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Roanoke, Texas, located northeast of Fort Worth and near
the heart of the Alliance Texas multi-modal distribution
complex, has experienced dramatic increases in population
and tax base. The community leadership wanted to
preserve the rich heritage and essence of its downtown,
Original Town Roanoke. Gateway Planning Group was
retained in order to assist the city in this mission. Resulting
in a conceptual master plan, Phase I entailed identifying the
strengths of downtown in order to attract increased tourist
and business activity.
Facilitating the evolution of uses through benefi cial market
forces will allow the preservation of Oak Street’s historic
and authentic character called for in the market-based
vision. This is reinforced by the master plan. The plan
was based on a market study by TXP, Inc. projecting 216
new housing units; and almost 300,000 square feet of
“main street” offi ce, restaurant and retail uses; resulting in
potentially 843 new jobs.
The existing zoning and development standards for
Roanoke worked well in the new growth areas, but
redevelopment areas such as the historic downtown do
not lend themselves to a “one size fi ts all” suburban style.
Accordingly, as Phase II of the project, the city adopted a
new regulating plan, a form based code and a streetscape
plan based on the master plan.
Oak Street Downtown Plan and Code Roanoke, TexasCity of Roanoke - Gateway Planning Group
Relevance of this Project Type to the Policy Areas and Center Types
NT2050 Policy AreasEmployment
Centers
Mixed-Use Centers Entire Policy AreaRegional Metropolitan Community Neighborhood
Inner Tier Areas ● ● ● ●
Outer Tier Areas ●● ●●● ●●
Separate Community Areas ●●●● ●● ●
Rural Areas ●●● ●● ●
Natural Areas
●●●● Most Relevant ●●● Very Relevant ●● Relevant ● Somewhat Relevant
● Red indicates actual condition
Phase III commenced in 2007 and was completed in 2010
with the reconstruction of Oak Street based on a fi nal design
plan by Halff with Gateway Planning facilitating property
owner by property owner interviews to make sure that the fi nal
design of the reconstruction of Oak Street was consistent with
the Phase 1 Master Plan and each business’ needs in terms
of frontages, retail pedestrian access, etc. In 2009, the Oak
Street Regulating Plan was amended to include transition
areas along Hwy 377 and Pine Street.
By 2011, 10 new or redeveloped buildings have been
undertaken, resulting in a dozen new restaurants. The
success of downtown since the beginning of the
initiative has resulted in Roanoke rebranding itself
the Unique Dining Capital of Texas. This project
was awarded the CLIDE award for development
excellence by NCTCOG.
Density: 1- 2 story (4 story max.) mixed-use buildings
Relevant Guiding Principles for North Texas 2050
• Development Diversity
• Effi cient Growth
• Pedestrian Design
• Housing Choice
• Activity Centers
• Environmental Stewardship
• Quality Places
• Resource Effi ciency
• Healthy Communities
• Implementation
Project Acreage: Approx. 105 Acres
Residential Acreage (if applicable): Varies
Other Use Type(s) Acreage: Horizontal Mixed-use
Total Area of Development (SF): Varies
Total Number of Residential Units: NK
Number of Effi ciency Units: NK
Number of One-Bedroom Units: NK
Number of Two-Bedroom Units: NK
Number of 3+ Bedroom Units: NK
Number of Universal Design Units: NK
Land Use Mix: Commercial (Retail, Offi ce), Residential,
Public, Community and recreational Areas
Ratio of Residential to Total Area: NK
Ratio of Retail to Total Area: NK
Ratio of Offi ce to Total Area: NK
Ratio of Community Areas to Total Area: NK
Total Project Cost: $8 million (for reconstruction of Oak
Street)
Ratio of Public Financing to Total: 100% Public
City Development Approval Strategy: Form-Based
Code
Key Land Use Tools: Streetscape
Property Status: Grayfi eld, Infi ll (Downtown)
Distance to Light Rail Station(s): NA
Distance to Bus Stations(s): NA
Oak Street Downtown Plan and Code Roanoke, TexasCity of Roanoke - Gateway Planning Group
Key Financing Sources: The fi nal fi nancing took nearly three years to negotiate and included: $6.7 million in Federal
historic tax credits, an estimated $4.6 million in city and county historic tax abatements, and $4.6 million in Tax
Increment Financing (TIF) funds.
Connectivity with Surrounding Community (e.g. physically, aesthetically, culturally): Roanoke is a separate
community with vehicular access to surrounding communities. Its historic small town core.
Key Design Features:
• Pedestrian oriented design,
• Leverage existing destinations and location,
• Range of uses and scale appropriate to a small town downtown context ( 2 – 4 stories),
• Transition to adjoining stable residential neighborhoods.
Features that Promote Unique Identity and Quality of Place: Preservation of unique historic elements (water tower,
rock hotel).
Sustainability of Site Location: Redevelopment of a small-town downtown into a vibrant regional destination.
Strategies for Healthy Communities and Indoor Environments: Walkable streets, mix of residential uses with retail
and offi ce uses.
Oak Street Downtown Plan and Code Roanoke, TexasCity of Roanoke - Gateway Planning Group
Case Study Authorship, Credits, Contacts:
Scott Polikov, Jay Narayana, & Brad Lanberger, Gateway Planning Group
Taner R. Ozdil, Center for Metropolitan Density & Program in Landscape Architecture, School of Architecture at The
University of Texas at Arlington (UTA)
The North Texas Chapter of the Congress for the New Urbanism
Grace Herman, Program in Landscape Architecture, School of Architecture at UTA
References:
“ Planning Reports”, Gateway Planning Group, July 21, 2011,
“Remodeled Oak Street set to open” The-Times Register, April 7, 2010. Retrieved from http://www.alliancenews.net
“ 2011 CLIDE Awards” Center for Development Excellence, NCTCOG, Retrieved on July 21, 2011, http://www.
developmentexcellence.com/awards/CLIDE2011/index.asp
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