Tag / Peace Street

by Leo Suarez

A Walk Around Smokey Hollow

Corner of West and Peace. June 2018.

Corner of West and Peace. June 2018.

With two cranes now operating over the Smokey Hollow site, I thought it would be a great time to walk around and check things out on a nice June evening. Nearby, the new Capital Boulevard bridge is also being worked on and it seems like all of these things are part of a wave that wants to open around the same time.

First, we need to review the new street configuration coming to this area. Parts of Harrington Street have been removed while Johnson Street will become reconnected. See the before and after maps below.

Map of Smokey Hollow area before 2018.

Map of Smokey Hollow area before 2018.

Map of Smokey Hollow area after 2018.

Map of Smokey Hollow area after 2018. (square loop not included)

The “Harrington Curve” is now gone and instead extends the street to Peace. At the intersection of Johnson and Harrington, you can see the future extension as the buildings have been cleared. Here’s where the walk starts staring to the north.

Intersection of Harrington and Johnson. June 2018.

Intersection of Harrington and Johnson. June 2018.

Getting to West from this point is basically a pedestrian/bike only alley as the new Johnson Street connection isn’t in place yet.

Along West Street heading north to Peace, we can start to see the buildings of Peace at West starting to come up. What was once an area of suburban-style, one-story buildings will now have 12-story towers along new urban sidewalk. The change will be quite dramatic and there’s plenty of space for more.

West Street near Johnson Street. June 2018.

West Street near Johnson Street. June 2018.

The building is just starting to rise up so you still have to use a little imagination to get a sense of what the intersection of Peace and West will look like in the future. Soon, Peace Street will start to resemble its future self as more lanes open up as part of the bridge construction.

Enjoy that view looking southeast while you can cause this building will go up fast!

West Street at Peace. June 2018.

West Street at Peace. June 2018.

There are temporary lights at the future new intersection of Harrington and Peace where you can look towards the south at the beginning of this walk. No doubt, Peace at West will hug some prominent streets, basically all the ones we’ve discussed.

Peace at the future intersection with Harrington. June 2018.

Peace at the future intersection with Harrington. June 2018.

New Capital Boulevard bridge over Peace. June 2018.

New Capital Boulevard bridge over Peace. June 2018.

Getting back to our starting point takes us south straight down the future Harrington Street to its intersection with Johnson. The Rollins Cleaners and other older buildings are still up on the eastern side but that may not be a surprise as demolishing a dry cleaner typically involves extensive environmental cleanup efforts that take years. I wouldn’t be surprised if that is the case at this site.

Buildings along Peace Street. June 2018.

Buildings along Peace Street. June 2018.

Future Harrington Street. June 2018.

Future Harrington Street. June 2018.

We’ll check back in later for sure!

Join the conversation on this project over at the DTRaleigh Community.

by Leo Suarez

Zooming In Underneath the Capital Boulevard Bridge

On the left, the new Capital Boulevard bridge under construction. Center-right is the old bridge. April 2018.

On the left, the new Capital Boulevard bridge under construction. Center-right is the old bridge. April 2018.

Here are some observations from a walk along Peace Street, specifically underneath the new Capital Boulevard bridge. The photo above shows the old bridge, on the right, and the new bridge, on the left. You can see with the upgraded design that a lot of space is reclaimed when you compare the old “rock mound foundation” versus the “concrete wall foundation” of the new. (like my technical terms?)

It’s almost a vehicle lane, about 12-14 feet, on each side!

This made me pull out the map and below is the one shared from the NCDOT project page. When looking at it, up is West (peace going up/down) with Capital going left-to-right and the dark red being the new bridge.

Map of Peace Street project.

Click for a larger, zoomed out view of Peace Street.

What is great to see is that while Peace is wider, it will still be a two-lane road just like today. The additional space is being given to turns lanes but also wider sidewalks and bike lanes. The bike lanes aren’t very clear on this map but if you look hard, they are there.

