by Leo Suarez

One Glenwood + Two Hillsborough + Parking Deck = Bloc 83

700 block of Hillsborough Street. October 2018.

700 block of Hillsborough Street. October 2018.

More renderings and plans are being submitted for the Heritage Properties developments along Hillsborough Street. Readers might already be familiar with the soon-to-be-completed office tower, One Glenwood, and the second tower is coming soon with Two Hillsborough. The two towers will have a plaza in between, mid-block, with retail supporting a lively sense of place.

The latest renderings show the two towers with the plaza in between.

Rendering of the Bloc 83 development.

Click for larger

The collection of towers is being called Bloc 83 according to the latest submissions. The third piece of the puzzle is a parking deck with ground-floor retail. Located on the 700 block of Hillsborough Street, the former auto shop and next-door house are slated to be removed for the new deck. The deck’s 693 spaces are most likely going to support Bloc 83. You can spy the deck in the renderings above.

The site plan looks pretty typical but with retail along both Hillsborough Street and a part of Boylan. Entrances to the deck will be on both Hillsborough and Boylan Avenue. Below is a snapshot of that site plan.

SIte plan of the Bloc 83 parking deck along the 700 block of Hillsborough Street.

Click for larger

I can’t help but roll my eyes at more parking decks especially when you consider that one has already been built behind the Origin Hotel across Morgan by the same developers. I believe between the two decks there will over 1,000 spaces provided.

However, as I look at the plans and where we’re coming from, the new office towers moves the needle just a little bit towards a more urban and transit-friendly Raleigh. The parking decks are just a bridge that helps us connect to the rest of the region.

The way retail space really surrounds the outside and inside of Bloc 83, even in the parking deck, feels hugely positive. If the landlords can land some service retail and add to downtown’s plentiful list of tasty places to eat then by all means, bring it on.

The vibe on the Community is a tad negative over another parking deck but does give more reason to support pro-transit and pro-bike orgs to keep the mobility options varied in and around downtown Raleigh. As for me, I’m seeing a future where I spend more time in this area compared to what was there and I think others may agree also.

As One Glenwood wraps up over the next few months, I expect work on the rest of Bloc 83 to take place in 2019.

by Leo Suarez

Municipography: Downtown Wayfinding Kiosks

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.

An IKE wayfinding kiosk on display in front of Union Station.

An IKE wayfinding kiosk on display in front of Union Station.

During the October 2, 2018 city council meeting, councilors received an update on the latest downtown wayfinding plan that comes from the Downtown Raleigh Alliance. The presentation given introduces IKE, a free-standing kiosk with a touchscreen, that presents downtown retail, transit, and event info to pedestrians. The company, IKE Smart City, makes revenue off advertising with the DRA getting a cut of that revenue.

In addition to the touchscreen, a built-in camera can be used for selfies, pedestrian counting, and even public safety if the city wanted it too. A lot of features seemed optional, tailoring the IKE experience for each community as Jibran Shermohammed, Director of Development & Corporate Counsel at IKE Smart City, mentions during the presentation. Below is the video of Mr. Shermohammed as well as DRA president Kris Larson at the council meeting followed by the discussion.

If you can’t see the embedded video, click here to watch it on YouTube.

The presentation by Mr. Larson and Mr. Shermohammed is near flawless, describing the kiosks and the agreements between IKE Smart City and the DRA. Wayfinding comes back into the picture from our 2015 Downtown Raleigh Plan and the system checks all the boxes in terms of accessibility and equity.

The kiosks are also data gathering points collecting information such as pedestrian counts and usage, all anonymized and available for the city. The kiosks themselves are maintained by IKE Smart City including both the hardware and software. Any damage to the units are taken care of and each kiosk receives regular software updates.

The advertising complies with all City of Raleigh advertising policy so anything you see around town right now, like on the buses, is basically the same as you’ll see on the kiosks.

Finally, all this comes free of charge to the city. The company just needs the blessing of the council to allow them to be installed on public property. The approval to move forward with implementation, as well as a text change to our sign ordinance, was needed to make these kiosks happen.

It seems like all bases were covered here on this project yet councilors had concerns or at least perceived concerns, about the IKEs. From my viewing of the discussion, I picked up unreasonable criticism of the system as well as far-reaching efforts to derail the project.

