The Roanoke City Council voted to adopt the Evans Spring Master Plan on Tuesday, despite strong opposition from the residents of the neighboring communities. The plan envisions a large-scale development of the 150-acre site near Interstate 581, with a mix of retail, residential, and office spaces. However, many locals fear that the project will have negative impacts on the environment, traffic, and the character of their neighborhoods.
A Controversial Plan for a Vacant Land
The Evans Spring site is the largest parcel of developable vacant land left in Roanoke. It is owned by several private entities, including the heirs of the late businessman John Evans. The city has been eyeing the site for development since 2011, when it began planning for the construction of an interchange on I-581 to provide access to the area. The city adopted the Evans Spring Area Plan in 2013, which provided a general framework for the expectations of how the development should occur. It recommended a mixed-use neighborhood that would complement the existing regional shopping center and the interstate highway frontage.
In June 2022, the city announced that it would initiate a more detailed planning process for the site, in partnership with the property owners and the Economic Development Authority. The city hired a consulting team led by Land Planning and Design Associates of Charlottesville to conduct market analysis, traffic studies, community engagement, and design recommendations. The resulting Evans Spring Master Plan was presented to the public in January 2024, and was endorsed by the Roanoke Planning Commission in February 2024.
The master plan proposes a phased development of the site over the next 20 years, with a total of 668 housing units, 600,000 square feet of retail space, and 200,000 square feet of office space. The plan also includes a central park, a greenway, a hotel, and a transit hub. The consultants estimate that the project would create more than 2,000 construction jobs and more than 1,300 service industry jobs, and generate nearly $3 million in average annual tax revenue for the city.
A Strong Opposition from the Neighbors
However, not everyone is convinced that the Evans Spring development plan is a good idea. Many residents of the adjacent neighborhoods, such as Melrose-Rugby, Fairland, and Villa Heights, have voiced their concerns and objections to the plan. They argue that the plan would destroy the natural beauty and the wildlife habitat of the site, increase the traffic congestion and the air pollution in the area, and disrupt the historic and cultural fabric of their communities. Some also see the plan as a form of urban renewal that would displace and marginalize the predominantly Black residents of the nearby neighborhoods.
The opposition to the plan has been organized by several groups, such as the Save Evans Spring Coalition, the Roanoke NAACP, and the Roanoke Valley Preservation Foundation. They have held rallies, petitions, and meetings to express their views and to urge the city council to reject the plan. They have also proposed alternative uses for the site, such as a nature preserve, a community farm, or a solar farm.
On Tuesday, more than two dozen residents spoke against the plan at the city council meeting, while only two speakers, both members of the Economic Development Authority, spoke in favor of the plan. The opponents appealed to the city council to listen to the voice of the people and to protect the environment and the heritage of the area.
A Narrow Decision by the City Council
After hearing the public comments, the city council voted 4 to 3 to adopt the Evans Spring Master Plan and to incorporate it into the city’s comprehensive plan. The majority of the council members argued that the plan would bring economic benefits and opportunities to the city, and that it would provide much-needed housing and amenities to the residents. They also pointed out that the plan was only a guide, and that any actual development would require further review and approval by the city.
The dissenting council members, however, sided with the residents and expressed their doubts and reservations about the plan. They questioned the feasibility and the desirability of the plan, and the potential impacts on the environment and the neighborhoods. They also criticized the lack of transparency and the public involvement in the planning process, and the lack of consideration for the alternative proposals.
The adoption of the Evans Spring Master Plan does not mean that the development of the site is imminent or inevitable. The plan is only a vision, not a binding contract. The property owners still need to find a developer who is willing and able to purchase and develop the site according to the plan. The developer also needs to apply for a rezoning and a special use permit from the city, and to comply with all the regulations and requirements of the city and the state. The public will also have more opportunities to comment and to influence the outcome of the project.
However, the adoption of the plan does signal the city’s intention and preference for the future of the site. It also sets the stage for a continued debate and a possible legal battle over the fate of Evans Spring.
