Roanoke Residential Zoning Reform Review

A Comparative Policy Review for Responsible Growth, Neighborhood Stability, and Local Opportunity

Ironwood Policy & Risk prepared a residential zoning policy review for Integrity Enterprises Group as part of a broader effort to evaluate major policy decisions affecting Roanoke’s future.

This project reviewed Roanoke’s current residential zoning reform discussion, including the 2023 zoning baseline, the 2024 City zoning amendments, the 2026 Staff proposal, and the 2026 Citizens Group proposal.

The purpose of this work was not to oppose housing reform or advocate for unchecked growth. The purpose was to evaluate the available zoning options through a practical policy lens:

How can Roanoke expand housing opportunity while protecting neighborhood stability, supporting local ownership, strengthening local businesses, and ensuring that growth is managed responsibly?

Project Overview

Roanoke has real housing challenges. The city has an aging housing stock, limited middle-housing options, affordability pressure, vacant and underused properties, and a need for thoughtful reinvestment.

At the same time, residents, local leaders, and business stakeholders have raised legitimate questions about how zoning changes may affect existing neighborhoods, parking, traffic flow, redevelopment pressure, demolition, local ownership, and infrastructure capacity.

Ironwood’s role was to help organize those questions into a clear policy framework.

This review treats zoning reform as a public administration issue, not simply a land-use debate. Zoning determines what may be built, but implementation determines what actually happens.

Areas Reviewed

The project examined:

Roanoke’s existing housing conditions and zoning context.
The practical differences between the 2023 baseline, 2024 amendments, 2026 Staff proposal, and 2026 Citizens Group proposal.
Neighborhood-level concerns related to density, parking, traffic, redevelopment pressure, and demolition.
Whether zoning reform may support or undermine local homeownership.
How rehabilitation of existing homes can be prioritized alongside new construction.
How small local builders, contractors, and businesses can participate in future development.
Whether the City should require clearer implementation analysis before final ordinance action.
How zoning reform can be measured through public outcome reporting.

Policy Themes

The final recommendations centered on a balanced approach to zoning and implementation.

Moderate Housing Flexibility
- Roanoke should allow reasonable housing options while avoiding unnecessary instability in established neighborhoods.

Ownership Pathways
- Zoning reform should be paired with tools that help local residents become owners, including owner-occupied small multi-unit housing and first-time buyer support.

Rehabilitation Before Unnecessary Demolition
- Vacant, aging, and underused housing should be viewed as part of the solution, not only as a problem to remove.

Small-Project Feasibility
- Homeowners and small local builders should be able to understand and navigate the process without excessive delay or administrative burden.

Local Contractor Participation
- Housing policy should create opportunities for local builders, trades, and small businesses, not only larger outside developers.
Parking and Infrastructure Review
- Future zoning decisions should account for real-world impacts on parking, traffic flow, public services, and infrastructure.

Outcome Reporting
- The City should track what zoning reform produces in practice, including units created, ownership outcomes, rehabilitation activity, demolition trends, permit timelines, and neighborhood impacts.

Project Documents

As part of this project, Ironwood Policy & Risk prepared public-facing documents for review by local leaders, policymakers, and community stakeholders.

Two-Page Policy Brief

A concise summary of the key issues, zoning options, and policy recommendations. This brief is intended for quick review by City Council members, local officials, business leaders, and residents interested in the zoning reform discussion.

Button: Download Policy Brief

Background Research Paper

A supporting research document providing additional context, source support, comparison tables, peer-city examples, and implementation recommendations.

Download Background Research Paper

About Integrity Enterprises Group

Integrity Enterprises Group is a third-party group of local leaders interested in supporting responsible civic, economic, and community development in Roanoke.

While this project focuses on zoning and housing policy, the broader objective is not limited to housing. The goal is to support thoughtful decision-making that strengthens residents, neighborhoods, local businesses, infrastructure, and public trust.

Ironwood’s Role

Ironwood Policy & Risk provided policy research, issue framing, document development, and implementation analysis.

Our work is designed to help clients move from broad concern to clear, structured policy recommendations. We help identify risks, organize evidence, compare options, and develop practical frameworks for decision-making.

Closing Statement

Roanoke does not need to choose between preservation and growth. A stronger path is possible: responsible city-building that expands housing opportunity while protecting neighborhood stability, supporting local participation, and measuring outcomes over time.

Zoning sets the legal possibility. Implementation determines the result.

Contact

Community members, local leaders, and stakeholders interested in participating in future citizen action efforts through Integrity Enterprises Group may contact:

John Makay
Integrity Enterprises Group
integrityenterprisesgroup@gmail.com

Questions, comments, or professional inquiries related to this document, policy research, or advisory services may be directed to:

Cody Jones
Ironwood Policy & Risk
info@ironwoodpolicyrisk.com

Roanoke Residential Zoning Reform Review

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A Comparative Policy Review for Responsible Growth, Neighborhood Stability, and Local Opportunity

Project Overview

Areas Reviewed

Policy Themes

Moderate Housing Flexibility

Roanoke should allow reasonable housing options while avoiding unnecessary instability in established neighborhoods.

Ownership Pathways

Zoning reform should be paired with tools that help local residents become owners, including owner-occupied small multi-unit housing and first-time buyer support.

​

Rehabilitation Before Unnecessary Demolition

Vacant, aging, and underused housing should be viewed as part of the solution, not only as a problem to remove.

Small-Project Feasibility

Homeowners and small local builders should be able to understand and navigate the process without excessive delay or administrative burden.

Local Contractor Participation

Housing policy should create opportunities for local builders, trades, and small businesses, not only larger outside developers.

Parking and Infrastructure Review

Future zoning decisions should account for real-world impacts on parking, traffic flow, public services, and infrastructure.

​

Outcome Reporting

The City should track what zoning reform produces in practice, including units created, ownership outcomes, rehabilitation activity, demolition trends, permit timelines, and neighborhood impacts.