The Council of No

Masked as defenders of the public right-of-way, a subset of the council, which I like to call “The Council of No”, were pulling extreme edge cases here as reasons to not move forward. Rather than tailor the IKEs to something that satisfies council, some councilors were against the kiosks for reasons with little or no backing at all.

NOTE: Councilors Corey Branch and Dickie Thompson were not present.

Both Councilors Kay Crowder and Stef Mendell were concerned over the brightness of the kiosks. From the meeting discussion, Travis Crane, an Assistant Planning Director, called out the acceptable brightness levels in our city’s signage ordinance. Mr. Shermohammed confirmed that the kiosks were lower, operating similar to how a smartphone dims at night or in dark rooms.

Yet, the councilors were still concerned over brightness.

Map of potential locations for the kiosks

Map of potential locations for the kiosks.

Councilor Russ Stephenson compared the kiosks as “last-century technology” and wanted to see something more mobile, like for a smartphone. While I agree with Councilor Stephenson to a degree, he may be forgetting that we are surrounded by tried and true technology all around us. Why should the city adopt the latest and greatest at a high cost?

Better yet, what disadvantage do we have if the kiosks are deployed in addition to some new mobile tech? To be against the kiosks and pitch something else is a project-killing move from my point-of-view.

Councilor Stephenson’s data privacy concerns are also unfounded. He claims that Raleighites don’t want to be tracked or have data collected about them, even if it’s anonymous. He must not be aware of the dozens of pedestrian, biking, and traffic counters that have been deployed all over the city, collecting the same information that IKE would. This is a feature that could also be turned off if the city wanted it too.

Councilor Stewart, not a member of The Council of No, asked if any other cities are worried about the IKE’s screen brightness and it’s contribution to light pollution. Mr. Shermohammed says that no cities have raised issues with this.

Councilor Cox also tried to derail and discount the work of the DRA by lofting up a suggestion about Bluetooth beacon technology. The tech itself doesn’t matter but, as a city councilor, to have allowed the DRA to go forward with the kiosk project about a year ago and now suggest something completely different isn’t helpful for anyone and is borderline disrespectful.

It was clear to the Council of No that this effort would alter our sign ordinance and possibly allow even more signs that looked like a “bright” IKE kiosk in the future. This is precedent-setting moves and the Council of No always takes the unreasonably fights against projects like this rather than taking a collaborative, compromising approach.

While certainly not the biggest issue downtown Raleigh faces, I take issue with the treatment of this project because there are so many things this helps, so many angles that are covered here and yet we have councilors that can’t move things forward because of perceived negative outcomes and a perceived future that “looks like Las Vegas” as Councilor Crowder states.

It’s either close-minded thinking or some kind of inferiority complex at play here when smart people come forward and pitch new and exciting things to our city. The Council of No has been like this on a variety of topics over the past year and I fear it impacts when really creative efforts want to come forward. (or squashes them early on cause who wants to deal with that, right?)

In the end, the Council of No asked city staff to create a high-level list of what other cities are doing in terms of wayfinding, something the DRA has already done and chosen a solution for. This belittles their work, in my opinion, and am really questioning our councils commitment to downtown Raleigh.

Come chat about council’s support of downtown Raleigh on the Community.

by Leo Suarez

Plans Submitted for 9-Story Hotel Overlooking Nash Square

Corner of Martin and Dawson Streets. October 2018.

Plans popped up on the city’s website for a nine-story building that will be used for a hotel with ground-floor restaurant space. It’s planned for the southeast corner of Dawson and Martin Streets giving it a nice location across the street from Nash Square.

The development would replace a variety of the one and two-story buildings and surface parking on this corner. In addition to the photos in this post, here are the parcels identified to be removed.

Properties involved in the development mapped. October 2018.

The site plan submitted shows 190 rooms and 137 parking spaces with lobby and restaurant space on the ground floor. A driveway for pulling into the hotel would be on Martin Street as well as the dropoff zone being on Martin. That seems more desirable compared to a busier Dawson Street.

Below is a screenshot of one of the preliminary site plans.

Preliminary site plans for a hotel across from Nash Square on Martin Street.

When looking at the developer, the Raymond Group, and their previous projects, we typically see hotels built under national brands. That’s what I’m expecting here until more information comes out.