I will say that some of the added road space is going toward center turn lanes also. Either way, the road has to slim down because the CSX bridge to the east isn’t getting any wider.

Anyway, it’s cool to see this come together one small piece at a time.

by Leo Suarez

Revisiting The Downtown Plan’s Glenwood Green Project Area

View from the upper floors of the West at North Tower. Photo credit Robert Winchester

View looking north from the upper floors of the West at North Tower. Photo credit Robert Winchester.

There has been a lot to follow around the Smokey Hollow area of Glenwood South. The reader-submitted photo above shows another view of all the demolition that has taken place. The “Glenwood Green” area has basically been wiped clean and will be rebuilt over the coming years.

The term Glenwood Green comes from the 2015 downtown Raleigh plan and I thought this a good time to see if the planned developments are in line with what was envisioned for the area.

Here’s what we know so far:

  • Peace (formerly Smokey Hollow) – 400 unit residential tower with ground-floor retail at the corner of Peace and West Street. A Publix grocery store has been announced so far.
  • Directly to the south, the same developers have bought land for a phase 2 mixed-use project.

    • Smokey Hollow. Courtesy of Cline Design.

    Latest rendering of the development for Peace and West

    By the way, the name of the development may have changed from Smokey Hollow to Peace but this blog will always recognize this area and basically any new developments going forward as part of Smokey Hollow.

    Let’s map it all. I like this one from Raleigh DLA.

    Map of planned developments in Smokey Hollow

    Glenwood Green Vision

    The Glenwood Green vision as part of the 2015 downtown plan so far is coming along. Granted, not much “green” has been planned in this area but once the Capital Boulevard bridge project (the square loop) is finished in 2019, the city can deliver that green with a planned Devereux Meadows Park north of Peace Street.

    Here’s the two-page overview of the Glenwood Green vision.
    Glenwood Green project area - 2015 Downtown Plan

    Click for larger

    The vision overview behind Glenwood Green wants Harrington Street to be a new “main street” for the area. This should be where the majority of retail is located and the planning folks have shown us this in their latest update of retails streets in the 2030 Comprehensive Plan.

    Harrington Street has the opportunity to be the gateway from the Devereux Meadows Park through Smokey Hollow and into the Warehouse District.

    Notice that Kane Realty has projects at both ends of this street. (All the Smokey Hollow work + The Dillon) Not a coincidence I’m thinking here.

    Public Space and Greenway Connections

    What still isn’t being talked about is the idea of a central plaza in Smokey Hollow to really give this area a sense of place. In addition, a greenway or urban cycle track connecting parts north and south would run through this area with this public space being the central hub.

    The vision in the downtown plan proposes a civic building and plaza but something else could work to make it into a destination. A park could also serve as a meeting place and destination.

    When you add up the plans for a greenway through Devereux Meadows, the city experimenting with a cycle-track along West Street, and connectivity from the Warehouse District to Dix Park, you can really see how important Smokey Hollow is to north/south connectivity through downtown Raleigh.

    If you look at the latest map of the Raleigh Greenway system, there’s a core loop around downtown and the surrounding neighborhoods. We still don’t have that middle section that cuts through it. The Glenwood Green vision supports this major connection.

    Raleigh Greenway system, January 2018

    Raleigh Greenway system, January 2018. Click for larger

    A proposed route from Smokey Hollow to the north towards the current greenway exists. A lot of it would run through Devereux Meadows alongside Capital Boulevard. This was talked about as part of the Capital Boulevard Corridor Study, an effort that took place around 2011. Here’s a map of the proposed greenway route connecting areas north of downtown.

    Right now, there hasn’t been talk of incorporating that civic space or greenway into Smokey Hollow. Those interested in creating a vibrant area here should keep an eye out because as all this development starts, the opportunities for the connections decrease.

    If all the land is dedicated to buildings then the idea of a public plaza becomes significantly harder to plan for. The greenway connection may also turn into a glorified sidewalk path rather than something unique.

