Two three-phase traffic signals on West Main Street – one at Dow Hollow Road and one at Fallbrooke Drive – are funded for installation.

Explore safety improvements at the West Main Street/Fort Lewis Church Road intersection West Main Street Credit: RVTV

5-4

Continue to analyze traffic and safety data with VDOT to determine the need for a study at this intersection.

DRAFT GLENVAR CENTER PLAN

RECOMMENDATIONS & IMPLEMENTATION

Transportation - Roadway Improvements Consider improvements to other intersections on West Main Street in the study area Continue to monitor traffic and safety data at the Locust Grove Lane and Knollridge Road intersections and identify other potential locations for intersection improvements in the study area.

Improve and expand tractor trailer parking and staging The 2025 Roanoke Valley-Alleghany Regional Commission Truck Parking Study recommends assessing truck parking and staging needs for industrial sites and exploring options for new or expanded truck parking sites. The County should evaluate the truck parking and staging needs of industrial sites in the study area, identify locations in and near the study area that could accommodate new truck parking facilities, and identify land uses that are likely to require truck parking and staging operations and ensure parking requirements in the Zoning Ordinance adequately address these needs.

Explore potential locations for electric vehicle (EV) charging in the study area Determine areas suitable for EV Supply Equipment (EVSE) and work with property owners to install charging stations. Identify land uses that would benefit from EVSE and ensure parking requirements within the Zoning Ordinance adequately address these needs.

West Main Street / Fort Lewis Church Road intersection

DRAFT GLENVAR CENTER PLAN

5-5

RECOMMENDATIONS & IMPLEMENTATION

Transportation - Multimodal Improvements Construct the West Roanoke River Greenway Phase 2 between Green Hill Park and the new trailhead parking lot at 2244 West Riverside Drive A 0.7-mile gap separates the Roanoke River Greenway in Green Hill Park from the rest of the Roanoke River Greenway network. Coordinate with VDOT on developing the preliminary engineering designs for the West Roanoke River Greenway Phase 2 to close this gap, and seek funding for the acquisition of right-of-way and construction of this greenway segment.

Construct the Roanoke River Greenway between Green Hill Park and Barley Drive with a connection to the existing sidewalk on West Main Street Pursue funding for further study into the feasibility of extending the Roanoke River Greenway from its existing terminus at Green Hill Park to Barley Drive. Coordinate with Norfolk Southern on the extension of the greenway across the at-grade crossing on Barley Road. A connection to the existing sidewalk on West Main Street would provide a direct bicycle/pedestrian connection between Glenvar Center and the Roanoke River Greenway for the first time.

Improve walkability within the study area Citizens and stakeholders expressed a desire for a more walkable Glenvar Center. Projects to help achieve this could include: ▪

Constructing sidewalk between the Glenvar Library and Glenvar Schools

▪

Constructing a pedestrian connection between the Glenvar Library and existing West Main Street sidewalk

▪

Completing sidewalk on both sides of West Main Street between the City of Salem and Technology Drive

▪

Constructing sidewalk between the Glenvar Schools and Fort Lewis Church Road

▪

Constructing a pedestrian crossing under or over Interstate 81

▪

Constructing lower-cost pedestrian improvements in residential areas

Evaluate opportunities for bicycle improvements within the study area Consider constructing separated shared-use paths in or near the study area. Consider installing bicycle-related signage on West Main Street and local roads in or near the study area.

5-6

DRAFT GLENVAR CENTER PLAN

West Roanoke River Greenway Phase 1 Credit: RVTV

RECOMMENDATIONS & IMPLEMENTATION

Transportation - Multimodal Improvements Evaluate expanding transit services Multiple employers in the study area shared that transportation can sometimes be a barrier for their employees. Some people who work in the study area take Valley Metro to the nearest stop (Salem Walmart - 1.5 miles from study area), and walk the rest of the distance to their site of employment. Collaborate with businesses in the study area to explore means of filling gaps in employee transportation, including public-private partnerships for ridesharing or last-mile transportation.

Consider expanding CORTRAN service to meet the needs of eligible riders Improvements to the CORTRAN service could include increased service days, service hours, or adding additional vehicles to the fleet.

