Category / Planning DT Raleigh

by Leo Suarez

Downtown Rezoning

Downtown Raleigh Proposed Rezoning map. Click for larger image or get the pdf.

Here’s a quick one while I catch up after a long vacation. Tonight’s City Council meeting has lots of good stuff in it but the highlight will be the Rezoning Public Hearing section under the new Unified Development Ordinance. Above is the downtown Raleigh section and below are some links to dive into.

by Leo Suarez

Municipography, 300 Block of Hillsborough Street

Municipography is a summary of current issues going through the Raleigh City Council and other municipal departments in the city. The point is to try to deliver any video, photos, and text associated with the discussions happening at City Hall or elsewhere. Since this is a downtown Raleigh blog, the focus is on the center of the city.

I recommend email/RSS readers click through to the website to see the embedded video.

If you want to become an expert on everything related to the 300 block of Hillsborough Street then this Raleigh City Council video is the one to watch. I actually enjoyed the discussion and if there is any amount of municipal geek in you, then this video is the one to watch to the end.


If the video embed doesn’t show, go here to watch it.

The video of the council discussion has the following:

  • Councilor thoughts on the properties
  • Proponents from nearby land owners and the Downtown Raleigh Alliance
  • Opponents from the nearby Dawson Condominiums

The short summary I can give is that the council wanted as many facts as possible before “letting go” of this city-owned land. Some felt that discussion should continue, at another time, to see how the land could be leveraged for community benefits, affordable housing being the most talked about. At the same time, with no plan or policy in place today, some felt that this particular piece of land should not be cherry picked into forcing those covenants onto it.

It’s definitely a tough decision and while the rezoning for the 20-story maximum limit was passed there’s still a conversation to be had about how to “dispose” of the property. That will be handled in the Budget and Economic Development Committee.

The old zoning had no height limit and any new proposal had to be reviewed for approval. What the 20-story height limit now does is that any building proposed that is under that limit immediately is approved. It’s like setting the boundaries for development ahead of time and if new proposals fall within that boundary, faster approvals take place.

The opinions were all over the place. Residents in The Dawson wanted something that matches their building, something with a 7-story maximum. A representative from the Downtown Raleigh Alliance sees the density as supporting more retail, more restaurants, and brings us that much closer to actually getting a grocery store in downtown Raleigh, something that at this point is the holy grail in some people’s eyes. The owner of the building, more like a historic house, at the corner of Hillsborough and Harrington, where the law firm is located, even said he saw the rezoning as a “down-zoning” as it was made clear that the previous approval here was a 32-story building. That was approved back in 2006.

In my opinion, I agree that affordable housing is very important. So let’s talk about it. Where is the “Downtown Affordable Housing Action Plan” or something similar? Who, or what group, can spearhead that effort? We should get that initiative rolling so that when future opportunities on city-owned land come up, just like the one here at 301 Hillsborough, council will know what to do and have the confidence of modifying plans so that they benefit the community in a positive way. What shouldn’t happen is rush to form a plan at the last minute just because we see an opportunity.

Since that plan is not in place, let’s not slow things down and I’m happy to see the council approve this rezoning.

As a side note, it’s unfortunate that councilor Eugene Weeks, representing District C where the most affordable housing in the city is located, didn’t say a word during the 1 hour and 15 minutes that this discussion took place. Sure, 301 Hillsborough is in District D but I almost look to him for guidance seeing as he should have the most experience with tons of city-owned properties turned affordable housing taking place in east and southeast Raleigh.

by Leo Suarez

Moore Square Master Plan Updates

Proposed design for Moore Square, April 2015

Proposed design for Moore Square, April 2015. Click for larger.

This week, I was invited to participate in the Moore Square Master Plan Public Leadership Group. (PLG) The group consists of individuals from a variety of organizations that may have interests in Moore Square and the upcoming redesign. This included people from the state, the city, neighborhood groups/CACs, and nearby businesses. I was there as a rep from the Raleigh Downtown Living Advocates and just active downtown resident.

The group met at Market Hall and were hosted by the city and Sasaki Associates, the group behind the Downtown Experience Plan. We all discussed the aspects that we were most excited about as well as most concerned about.