Hopefully, this developer can deliver as there are quite a few other hotels that seem to have been delayed in downtown.

by Leo Suarez

Pic of the Week

RUSbus cross section

More of a rendering or cross-section this week. As I was looking through the RUSbus grant application, I noticed this diagram of how the mixed-use project could look like. Now this isn’t set in stone by any means but I take it as what the planners have in mind including market-rate and affordable housing, hotel, office, and retail space. Being a transit hub as well, this may be the most mixed-use project in downtown Raleigh.

See more at rusbusnc.com.

by Leo Suarez

Plans for Smokey Hollow Phase 2 Bring More Residential and Office to Glenwood South

Rendering of Smokey Hollow Phase 2

Rendering of Smokey Hollow Phase 2. Click for larger.

While the community actively watches the first phase of Smokey Hollow rise out of the ground along Peace Street, plans for more buildings have been submitted. Phase 2 will contain additional buildings along West and Harrington Streets with residential and office components.

The highlights:

  • 280 Residential units
  • 225,000 sq. ft. of office space
  • 40,000 sq. ft. of ground floor retail

The rendering above shows the key pieces of the second phase of the three-phase project for the area. With phase 1 (currently under construction) delivering the anchor, a Publix grocery store, phase 2 brings more community and placemaking around it with an office tower, more retail spaces, and overall just a more interesting place to be.

It looks like West Street will become a residential street with the addition of a five-story building. The new building will stretch from the West at North tower all the way to the new Johnson Street intersection. Retail spaces will be mixed along West with even more along a new private drive that goes through the development.

The “intersection” of Tucker and West will have a private drive that cuts through to Harrington as well as pedestrian-only plaza towards Johnson. Here, more retail and outdoor spaces will be made to create a sense of place. The renderings below will help to visualize the concept.

Rendering of Smokey Hollow Phase 2

Rendering of Smokey Hollow Phase 2, West Street at Tucker St. Click for larger.

Rendering of Smokey Hollow Phase 2

Rendering of Smokey Hollow Phase 2, Retail along the “interior”. Click for larger.

Rendering of Smokey Hollow Phase 2

Rendering of Smokey Hollow Phase 2, Retail along the “interior”. Click for larger.

All of this should drastically improve the sidewalk experience in the area. West and Harrington will become two key urban streets, something we’ve discussed before, and Smokey Hollow basically becomes the northern gateway to downtown Raleigh. In the future, as a BRT line goes through this area, the flow of people through it will become more obvious.

Rendering of Smokey Hollow Phase 2

Rendering of Smokey Hollow Phase 2. Click for larger.

Tightening the fabric between Smokey Hollow and the rest of Glenwood South would really make the area lively and I’m hoping that the office tower does very well. More workers could really bring more streetlife to the daytime hours here and give Glenwood South that 24-7 feel. Mix in the future Devereux Meadow park north of Peace and the area should really take off!

More to come on this one for sure!

by Leo Suarez

Browsing Through The Latest Civic Campus Master Plan

The city has posted the latest version of the master plan for the downtown civic campus. This would involve a significant update to the municipal buildings to the north of Nash Square. Over time, it’s possible that the existing buildings will all be demolished and up to 20-story towers for city workers will be built on this block.

Jump into the plan (pdf doc) here on the city’s website.

The Avery C. Upchurch block, or municipal block as I’m calling it, consists of the former Raleigh Police Headquarters building, the Raleigh municipal building (RMB) currently in use, and a 3-story parking deck. The police HQ is currently vacant and we’ve outgrown the RMB to the point where extensive maintenance is needed in the next few years.

From the executive summary in the master plan:

The future Raleigh Civic Campus will be a mixed-use, walkable destination consisting of a New City Hall with public-facing government functions, expanded municipal departmental space, and pedestrian-connected public spaces. Other land uses may be arranged around the campus, including urban retail, commercial office, housing, and a combination of below-grade and structured parking. The total potential of the Civic Campus is approximately 2.2 million gross square feet, excluding underground parking and services. The full build-out of the campus is dependent upon the execution of several capital projects over three phases and employing a suite of delivery methods, including City-owned and managed development, private capital-led development, and potentially a collaborative public-private partnership.