Land Use & Housing Explore opportunities for development and redevelopment in the study area Some initiatives the County could pursue to increase development and redevelopment opportunities include:

Vacant parcel on West Main Street

▪

Work with property owners to remove outdated proffers on parcels in the study area

▪

Consider implementing incentives to develop or redevelop sites in the study area

▪

Initiate contact with owners of vacant commercial/industrial properties or those suitable for redevelopment

▪

Assess existing industrial and commercial properties in the study area for development and redevelopment potential

▪

Evaluating parcels identified as having karst topography to determine appropriate and feasible development options

▪

Keep the Economic Development Department’s Site Selector application up to date with commercial and industrial parcels on the market

▪

Host community events and run public outreach campaigns to promote Glenvar Center as a location for development

DRAFT GLENVAR CENTER PLAN

5-7

RECOMMENDATIONS & IMPLEMENTATION

Land Use & Housing Explore opportunities for additional housing in the study area Roanoke County’s 2026 Housing Market Analysis Study identifies the West Main Street corridor as a potential location for mixed-use housing and infill strategies on underutilized parcels. Explore opportunities for infill residential development and housing in mixed-use developments within the study area.

Encourage the development of restaurant and retail uses, especially those that are small-scale and locally owned Encourage the development of retail and restaurant uses in the study area, so that those who live or work in or near the study area can shop or eat out closer to home or work. Emphasize local restaurants to chains and small-scale businesses to large scale ones.

Support the development of entertainment venues in or near the study area Encourage the development of both indoor and outdoor entertainment uses in or near the study area.

Support the development of medical offices that serve the local community Encourage the development of medical office uses in or near the study area to serve the local population.

Vacant parcel on West Main Street

5-8

DRAFT GLENVAR CENTER PLAN

RECOMMENDATIONS & IMPLEMENTATION

Land Use & Housing Update zoning ordinance to allow more flexibility and by right uses Update the zoning ordinance to allow more flexibility in minimum parking requirements, more lenient height limits in the R-3 zoning district, and more by right construction of multi-family housing in commercial districts in the Glenvar Center Plan study area and consider adopting zoning changes recommended in the Housing Market Analysis Study.

Update Future Land Use map to expand the Glenvar Village designation With the adoption of this plan, expand the Glenvar Village Future Land Use designation to include all parcels between West Main Street and the northern set of railroad tracks, as shown on the map on page 5-10. This will create more potential for development of non-industrial uses on these parcels while also preserving potential for development of industrial uses. Some parcels that front on the north side of West Main Street are split between the Glenvar Village and Neighborhood Conservation Future Land Use designations. The Glenvar Village Future Land Use designation should be expanded to encompass the entirety of all parcels that front on West Main Street in the study area, except for portions of irregular lots that front on residential subdivision streets.

Vacant parcel on West Main Street

Adopt updated guiding language for the Glenvar Village future land use designation With the adoption of this plan, update the guiding language for the Glenvar Village future land use designation with the changes shown on page 5-11. These minor changes will allow more flexibility for residential and industrial development.

Adopt refinements for the Principal Industrial and Neighborhood Conservation Future Land Use designations in the Glenvar Center study area With the adoption of this plan, adopt the clarifying language for the Neighborhood Conservation and Principal Industrial future land use designations shown on page 5-12. These minor changes will allow more flexibility for residential and industrial development.

DRAFT GLENVAR CENTER PLAN

Residential subdivisions in the study area

5-9

RECOMMENDATIONS & IMPLEMENTATION

Proposed Future Land Use

5-10

DRAFT GLENVAR CENTER PLAN

RECOMMENDATIONS & IMPLEMENTATION

The Glenvar Village future land use (FLU) designation was created with the adoption of the 2012 Glenvar Community Plan and has effectively supported the development of a mix of uses in the Glenvar Center Study Area since then. As the Glenvar Village FLU designation only exists in the study area and its immediate vicinity, the following edits to the overall Glenvar Village FLU guiding language - applying to all parcels with Glenvar Village FLU, in and outside the study area - will take effect with the adoption of this plan.