Above is the handout that we got and I scanned it in to share here with readers. Those that have been following along should recognize almost all of it as this is the same plan that has been on hold since maybe as far back as 2010.

The proposed design revolves around four central themes:

  • Gateway plazas – Large entrances that invite people into the square.
  • Event Spaces – Areas for a stage or tent to support events.
  • Street Edges – Along the perimeter, a subtle edge is created to give the square a sense of defined space.
  • Family Spaces – An area of mounds and natural play areas for children to climb and roam.

Uses of the square were discussed, with the intent to gather lots of feedback about what people want to experience in the square so that the design may attempt to accommodate. These activities were broken out into themes as well. They were Food, Health, Learn, Shop, Gather, Art, Relax, and Play.

Activities are more like yoga classes, food carts, history walking tours, or other meetups. More emphasis was put on small-scale, inclusive activities rather than ticketed large-scale events. (something we’re used to seeing now in Moore Square)

Some of the biggest concerns in the proposal from the group were:

  • Design had to promote safety.
  • Concerns over a possible public restroom.
  • Felt that the public sector shouldn’t run a cafe/kiosk with businesses nearby.

The installation of a cafe/kiosk may not even be allowed as the state and/or historic commissions may prohibit permanent structures on the square. If you didn’t know, Moore Square is state-owned land that is leased to the city. If built however, the cafe would be leased out to a private business to operate, similar to the cafe that is in Pullen Park today.

There was an open house yesterday and one tonight but you can still get your comments in about the proposal on this thread over at Your Parks Your Future.

The timeline puts construction taking place in “2016/2017” according to the city’s website project page.

by Leo Suarez

Comment On The Downtown Experience Plan Until May 13

Hargett Street near Moore Square

The latest draft of the Downtown Experience Plan is now available and the team behind it are seeking public comments. Jump into it here:

Downtown Experience Plan on RaleighNC.gov

One huge addition to this draft compared to the last one is that actions are listed as a part of each stated goal. That should help make the direction clear on how to achieve the stated goals and stay within the themes.

For a quick review, jump back to Downtown Raleigh Plan Presentation Rundown.

While all the project areas in the plan are exciting to see, I think two of them, when looked at together, have the potential to be great. I’m going to make the call now that the Moore Square and Nash Square refreshes will have more of an impact on downtown Raleigh than the Fayetteville Street redesign did back in the 2000s.

To see it, I think you need to look at downtown Raleigh from a new perspective. Fayetteville Street, running north/south, is arguably the epicenter of the downtown core. The Downtown Plan calls it the “civic/symbolic spine” and it will probably be that way for decades.

I’d like to flip your perspective from north/south to east/west and highlight how important the duo of Martin and Hargett Streets will be in the next ten or so years. While Fayetteville Street may be the face of downtown, the prime location, where the action is at, I like to see movements east/west along Martin and Hargett as becoming functional and spontaneous.

Activity around and between the two squares is set to boom. If you look at the plan, we have images like these.

Downtown Plan

Downtown Plan

I think the street grid will fuse these two areas together and create activity pockets all over these blocks. Consider what we have and what is in the pipeline. Going west to east:

  • Raleigh Union Station
  • Development potential at the Dillon Warehouse at 400 West Martin Street
  • 3.5 acre News & Observer site for sale
  • 200 block of Fayetteville Street, highest pedestrian counts in downtown Raleigh. City? (most likely)
  • Market and Exchange Plaza upgrades
  • Moore Square Transit Center upgrades
  • Moore Square Redesign

In addition for Nash Square, straight out of the downtown plan, we have:

Undertake a design study to re-envision Nash Square as an urban green that supports the growth of the Warehouse and Fayetteville Street Districts and to strengthen their connection.

I see that as a string of connect-the-dot projects that could really make a huge difference. It won’t be as obvious as Fayetteville Street is but it’ll be there. It’s possible that we’ll see residents walking east/west while visitors will be walking north/south.