The full implementation of the campus will take place over 3 phases, generally broken down into these projects:

  • Phase 1 – The East Building: Demolish the Police HQ and build a 20-story office tower for approximately 1,400 staff, public-facing functions, and Council Chambers, as well as potential ground floor retail.
  • Phase 2 – The West Building: Demolish the RMB and tentatively plan for an up to 20-story office tower, the twin to the East Building. A public plaza between the two towers will tie the two sites together.
  • Phase 3 – Mixed-Use Development: Demolish the municipal parking deck and allow for up to 20-story private development.

The additional space on this campus will be for current workers who are spread across downtown as well as new hires in the future. The civic campus aims to consolidate offices and bring together departments as a way to make the campus more secure and more customer-friendly in a cost-conscious manner.

The master plan lays out the costs of doing nothing and just maintaining buildings and the difference is in the tens of millions of dollars. See page 18 for more details.

As each department continues to grow, accommodation of the City’s expanding workforce in an organized and fiscally responsible manner will become increasingly difficult. City staff has conservatively estimated the need to invest more than $245 Million (in today’s dollars) over the next 30 years just to maintain the status quo.

The master plan really focuses on delivering the needs of the city for the next 30-40 years between these two towers, the East Building, and West Building. (Phases 1 and 2) Mixed-use development through collaboration with a private developer for phase 3 isn’t quite set in stone, which makes sense. It’s a good opportunity to provide something that’s needed on the northern end of the block such as housing or hospitality but those needs haven’t been identified just yet.

There’s plenty of opportunities to build as the entire block is zoned DX-20-SH, or downtown mixed-use with a 20-story height limit, shopfront design. This is significantly mroe dense than what we have today.

With a much larger presence here on the municipal block, the civic campus becomes a destination and should help connect downtown districts. This is touched on more in the master plan where the design team has thought about connecting it along the east-west streets of Morgan and Hargett from the Warehouse District to Fayetteville Street. Nash Square should not feel isolated from the campus but rather become an extension.

This makes pedestrians number one along Hargett Street and the public plaza must emphasize that. Taking cues from the 2015 Downtown Plan, this vision supports Hargett Street having an attractive and livelier streetscape.

The master plan continues with details about a central gathering space and plaza within the site and possible uses for the mixed-use portion on the northern half. The examples from other cities are helpful in visualizing what is possible so I encourage readers to check it out.

I’m very happy with what’s in this master plan and feel it’s got all the right elements put together for this area. In my opinion, some points really need to be hammered home once the city gets into the details. I would want to really emphasize the need to make the municipal buildings along Hargett welcoming and engaged with the sidewalk rather than being stale, public buildings.

The SECU tower is a good example of how a modern tower can engage the sidewalk, provide outdoor spaces for gathering and mix it with retail. (if they had any so I have to pretend) The county’s justice center seems to have missed the mark with their monolithic presence along Martin Street and their foreboding main entrance along Salisbury. (I love the art deco look from afar though)

I’d love to see Hargett Street get the “City Plaza” treatment. Between the East and West buildings and Nash Square, let’s create an even street separated with bollards (trees?) where pedestrians and vehicles are on an equal plane. Transparency through the ground-floor of these sites all the way to Nash Square might just give you that park-like feeling even if you’re a block away.

Retail spaces along Hargett should be plentiful since there is only space on one side. I’d like to see the city take a less traditional approach to it also. For example, businesses may not be clamoring for space here right away so as spaces are empty, pop-up concepts should be welcomed. That approach can help new businesses kickstart themselves and down the road, move on to a more established home nearby or elsewhere in Raleigh.

With phase 3 being so far out, it’s probably best to comment on that piece down the road. This project will be fun to watch and I’m hoping for something that Raleigh can be proud of.

by Leo Suarez

Pic of the Week

Montford Hall

The newest owners of the 1850s mansion in Boylan Heights are making moves to turn it into a boutique hotel. Located at the edge of the neighborhood at Boylan and Mountford Avenue, the hotel is in a great location and offers a unique stay.

The owners are currently going through the rezoning process and if that goes as planned, renovation work will take place after that. What a great way to save some of Raleigh’s historic houses on the edge of downtown. I’m excited to see it finished one day.

Follow the progress and see some great photos of the interior on their Instagram page.