GLENVAR VILLAGE A future land use area intended to serve as focal point for the Glenvar Community. This stretch of West Main Street is home to community identifiers such as the new Glenvar Library, Friendship Richfield Retirement Community, Fort Lewis Fire and Rescue Station, Fort Lewis Elementary, entrance to Glenvar Schools Complex, Pleasant Grove and Fort Lewis Baptist Church. Because of the importance to the community, a high degree of architectural and creative site design is encouraged to enhance the rural and historic character of the area as well as pedestrian and vehicular connectivity between properties. Land Use Types A mix of uses on a parcel and/or along the West Main Street Corridor is encouraged in the Glenvar Village designation. Land use types proposed for the Glenvar Village designation include: Community Activity Centers - Public and private facilities serving surrounding residents including parks, schools, community clubs and meeting gathering areas connected to residential areas by sidewalks, bikeways and/or greenways. Commercial - Planned small-scale or clustered commercial such as local target area shopping centers with specialty businesses, personal services and sit-down or family-style restaurants. Such facilities should be designed to complement the character of the community. General Retail Shops and Personal Services - Planned shopping centers and clustered retail uses are encouraged. These centers should incorporate greenways, bike and pedestrian accommodations into their designs to link to surrounding development. Limited Industrial - Low intensity and technology-based industrial uses are appropriate encouraged to locate south of Route 11/460. Such development should be clustered and should not have an adverse impact on air or water quality, the natural environment or scenic viewsheds. Mixed Use - Developments that combine retail, service and other commercial uses with office and/or residential use in the same building or on the same site; Office and Institutional - Planned office parks and independent facilities in park-like surroundings are encouraged. Such developments should be designed to enhance the rural and historic character of the area. Parks and Outdoor Recreation/Ecotourism - Public and private recreation from small-scale community based facilities to regional attractions with greenway linkages and bike and pedestrian accommodations. Also encouraged are eco- and sustainable tourism businesses; and Residential - Townhouse, low density multi-family (6 to 12 units per acre), single-family attached and two-family dwellings. Clustering and connectivity are encouraged. Land Use Determinants Access - Locations served by arterial street system. Existing Land Use Pattern - Locations where commercial or industrial uses have been developed or will likely be developed Existing Zoning - Locations where commercial or industrial zoning exists. Utility Availability - Locations where water and sewer service exist.

DRAFT GLENVAR CENTER PLAN

5-11

RECOMMENDATIONS & IMPLEMENTATION

Guidance for Roanoke County’s future land use (FLU) designations is intended to be broad so these designations can be applied countywide. It is appropriate to refine this guiding language to better articulate the intentions of certain future land use districts in certain subareas of the County. With the adoption of this plan, the following refined guiding language for the Principal Industrial and Neighborhood Conservation FLU designations in the Glenvar Center Study Area will take effect.

PRINCIPAL INDUSTRIAL IN GLENVAR CENTER Technology-based businesses and low intensity industrial uses are most appropriate for the Principal Industrial designation in the Glenvar Center Study Area. High intensity industrial uses are also appropriate. Industrial development should be sensitive to the natural environment and include a high degree of architectural and creative site design that is compatible with the character of the community. There should be adequate buffers between industrial uses and the public right-of-way, Roanoke River, and other use types. The Principal Industrial designation does not preclude commercial uses from being developed.

NEIGHBORHOOD CONSERVATION IN GLENVAR CENTER Single-family residential, neighborhood commercial, and small-scale civic uses are most appropriate for the Neighborhood Conservation designation in the Glenvar Center Study Area. Both attached and detached single-family residential uses are appropriate and the zero lot line and cluster subdivision options are encouraged. Accessory apartments and infill development are encouraged and should be designed to be sensitive to the surrounding neighborhood.

Land Use & Housing For commercial and industrial development requiring a special use permit or rezoning in the study area, request that concept plans adhere to the Route 11/460 West Design Guidelines In 2003, Roanoke County adopted design guidelines for the Route 11/460 West corridor which were reiterated in the 2012 Glenvar Community Plan and are still applicable today. These design guidelines address building orientation and location, site access, site layout, parking, pedestrian circulation, building style and architectural treatment, landscaping, site lighting, signage, and utilities. Utilize these design guidelines in the evaluation of any commercial or industrial development requiring a land use action in the study area. The Route 11/460 West Design Guidelines are included in this study as Appendix 5.

Review the Route 11/460 West Design Guidelines for potential amendments The Route 11/460 West Design Guidelines were adopted twenty-three years ago and still represent good zoning and site plan practice today. However, they should be reviewed in detail to identify any amendments that are necessary to keep them effective over the next fifteen years.

Explore funding for brownfield restoration The industrial character of much of the study area means that there are likely parcels that would be eligible for Brownfield Restoration funding. Acquisition of such funding would provide a head start in redevelopment of unsightly commercial and industrial properties that are no longer in use.

