Category / Planning DT Raleigh

by Leo Suarez

Comprehensive Plan Update

That was a nice little break. Now that the post-vacation excitement is starting to wear off (New York city to be specific), I’m trying to get back into the blogging routine. I’ll keep it short and sweet with an e-mail I received about the opportunity for public feedback on the City of Raleigh’s comprehensive plan.

The program will include short presentations and an open house. Attendees will have an opportunity to meet and talk with members of the City Council, Planning Commission, City Planning staff, and other City boards and commissions. The project consultants also will be in attendance. Summaries of key elements of the updated Comprehensive Plan will be available. Important policy maps from the plan will be on display, including a new land use plan.

The updated Comprehensive Plan draft is the culmination of 18 months of work on the part of City staff and consultants. The plan will provide the framework to guide the city’s growth through 2030.
December 1 the Plan will be available for review and comment both on-line and at City of Raleigh offices and Wake County public libraries. A special website will allow anyone with an internet connection to comment on every policy and action statement in the Plan. Comments also will be accepted in any form that citizens may wish to use, from letters to phone calls. The comment period will be open from Dec. 1, 2008 through Jan. 31, 2009. During this time, the final three citywide public workshops will be held to provide another vehicle for input. Public briefings will be held to answer questions about the Plan.

Register here for both the Draft Plan Rollout & Open House and Citywide Public Workshops
For more information visit www.planningraleigh2030.com.

Thanks Trisha

by Leo Suarez

The State of City Market

The recent news of Cobblestone Hall coming to City Market has created lots of discussion. Currently, the empty historic building really brings down the energy of the area. The only exception is during events and festivals that drive massive crowds here on select weekends but for most of the year, a few established businesses keep it somewhat alive. There is not a healthy amount of foot traffic considering how many retail spaces there are in this small area.

I’ve always thought that City Market is so random. The businesses here, while being in close proximity, do not mesh well with each other. At any given point on any day, almost half are closed because of the radically different hours between them. It is not their fault though it is just the nature of that business; I’m not sure I would ever want to look at segways at midnight after having a couple drinks at Woody’s or listen to piano cover songs at Rum Runners after having breakfast at Big Ed’s.

Now I’m not saying that this atmosphere and mix of retail is a bad thing; it’s just an observation. The real question is do we want City Market to stay the course of having destination places or should it be made into a district where people come for restaurants or bars or shopping or whatever?


Big Ed’s is great but the hours are horrible, adding to the emptiness.


Lots of retail spaces.


If turned into a district, sidewalks could be flush with the street; all pedestrians and no cars allowed. This is possible now with the new parking deck across Blount St.


Is the parking lot still needed? This could be a site for future development, perhaps a City Market “expansion”.

by Leo Suarez

Top 10 Empty Spaces To Fill Around Downtown

The discussion of retail space along sidewalks in downtown is not new. When designing a building, you could argue for or against including this in our current state of things. When the Wachovia and BB&T towers were built, only a single retail space was included. RBC Plaza is now open with three spaces on the ground floor. This increasing trend is great for downtown but rather then continuing to build new we should also focus on the empty spaces out there already that need a solid tenant. Here is a list of empty spaces around downtown that I think are critical spots for a shop or restaurant to set up in with #1 being the most important.

NOTE: These are places that are currently empty with no news of a potential tenant to the best of my knowledge.


#10 Progress Energy II

Iatria Spa closed down in the space on Davie St. and it does not look like anyone is jumping at the opportunity. Close proximity to Fayetteville St. and Moore Square are key selling points at this location.


#9 Wilmington and Martin St.

Honestly, I have no idea what has ever been in this building. RBC Plaza’s opening could help generate more foot traffic and make it more appealing.


#8 Music Hall

The music hall above Martin St. Pizza is empty. This is a large space and could have the potential for something unique like a bar/restaurant with live music.


#7 The Atrium

This space was under renovation all throughout 2007 but has now been sitting empty. The 100 block of Fayetteville St. may be the quietest one so something new here will help the overall street activity. The parking deck across the street is a big plus.


#6 The Raleigh Sandwich Shop

As the Hargett St. momentum continues to grow, led by Empire Properties, Wilmington St. will start getting some love. The Raleigh Sandwich shop just looks like a place that needs a smart developer to come in and renovate. Lots of potential here.


#5 Odd Fellows

The Waraji deal seemed to die out and now the large space sits empty. A successful restaurant here would extend the Hargett St. activity even more.


#4 Commerce Place

Moving out of the core downtown and into the warehouse district, we move to Commerce Place. The building is only partially filled but there is a key spot on Martin St. that could use some love. The warehouse district has so much potential and spaces like this can really hold something very original.


#3 Boylan Pearce Building

That white wall has been there for years and offers nothing to anyone that walks by. The 200 block of Fayetteville has a lot of activity compared to the rest of the street and this is a solid location that no one has jumped on yet.


#2 The Depot

While Jibarra is currently set to open up here, the rest of the building sits empty. This historic building has the luxury of having surface parking right in front. If traffic could flow through the warehouses a little better I think this place would be full in two seconds.


#1 City Market

The granddaddy of them all, City Market is one of downtown’s more significant, historical buildings. This huge space has been empty for years and really creates a hole in the middle of the city market block, making it feel desolate and slow. I think the building needs a huge landmark Raleigh restaurant or used as a seller’s venue, kind of like Market St. in Charleston.

What is interesting to note about this list is that nothing is mentioned in Glenwood South. Hats off Glenwood.

by Leo Suarez

Potential Parking Parcels For Prominent Progress

Renovation and new construction are all over downtown. A couple projects have hit some financing snags so the new construction buzz has become a little slow now that RBC Plaza and the Convention Center are so close to opening. While enjoying the present, it is always good to look toward the future. Since empty lots are hard to come by, parking lots will have to do. Here is a short list of parking lots with high potential for development in the near future in downtown.

