Site Reuse Plan and Market Study

This project was performed under an A/E term contract for professional services provided by the Virginia Department of Environmental Quality (DEQ) through the Office of Remediation Programs (ORP), made possible by the efforts of numerous individuals and organizations.

Successful brownfields reuse and redevelopment often depend on the early consideration of the range of potential future uses for each brownfield site. Local community priorities, market conditions, infrastructure availability, environmental contamination, public health issues, and local ordinances shape opportunities for brownfield site reuse. Having this site reuse plan grounded in these local conditions will directly influence how the site is characterized, assessed, and managed in the long-term.

The Town Council of Boones Mill played a pivotal role in offering essential insights during the initial programming phase. Town Manager B.T. Fitzpatrick was indispensable in channeling critical information to the Reuse Plan team. This collaborative effort included a market assessment conducted by Urban Partners and an environmental analysis led by Wetland Studies and Solutions, Inc. (WSSI). Stromberg/Garrigan & Associates (SGA) synthesized these contributions, ensuring a cohesive and comprehensive outcome.

Disclaimer:

These reports were developed for the Town of Boones Mill, Virginia, under the Virginia DEQ A/E Term contract for professional services. These are contractor-prepared reports and do not represent the Virginia DEQ’s position. Any publication, distribution, or use of this report beyond the stated purpose is outside of DEQ and Contractor’s control.

Potential Site Reuse Plan

Purpose

The report outlines a reuse plan for the 55-acre site at 359 Boones Mill Road, formerly a mobile home manufacturing facility. The plan integrates environmental remediation, market-driven development, and community priorities to create a mountaintop retreat offering housing, recreation, retail, arts, and lodging.

This plan has not been officially adopted by the Town Council, but outlines a future development option informed by public input and the market study.

Key Site Details

• Location: Boones Mill, VA; gateway to the Blue Ridge Mountains.
• History: Agricultural use until 1949; North American Housing Company operated from 1967–2007.
• Current Conditions:
• Wooded terrain with steep slopes.
• Existing structures include Town Hall, storage, industrial rentals, and a former rail depot.
• Environmental issues: Closed CDD landfill and suspected dump site (Phase I & II ESA completed).
• Kudzu infestation requiring eradication.
• Easement: 5-acre Maurice Turner Recreation Area preserved for open space.

Market Opportunities

• Retail: General merchandise, restaurants, specialty shops, health/personal care.
• Housing: Strong demand for rentals; suggested phased development:
• 1BR: $1,050/month (800 SF)
• 2BR: $1,250/month (1,050 SF)
• Boutique Hotel: 10–20 rooms, approx. $200/night.
• Arts: Visual arts center with studios and gallery space.
• Entertainment/Recreation: Multipurpose adventure park (zipline, canopy walk, alpine slide, climbing courses).

Reuse Plan Highlights

• Adventure Mountain:
• Zipline, canopy eco-walk, alpine slide, climbing tower, challenge courses.
• Retail & Arts:
• General store, restaurant with patio, art studio/gallery, spa, café.
• Lodging:
• Boutique hotel and treehouse cabins.
• Residential Options:
• Townhomes (16 units, 1,600 SF each)
• Apartments (72 units, 1,200 SF each)
• Duplexes (10 units, 1,200 SF each)
• Parking: Approx. 700+ spaces across uses.

 Development Phases

1. Phase 1: Multifamily housing + Adventure Park (critical revenue drivers).
2. Phase 2: Boutique hotel + cabins.
3. Phase 3: Restaurant + arts center.
4. Phase 4: Spa, retail, and café.
5. Phase 5: Auxiliary building for town services.
6. Phase 6: Additional parking and infrastructure.

Estimated Costs

• Total: $64.3 million.
• Phase 1: $34.9M (housing + adventure park + remediation)
• Phase 2: $11.6M (hotel + cabins)
• Phase 3: $6.9M (restaurant + arts center)
• Phase 4: $5.3M (spa + retail)
• Phase 5: $2.4M
• Phase 6: $3.1M

Recommendations

• Update the Comprehensive Plan and adopt a zoning ordinance.
• Perform a utility demand study.
• Create a subdivision plan for phased development.
• Engage developers through an RFP (master-developer or multi-developer approach).
• Manage kudzu and preserve natural features.
• Design a pedestrian connection to downtown.
• Partner with reputable adventure park developers (e.g., Outdoor Ventures, Go Ape).
  

Market Assessment for 359 Boones Mill Road

Purpose

The Virginia Department of Environmental Quality commissioned a study to identify viable redevelopment opportunities for the 55-acre site at 359 Boones Mill Road, formerly used for prefabricated home manufacturing. The goal is to strengthen the local economy and create a vibrant environment through entertainment, arts, retail, housing, and lodging uses.

Key Findings by Market Segment

Socio-Economic Trends

• Population: Boones Mill declined by 5.5% (2012–2022) to 205 residents; Franklin County also declined, while Roanoke MSA grew slightly.
• Households: Down 6.7% in Boones Mill; average household size increased slightly to 2.09.
• Income: Median household income is $67,083; poverty rate is 6.3% (lower than county and MSA).
• Housing: Significant drop in housing units (-37.9%); vacancy rate fell to 9.3%.
• Demographics: Aging population (65+ grew to 25.9%); racial diversity increased slightly.
• Education: 31% hold bachelor’s degrees or higher.

Entertainment/Recreation

• Bowling Center: Oversupplied in the region; viable only if combined with dining/music in a small-scale entertainment center.
• Axe Throwing: Two facilities nearby; potential for inclusion in a mixed-use entertainment venue.
• Drive-In Theater: No drive-in theaters in the region; strong potential for a 3–5 acre facility.
• Mini Golf: Four facilities in the region; Boones Mill could support one due to tourism and recreation proximity.
• Golf Driving Range: Seven ranges exist; Boones Mill could support one (8–10 acres).
• Disc Golf: Three courses nearby; site too close to existing nine-hole course for viability.
• Zipline/Canopy Tour: One facility nearby; likely too close for another, limiting potential.

Arts Center

• Robust arts scene in Roanoke; demand for affordable artist studios and gallery space.
• Potential for an 8,000–10,000 SF visual arts center with studios, gallery, classes, and event space.

Retail

• Significant retail leakage: Boones Mill residents spend $7.1M annually, but local stores generate only $2.1M.
• Opportunity to capture 15–25% of leakage (32,000–54,000 SF retail).
• Key retail opportunities: general merchandise, restaurants, health/personal care, specialty shops.

 Housing

• Rental: High demand; no vacancies in Boones Mill; new apartments in nearby areas fully occupied.
• Recommended: phased development of 18-unit buildings; rents $1,050 (1BR) and $1,250 (2BR).
• Sales: Median price $279,450; strong growth (34.5% increase since 2020).
• Recommended products:
• Upscale twins ($275K–$300K)
• High-quality townhomes ($190K–$240K)
• Modest townhomes ($160K–$180K)

Boutique Hotel

• Existing boutique hotels and B&Bs in the region experience strong seasonal demand.
• Potential for a 10–20 room boutique hotel (10,000 SF) with nightly rates around $200.

Overall Development Potential

• Entertainment Hub: Mixed-use facility combining bowling, axe-throwing, dining, and music.
• Outdoor Recreation: Drive-in theater, mini golf, golf driving range.
• Arts & Culture: Visual arts center with studios and a gallery.
• Retail: Capture leakage with restaurants, specialty shops, and general merchandise.
• Housing: New rental and for-sale housing to meet unmet demand.
• Lodging: Boutique hotel to attract visitors and complement recreational assets.

Study, Plan, and Report Documents