One last thought about this new perspective, kind of a “big idea” as the downtown plan likes to encourage, is that with a little planning we could almost create a pedestrian-only corridor between Moore and Nash Squares. What would it take to walk from Moore Square to Nash Square without using any sidewalks?

It would look something like this.

Click for larger

Of course, a couple changes need to be made but imagine starting in Moore Square and:

  • walking through the upgraded transit station to Wilmington Street
  • walking through the new Exchange Plaza
  • walking through the City of Raleigh Museum to Salisbury Street
  • walking through a plaza around new development that connects to McDowell Street

Finally crossing into Nash Square. How you get through the City of Raleigh Museum, that might be tricky but it’s an idea that’s fun to think about. The historic buildings along the 200 block of Fayetteville would be tough to punch a plaza through but at the same time, the downtown plan says to make new connections, encourage moving, and create new retail spaces…..

…..Just like a pedestrian-only mall!! ;)

by Leo Suarez

Moore Square Master Plan Open Houses on April 29 and 30

MooreSqOpenHouse

Helping spread the word here about this upcoming event.

The Moore Square redesign has been a controversial topic mainly because of cost. Figures in the $14-15 million range have been proposed for a complete overhaul of the 4 acre green space. At the same time, a lot change could come to the district following this refresh.

Moore Square Master Plan Open House

Date/Time: Wed., Apr. 29 from 2 p.m. to 4 p.m.
Date/Time: Thurs., Apr 30 from 6 p.m. to 8 p.m.
City Market
215 Wolfe Street
(same format and information at both sessions)

by Leo Suarez

Downtown Developer Greg Hatem on Downtown Vibrancy

Sidewalks of Fayetteville Street in the Spring

At last week’s city council meeting, Greg Hatem, owner of Empire Properties and Empire Eats, stood up and shared some thoughts. He had a few things to say about our city’s vibrancy and the ongoing discussions with the outdoor amplified sound permitting. Here’s the video of Mr. Hatem’s comments and the following council discussion.


If the embedded video doesn’t work for you, click here.

First, the downtown vibrancy piece. According to a yet unpublished study by the University of North Carolina Planning School, “Raleigh is in the bottom 20% of vibrant communities” in the nation. That statement is definitely something to follow up on.

The most obvious question to see in the study is whether this is only referring to the downtown or the city as a whole. Clearly, if the entire city was included then I don’t feel there’s too much of a shock here. More information is needed as to the study’s metrics.

Next, the ongoing debate over outdoor amplified sound permits. There are currently six restaurants and bars in the Fayetteville Street district that have applied for these permits. Hatem’s comments suggest a larger “issue” that the Fayetteville Street area is basically becoming a party district, where trash, bodily fluids, and signs of partying linger. His discussion of downtown vibrancy suggest that what’s needed are less bars but more retail and a downtown grocery store.

The complaints about more outdoor sound permits may be premature as the city is currently running a pilot program for addressing the very same issue over in Glenwood South. Rather than more restrictions, the Glenwood South Neighborhood Collaborative has helped launch the Glenwood South Hospitality District. This pilot runs through November 30, 2015 and attempts to create more synergy between residents and business owners when complaints come up. We should wait and see the results of this program before we start restricting things in other districts.

I think Hatem’s points are fair though. I’ve walked downtown Raleigh on Sunday mornings and some of the sidewalks really do look hungover. There are lots of opinions here but for me, it’s just a cleanliness issue, and only on the weekends.

Again, this may seem a moot point because there were discussions between the council and the Downtown Raleigh Alliance (DRA) in 2014 about increasing the resources put toward safety and cleanliness in downtown. I point you to a budget note from the DRA asking the city manager for more funding for the issue.

At the June 2, 2014 Budget work session, Council members discussed the safety and appearance of downtown Raleigh. Council Member Crowder asked that the Downtown Raleigh Alliance (DRA) review its budget to determine if funding could be reallocated to provide additional cleaning and safety efforts in downtown. Council Member Baldwin commented on the lack of cleanliness in city parking decks.

