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Roanoke council approves zoning changes for Brandon Avenue development after floodplain, traffic questions
Summary
The Roanoke City Council on Dec. 20 adopted an ordinance amending conditions for property that includes 0 Brandon Avenue SW and part of 3840 Stratford Park Drive SW. Council members questioned floodplain mitigation, flood insurance implications and traffic analysis before voting to approve the measure.
Roanoke City Council on Monday adopted an ordinance that places new conditions on parcels at 3840 Stratford Park Drive Southwest and 0 Brandon Avenue Southwest as part of a proposed mixed residential development.
The measure, introduced by city staff and recommended by the City Planning Commission, drew questions from Council about floodplain mitigation, whether future homeowners would still need flood insurance, and the traffic study used to size turning lanes and other improvements.
Ben Crew, agent for the applicant and representing Balzer and Associates, told council the site is encumbered by floodplain and the developer plans to "fill the site and raise the proposed buildings up, to meet the zoning ordinance requirements, for that, which is 2 feet above the 100 year floodplain elevation. And so all the buildings will be elevated up out of the floodplain, after construction's complete." He also said the project team will submit documents to the city for construction review and to FEMA for final approval of any floodplain changes.
Council member Sanchez Jones pressed whether the work would remove the need for individual homeowners to purchase flood insurance; Crew replied, "That is correct. So as part as part of the development process, we'll remove a portion of that property where the houses are located so that they will not have to purchase flood insurance for their individual units." Crew added that final determinations require the city and FEMA review.
Councilors also questioned traffic impacts. Crew said the applicant began traffic work in the spring and used standard peak windows — the AM peak (7–9 a.m.) and the PM peak (4–6 p.m.) — to model turning movements and lane geometry and that the study received concurrence from the city's emergency vehicle reviewers. He said details of the study were provided in the application materials and that voluntary proffered conditions reflect commitments to address emergency access and related infrastructure.
The ordinance text read into the record included repeal language for earlier ordinances that had placed conditions on portions of the parcels and the placement of new conditions for the subject properties. The clerk recorded a motion and second from council members Powers and Boleson, and the roll call vote recorded ayes from Vice Mayor Maguire; Council members Nash, Vollison, Powers, Hagen, and Sanchez Jones; and Mayor Joseph L. Cobb. The clerk declared the ordinance adopted.
Why it matters: the parcels lie within a floodplain corridor that continues to be a focus for council oversight when residential development is proposed. Council members sought assurances about the elevation approach and whether future owners would face unexpected flood-related costs. They also raised traffic and emergency-access issues tied to existing neighborhood street geometry.
Council and staff noted the Planning Commission recommended approval and that no members of the public signed up to speak during the hearing on this item.
The ordinance takes effect as adopted; further development details, builder selection and final construction permitting will follow standard city review processes and any required FEMA approvals.
Ending: City staff and the applicant indicated they will continue coordination with the planning, building and development review teams and FEMA as design documents move toward final permitting.