Sites 2 and 3

The two parking lots in front of the Performing Arts Center are known as sites 2 and 3, with an “extended” Fayetteville St. bisecting the two lots. There are lots of factors to consider here if imagining what could be built. Should buildings be shorter to ‘step down’ to the Arts Center or should we build tall? Should Fayetteville St. continue to South St.?

Davie and McDowell

This parking lot is surrounded by good stuff so it is only a matter of time before something sprouts here. A hotel would make sense because of its close proximity to the convention center. The parcel is pretty large so a true mixed use project would seem likely.

Lenoir and Wilmington

As Charter Square goes up across the street, the increase traffic flow on Wilmington will make this area look very attractive to developers. The block is sort of transitional between downtown mid-rises and neighborhood houses so it will be interesting to see what is proposed here.

Blount St.

The parking lots between Jones and Edenton street occupy two entire city blocks (except for the Haywood House). The western block could be used for government expansion buildings while the eastern block could be used for low-rise townhouses and condos, creating a neighborhood feel that transitions into Oakwood. Plans for a city visitor center are out there but I have not heard of any new information on that topic.

Are there any other key lots out there ripe for development?

by Leo Suarez

Fred Fletcher Park Water Garden

The Fred Fletcher Park water garden may not be downtown but it is a short walk from Glenwood South. Yes, we all know about the many pools that are coming downtown but the water garden serves a different purpose. On the city’s website, they list four benefits that the water garden will bring:

  • Creating a aesthetically pleasing garden with a variety of evergreen and perennial plant species;
  • A new ecosystem for this area of the park for butterflies, dragonflies, and frogs, among other animal species;
  • Naturally filtering stormwater that flows into the water garden to clean the runoff before flowing downstream into Pigeon House Branch; and
  • Serving as an educational opportunity for neighboring schools and park patrons on the new habitat and the functions of the water garden.

According to the website, all the construction should wrap up in June 2008.


Current view of the water garden (May 25th, 2008)


Master plan

by Leo Suarez

Raleigh’s LED Conversion

Another point in city manager Russell Allen’s budget that is worth mentioning are the funds for LED lighting to be installed in city owned parking decks. Raleigh is the first of a few cities across the country to do a wide-spread conversion like this so we may become the model for other cities to follow.

The cost savings of running an LED light is immense when converting from the traditional incandescent bulb. They use less energy, last longer, and produce a more natural light. However, I’m curious to know about the initial cost. The operating costs might be low, but it is worth investigating the purchase and installation costs of LED’s versus incandescent lights.

To give you an idea of what we may be seeing in the picture above, one level of the municipal parking deck on Morgan St. has had the LED conversion. It is a great side by side comparison of both technologies.

by Leo Suarez

Pencil In Full Funding For Safety Center

On Tuesday, May 20th, city manager Russell Allen proposed his budget for fiscal year 2008-2009. The entire proposal with details can be read here. There are some elements to the budget that affect downtown Raleigh and one of the major ones was for full funding on the Clarence Lightner Public Safety Center. There are other projects listed but the safety center is planned to gobble up $226.1 million over the next five years. The addition of more space and consolidation of current safety related services can only be a good thing for the city.

The new tower will sit on the corner of McDowell and Hargett St. This will require the demolition of the current Raleigh Police Department. We are getting a major upgrade and what should be a building built right up to the sidewalk compared to the current building with parking out front. Little details have popped up but this is from an older RalCon post:

The 15-story, 260,000-square-foot facility will enhance the City’s ability to consolidate public safety operations and other local government offices and functions at one location, including the City’s police and fire departments. The public safety center is named in honor of Clarence E. Lightner, who served as mayor of Raleigh from 1973-75.



15 stories will easily fill this gap.

by Leo Suarez

The State of Hillsborough St.

Hillsborough St. gets my vote as being one of the most important streets for downtown. From the Capitol building out to Glenwood, the first six blocks will be a major route that connects Glenwood South and Fayetteville St. The zig zag route should become the spine of activity for downtown. It is pretty clear that Fayetteville St. and Glenwood South are already budding entertainment centers but Hillsborough St. is on the rise.

What Is Planned
The weak economy and I’m sure a couple other factors have held back some of these projects and they are currently on standby. It is still a bit exciting to see these proposals because if all are eventually built, Hillsborough St will be its own urban corridor.

Winston Hotel Tower

A 25 story hotel and condo tower will occupy the block shown above.

The Hillsborough

Another 25 story hotel and condo tower. It is currently on hold because of the bad credit market.

Campbell Law School Relocation

Classes should start in summer 2009. I think this a key move that should create traffic on Hillsborough St. I’m worried though because there is a serious lack of rentable apartments nearby and students will be prime renters.

HBS Properties Tower

HBS Properties has bought up a majority of this block. Last I heard, they were floating around the idea of a 10 story tower that would wipe out this streetscape.

The Potential

There are a couple of empty lots and surface parking lots that are in prime locations. There may be controversy in the future over established churches and businesses versus developers willing to offer big money for these lots. However, we are still not there yet so let’s save that argument for later.

I see this stretch of Hillsborough St. becoming a hotel row. Two hotels are in the list above and The Clarion is already in service in this location. This is a central, easy to get to area and with a wider street, it is car traffic friendly. It connects our two major entertainment centers and any visitor has an easy walk to either one.

I also think that the triangle near the Hillsborough/Edenton merge could be something really unique for downtown. I had an idea once.