It’s all growing pains for sure as businesses and residents haven’t lived this close together in this city for decades because of our now growing, attractive, and revitalizing downtown. The currently in-progress Downtown Experience Plan may help to address these concerns by providing a more mix of uses in downtown.

by Leo Suarez

Municipography – Stone’s Warehouse and Plaza Upgrades

Stone's Warehouse on East Davie Street

Municipography is a summary of current issues going through the Raleigh City Council and other municipal departments in the city. The point is to try to deliver any video, photos, and text associated with the discussions happening at City Hall or elsewhere. Since this is a downtown Raleigh blog, the focus is on the center of the city.

I recommend email readers click through to the website to see the embedded video.

At this week’s city council meeting, progress was made to two very interesting projects. The overhaul of Market and Exchange Plazas was approved and money will be spent to start construction. The city owned Stone’s Warehouse and nearby buildings should be sold soon to Transfer Company LLC, who want to renovate the building, add more space, and include townhomes on the site.

Market and Exchange Plaza

Watch the video snippet above. If it doesn’t work for you, click here.

From the agenda:

On December 12, 2014 formal bids were opened to perform improvements to Market Plaza and Exchange Plaza; each plaza provides pedestrian access between Fayetteville and Wilmington streets. The project involves renovations and improvements to both plazas, which are in varying states of disrepair. Improvements include the installation of new concrete unit pavers, concrete paving, seat walls, planting, site lighting, storm water drainage, electrical service, water service, irrigation, screen enclosures, and shade structures.

A total of four bids were received. The lowest bid was submitted by Holt Brothers Construction, LLC in the amount of $1,129,897. Funding is appropriated in the capital budget and will be transferred administratively. SDMWOB participation is 100%.
Recommendation: Authorize the City Manager to execute a contract with Holt Brothers Construction, LLC in an amount not to exceed $1,129,897

Council members continuously made comments about how they didn’t know about this project but there have been images, plans, and public meetings about it for about a year now. We’ve discussed it on the blog already and it’s great to see this plaza project move to the next step.

I am pretty sure that this project will then wipe out any last remnants of the previous Fayetteville Street Mall design that is still left from the 1970s. Go get a taste of it, if you want, before it’s gone.

Stone’s Warehouse

Watch the video snippet above. If it doesn’t work for you, click here.

From the agenda:

During the January 6, 2015 Council meeting, the Budget and Economic Development Committee presented the following recommendation:

The Committee recommends upholding staff’s recommendation to select Transfer Company, LLC for the redevelopment of the Stone’s Warehouse site, authorizing Community Development to coordinate preparation of a purchase agreement, and authorizing staff to amend zoning application Z-25-14 to include split zoning, with conditions to accommodate the proposed uses as proposed by Transfer Company, LLC. The Committee’s recommendation was with the understanding that a majority of the proceeds from the disposition of the property would go toward development of affordable housing in this area and to assist with the Rex Senior Center relocation.

After discussion on the future of the Rex Senior Center, it was directed that the item be placed on this agenda and that administration work with the parties involved to determine Transfer Company, LLC’s proposal for the Rex Senior Center. A memorandum from staff outlining the discussion is included with the agenda packet.

Council can take action to proceed with the recommendation as outlined by the Budget and Economic Development Committee.

The ongoing conversation here is how to move the Rex Senior Health Center but that didn’t stop council from approving the Budget and Economic Development Committee’s recommendation for city staff to start work on selling the property to Transfer Companny, LLC. Another council approval will be needed for the sale to take place.

For some more reading on this project, check out Stone’s Warehouse and Affordable Housing

by Leo Suarez

Multiple Rezoning Requests on the Table

Dillon Supply Company in downtown Raleigh's Warehouse District

There’s a nice cluster of rezoning requests at the city right now that could bring new development to where there is currently none or very little existing activity. The RalCon commenters have been all over it recently so I wanted to bring it up top for more exposure.

Rezoning requests don’t sound exciting but it does fuel the rumor mill. While I enjoy speculation at a “for entertainment purposes only” approach I think we should lay out what’s on the table and what the comprehensive plan says about these areas.

To date, none of the requests discussed here have been approved or denied. They have only been submitted.

