Your ideas and thoughts are right on the money and I see no fault in the way you expressed them. Let me share my thoughts, too.

The 5-in-5 was a great initiative that did a lot for our downtown. It demonstrated that when the city leaders have a good plan in place and follow it, the private sector will assume some of the burden and continue on. I feel that this vision sort of lost momentum – naturally – and it will weaken after the reopening of Fayetteville Street is completed.

Regarding Fayetteville Street, RaleighRob is correct: the street will expand all the way to the Memorial Auditorium, as soon as Sites 2 and 3 are developed. But, the RFPs going out will also depend on when Site 1 (Charter Square) and Site 4 are completed. Without a few success stories, it will be tough for the city to attract major developments to Sites 2 and 4, regardless of the strategic location.

We have come to the point where too many urbanism enthusiasts who still debate on the famous “street-level activity vs. skyscrapers” topic. In my opinion, this is a set of arguments that we need to put to sleep once and for all. Right now, Raleigh needs both: A powerful image (through a great looking skyline) and a superb street-level experience. We can have the co-existence of skyscrapers and older, historic buildings, much like in every major, world-class city, that so many of us drool over.

Leo, you said, and I am in total agreement with you: “If you want that dense, tall tower or that twenty-four hour diner or lots of shopping in downtown, it starts with getting people to live their lives in and around the area, OUTSIDE of their cars.” You hit the nail on the head. Everything begins with the very element that brings life to any city: The people. The key to strengthening the existing, and getting some new retail and residential options is to have the city leaders focus on relocations. Small, medium and large corporate relocations will make our downtown a great place to work and this has an implication on how many people would like to actually live near where they work. Moving a business from one downtown spot to another is fine, if you are concerned about losing them to a suburban location, but this is not enough. RBC Centura and Campbell School of Law are excellent moves, but we need more and we need them ASAP.

The lost momentum in high-rise development will eventually return, as commercial banks stabilize and begin to actually loan money again. I expect very little in terms of getting a fast paced construction phase, but if 2-3 of the existing proposals break ground, we may see more developments slowly return. In my opinion, the key projects are the following:

1. The Edison – While not expected to be completed until 2018, its significance is tremendous. Not only because of its size, but mainly because it will revitalize an entire block, connect the CBD with City Market, and bring a lot of new residents and visitors (if the hotel portions are added).

2. Charter Square – Very bumpy road I am afraid, but I surely hope that the developers will eventually deliver this project. Let’s hope they do not scale it down. It amazes me how the combined efforts of 4 developers cannot make this happen, but I am still hopeful.

3. Powerhouse Plaza. For one, it will add to the redevelopment of the East Glenwood South area. Nice to have a Hyatt Hotel and finally get rid of the empty parcel that does NOTHING to the image of that area. I never understood why the developers proceeded with demolition without having secured all the financing and tenants before they destroyed the existing structures

4. Site 4 – With the disappearance of Lafayette, it will become harder to get another investor to look at this parcel. Let’s face it, the parking deck DOES overwhelm Site 4, unless someone with deep pockets proceeds with building a 40-story tower – very unlikely. Personally, I wish someone could buy the entire block, demolish that parking deck and build at least a couple of towers, something like The Edison project, cut in half (2 towers versus 4). It would be unrealistic, due to the excessive cost, though.

Sorry for the extensive reply. I will conclude by saying that the city leaders should look into creating a pro-business climate for downtown. Cultural activities are great, and we need them, but we also need a few more – and larger – corporate entities to “help” us fund them. Most corporations become good citizens when they move to mid-sized cities like Raleigh. It is possible to encourage the private sector to step up to the plate, even during tough times.

As for Fayetteville Street being extended to South Street, I have no knowledge of that happening. I’m sure that may or may not happen depending on what is proposed for sites 2 and 3.