5-12

DRAFT GLENVAR CENTER PLAN

RECOMMENDATIONS & IMPLEMENTATION

Utilities Maintain and expand utilities (water/sewer/gas/ electric/broadband) to support future development and redevelopment Public water and sewer coverage in and near the study area is extensive, but not complete. Coordinate with the Western Virginia Water Authority (WVWA) to explore opportunities for extending water and sewer lines to unserved properties and ensure maintenance of water and sewer lines. Internet coverage is strong in the study area, but some locations in and near the study area have download speeds that fall below the federal high-speed broadband standard. Work with internet providers to improve high-speed broadband access service in the study area.

Utility lines on West Main Street

Medeco Security Locks at the corner of West Main Street and Alleghany Drive

DRAFT GLENVAR CENTER PLAN

5-13

RECOMMENDATIONS & IMPLEMENTATION

Implementation The recommendations of the Glenvar Center Plan are intended to be implemented over a 15-year period and will require strategic public investment, effective policy tools, and financial strategies that leverage both public and private partnerships. While Roanoke County officials will guide investment and land use decisions, successful implementation will also depend on the

involvement of developers, residents, opportunities may emerge over the and other private stakeholders. course of the 15-year implementation period, and the County intends to The tools, strategies, and funding remain flexible and pursue innovative mechanisms described herein represent approaches as they become available. options currently available to support implementation. Although these Regulatory Tools methods are well-established, their use will be influenced by factors such as Zoning Ordinance: The Roanoke County funding availability, coordination among Zoning Ordinance governs land use and agencies and partners, and support development by establishing permitted from the community. Additionally, new uses within zoning districts, standards for the placement and design of structures and site features, and procedures for special use permits and variance requests. Amendments to the ordinance may be used to promote land uses that align with the community’s vision and goals.

Stormwater Infrastructure at Friendship Richfield Living

5-14

DRAFT GLENVAR CENTER PLAN

Subdivision Ordinance: The Roanoke County Subdivision Ordinance outlines requirements for new land divisions, including streets, utilities, and related infrastructure. Amendments to the ordinance may help the County better accommodate new growth and development that is consistent with this plan’s vision for Glenvar Center while ensuring the existing infrastructure, services, and quality of life valued by the community are not compromised.

RECOMMENDATIONS & IMPLEMENTATION

Other Ordinances and Regulatory Documents: Other Roanoke County ordinances and regulatory documents may be amended to ensure the Glenvar Center recommendations are implemented. Other ordinances include the Erosion and Stormwater Management Program and Roanoke County Design Handbook.

Bontex/Buena Vista Paper Company Property - Utilizing VBAF Funding for Redevelopment Credit: City of Buena Vista

Funding Sources

The following are descriptions of known state funding sources for land use Grants: Grants from state, federal, and initiatives that may be pursued during nonprofit sources provide an important the implementation period: supplement to local funding and can help reduce the cost of public • Virginia Brownfields Restoration improvements. They are commonly and Economic Redevelopment used to support a wide range of Assistance Fund (VBAF): The efforts, including transportation and Virginia Brownfields Restoration utility infrastructure, placemaking and and Economic Redevelopment beautification projects, and planning Assistance Fund provides grants and design activities for future capital and loans to local governments projects to promote the restoration and redevelopment of brownfield sites State and Federal Funding: State and and to address environmental federal agencies offer a variety obstacles to reuse so that these sites of funding sources through multiple can be effectively marketed to new programs. These funds may be applied economic development prospects. for under state and federal guidelines to support qualified implementation • Virginia Main Street Community projects, such as infrastructure Vitality Grant: Community Vitality improvements and additional plans and Grants are available to Exploring Main Street communities, including pedestrian-oriented commercial areas interested in community and historic revitalization practices that spur local economic activity. Community Vitality Grant eligibility would require Roanoke County to partner with local Glenvar Center Flooding at Brookside Park, May 2020 area stakeholders to pursue

DRAFT GLENVAR CENTER PLAN

5-15

RECOMMENDATIONS & IMPLEMENTATION

recognition as an Exploring Main Street community through the Virginia Department of Housing and Community Development. • Virginia Clean Water Revolving Loan Fund: The Virginia Clean Water Revolving Loan Fund provides financing that can be applied toward the planning, design, and construction of publicly-owned wastewater system extensions, upgrades, repairs, and improvements.