301 Hillsborough Street and 320 W. Morgan Street

Case number Z-038-14 has been discussed on the blog before. It’s the site of the parking lot used by Campbell Law school along Dawson Street between Morgan and Hillsborough Street. If you need a refesher, we talked about it back in October of 2014.

The request is for a DX-20-SH. In short, that means Downtown Mixed Use zoning with a 20 story max height and a shopfront frontage.

The latest update on this rezoning request is that there are some big projects being discussed behind closed doors. The N&O writes:

The city government has been entertaining at least two “substantial and serious offers” from private developers for the 1.2-acre property. Now the city has moved to apply a new set of development rules to the land, potentially clearing the way for a private construction project.

*Raleigh files to allow 20-story buildings at 301 Hillsborough St.

On the opposite side of the coin, there are a group of residents that are against the rezoning. The Central CAC has voted against this rezoning in a recent meeting. The article also states that The Dawson residents are against the rezoning and instead want the height to be capped at 7 stories instead of 20.

The last piece of this story that I’ll share is what the comprehensive plan says about this area. Here are quotes from it that seem relevant.

Reinforce the William Christmas Plan by encouraging prominent buildings and uses to be developed along axial streets (i.e. Hillsborough, Fayetteville, and New Bern) and the squares. (1, 3, 4, 6)

Highest density development should occur along the axial streets (Hillsborough Street, Fayetteville Street and New Bern Avenue), major streets (as identified by the Street plan), surrounding the squares, and within close proximity to planned transit stations.

327 & 309 Hillsborough Street and 324 & 328 W. Morgan Street

Case Z-39-14 is right next door and is for the same DX-20-SH zoning. This would be the western half of the same block that has 301 Hillsborough mainly along Harrington Street.

This seems like the same story as before. The same height concerns are mentioned by the residents at The Dawson. The same comprehensive plan applies to this lot as does 301 Hillsborough.

603 S. Wilmington Street and 112 & 114 E. Lenoir Street

Moving off Hillsborough Street, case Z-42-14, is a request for a DX-12-UG-CU zoning. If you’re following along, that’s downtown mixed-use at 12 story maximum with an urban general frontage, conditional use. An urban general frontage means that while the building is up against the sidewalk, ground floor retail space may or may not be there. It allows for walk up townhomes, an office lobby, or something similar.

The property in question here is where the Baptist Headquarters Building is located next to the McDonald’s facing Wilmington Street. According to the TBJ article, plans for a hotel are in the works and the rezoning would allow it to be as tall as 12 stories.

A hotel developer has submitted plans with the city to rezone a piece of property within the Prince Hall Historic District in downtown Raleigh for a hotel and office building that could stretch as high as 12 stories tall.

*New 12-story hotel proposed for downtown Raleigh

Taking a look at the comprehensive plan, this area seems to have the same density and urban core concepts as the rest of downtown. Close by is the start of an identified transition area, one that steps down towards the nearby neighborhoods.

The image below shows a piece of the map whereby the areas in blue have been identified as transitional. The map is just a guide however and with it being in a historic district I bet this topic gets heated.

401, 403 & 406 W. Hargett Street, 223 S. West Street, 410 W. Martin Street, & 126, 210 & 218 S. Harrington Street

Case Z-1-15 involves quite a few properties in the warehouse district near Union Station. This request is for DX-20-CU, downtown mixed use at 20 stories maximum, conditional use. The grandest building here is the Dillon Supply Warehouse, pictured at the top of this post, which is a real cornerstone of our warehouse district in terms of size and potential.

Just like the other areas mentioned in this post, this area again is identified as needing high-intensity development as it is in the downtown.

The developer here seems to be Kane Realty Corp, the group behind North Hills. If you take a look at the zoning request the “neighborhood” meeting was held up at the North Hills offices with only 4 Raleighites attending.

The writing is on the wall that the city wants this area to be hugely successful due to the upcoming Raleigh Union Station project. (set to break ground in less than 10 weeks) If you attended enough of the Union Station meetings, there is also another component that is seen as hugely needed adjacent to Union Station. Lots of new parking was seen as a huge need here and I wouldn’t be surprised if a big parking deck component is put in this area to accommodate that.