• Regional Surface Transportation Program / Surface Transportation Block Grant • Transportation Alternatives Program • Bipartisan Infrastructure Law programs (e.g. BUILD, Safe Streets and Roads for All, Carbon Reduction Program)

• Congressionally Directed Spending & Community Project Funding • Department of Conservation and Recreation (DCR) Recreational Trail Program • DCR Land and Water Conservation Fund • DCR Community Flood Preparedness Fund

The following are examples of state and federal funding sources for transportation and streetscape initiatives that may be pursued during the implementation period: • Virginia Department of Transportation (VDOT) Six-Year Improvement Program • Virginia Highway Safety Improvements Program (VHSIP) • VDOT Revenue Sharing Program • SMART SCALE

Virginia Main Street Grant Funding Helped Revitalization Efforts in Downtown Salem Credit: Rotary Club of Salem

5-16

DRAFT GLENVAR CENTER PLAN

RECOMMENDATIONS & IMPLEMENTATION

Capital Improvement Program: The County’s Capital Improvement Program (CIP) is an annually adopted, ten-year plan for funding public capital projects countywide. Reommended public projects may can be considered for inclusion in the CIP, such as renovations to the Fort Lewis Fire and Rescue station proposed in the FY2027–FY 2036 CIP.

Operational Budget: The County’s Operational Budget is an annually adopted fiscal plan that outlines yearly revenue and expenditures. County departments may consider funding initiatives that support implementation, such as placemaking projects or matching funds for grant applications.

Private Investment: Although many of the Glenvar Center Plan recommendations will be pursued and initiated by Roanoke County as a public entity, many recommendations associated with private property will require investment by private property owners. This includes development and redevelopment of privately owned parcels of industrial, commercial, and residential lands and associated infrastructure improvements, including utilities. Timing

Mack Trucks 2024 Expansion in the Glenvar Area Credit: David Hungate

DRAFT GLENVAR CENTER PLAN

Implementation of the Glenvar Center Plan recommendations will be achieved in stages over a 15-year timeframe. While some implementation steps could be taken following the adoption of the plan, such as amending the Future Land Use map, others will occur or evolve over time. As components of the plan are implemented, the Glenvar Center Plan should be reviewed and updated as needed to respond to evolving conditions and priorities. Regular review will help ensure the plan continues to reflect the needs of the County and that its recommendations remain relevant and effective over time. Additionally, the

5-17

RECOMMENDATIONS & IMPLEMENTATION

Roanoke County Planning Commission may identify annual action items through the development of its Annual Work Plan year. Community Engagement Successful implementation of the Glenvar Center Plan will require continued support from the Glenvar community residents and businesses. It is a high priority for Roanoke County to keep residents, businesses, and the greater region informed about progress of the plan’s implementation. The existing website for the Glenvar Center Plan (www.RoanokeCountyVA. gov/Glenvar) will evolve during the implementation period to communicate the status of the plan’s implementation and continue inform the public about opportunities for public engagement. Current email lists will be used to update those interested as progress occurs, while notification by mail may be provided based on the scope and impact of implementation projects on neighboring residents and business owners. Land use decisions that require a public hearing process will follow the existing notification requirements as required by Virginia State Code §15.222.

5-18

Glenvar Center Credit: RVTV

DRAFT GLENVAR CENTER PLAN

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

DRAFT GLENVAR CENTER PLAN

A1-1

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-2

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-3

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-4

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-5

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-6

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-7

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-8

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-9

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-10

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-11

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-12

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-13

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-14

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-15

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-16

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-17

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-18

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-19

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

A1-20

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

Sub-Area Exercise

A1-21

APPENDIX 1

SPRING 2025 COMMUNITY MEETING EXHIBITS AND EXERCISE

Sub-Area Exercise Responses What uses would you like to see in these areas in the future? Area 1

Area 4

• Tobey Rd needs a sound barrier wall. Can not stand in front yard. All you hear is 81 traffic due to Glenvar High School. 3 homes and 2 large houses protect. All you can hear is the 81 traffic.

• No chain restaurants or house farms

• Cleanup of properties. Small business. • Remove all the junk, cars and trash. Put in a nice restaurant. Not fast food.

• Small business/public spaces

Area 5

Area 2

• No chain restaurants or house farms

• No chain restaurants or house farms Area 3 • Sound barriers • No chain restaurants or house farms

A1-22

• Public spaces

APPENDIX 2