    As plans form, I look to the city to work with developers to get this built and see the vision behind Glenwood Green come to full form.

by Leo Suarez

A Walk Up Peace Street

Peace Street, September 2017

Peace Street, September 2017

Warning! (or treat!) This will be an image-heavy post.

I had the pleasure of taking a walk up Peace Street recently, during rush hour, to witness all the demolition and work taking place around the Capital Boulevard bridge. We’ve all been following the work in this area for awhile but when you walk it, it’s truly at another level.

I’ll write a little and then let the photos do the talking.

The Capital Boulevard work is really in full swing here as clearing for the new bridge over Peace Street takes place. Buildings have been demolished and old foundations chipped away to make way for the Square Loop.

At this time, construction fencing is up around the Smokey Hollow site. Even more demolition should be taking place in the coming weeks for the 12-story mixed-use project.

In the pipeline also is the West Peace Street Streetscape project, adding more chaos to the street in the future.

It’s a swarm of development in such a short amount of time. The end of 2019 should see all the street work wrap up for us to enjoy it.

I’m starting to think that the state’s Capital Boulevard project would be this decade’s most impactful public-funded project taking place in downtown Raleigh. (Fayetteville Street being the clear winner in the 2000s) I wanted it to be Union Station but so much is going on here that I think this edges it out.

Peace Street, September 2017

Peace Street, September 2017. The former Fairway Advertising.

Peace Street, September 2017

Peace Street, September 2017.

Peace Street, September 2017

Peace Street, September 2017.

Peace Street, September 2017

Peace Street, September 2017. The former Finch’s restaurant.

Peace Street, September 2017

Peace Street, September 2017.

Peace Street, September 2017

Peace Street, September 2017.

Peace Street, September 2017

Peace Street, September 2017. Construction fencing around Smokey Hollow.

Peace Street, September 2017

West Street, September 2017. Construction fencing around Smokey Hollow.

Peace Street, September 2017

West Street, September 2017. Construction fencing around Smokey Hollow.

Peace Street, September 2017

Johnson and Harrington Street, September 2017. Construction fencing around Smokey Hollow and future Johnson Street connector.

Capital Boulevard area, September 2017

Capital Boulevard area, September 2017. Clearing of buildings for the square loop.

Capital Boulevard area, September 2017

Capital Boulevard area, September 2017. Clearing of buildings for the square loop.

Capital Boulevard area, September 2017

Capital Boulevard area, September 2017. Clearing of buildings for the square loop.

Capital Boulevard area, September 2017

Capital Boulevard area, September 2017. Clearing of buildings for the square loop.

by Leo Suarez

Boutique Hotel Planned for Peace Street Pending Rezoning Request

Corner of Boylan and Peace Street

At 615 West Peace Street, a request to rezone the property from 3 to 5 stories is working its way through the system. The developer wants to put a boutique hotel at the corner of Peace and Boylan.

At this point, only the request and information about the required meeting with nearby residents is posted on the city’s website. (see Z-017-17) I’m going to borrow some words from a regular commenter to the blog who was at that meeting.

In their initial pitch last night to neighbors, the developer promises a boutique hotel at that site but wants to exceed the NX-3-UG. The developer’s request came with no plans, elevations, or even design concepts to share. They have made no front-end investment in design services to sell their product but want neighbors to give their blessing to the zoning change to either 5 or 7 floors.

Thanks, John!

I kind of think that we have a wide gamut of proposed developments out there. Developers need a little salesmanship and need to do their homework regardless if they have a good idea or not. I really liked this article in the N&O comparing the pitches between 301 Hillsborough and 400 Hillsborough, both projects we’ve talked about on the blog.

You can see the reaction to a polished presentation versus the opposite.

It’s early on this project for Peace Street so we’ll see where it goes.

by Leo Suarez

Municipography: Peace Street West Streetscape Improvements

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.

West Peace Street

A project older than the blog, a section of Peace Street has been marked for upgrades for over a decade. Buried power lines, more street trees, and new sidewalks could happen soon for the section between St. Mary’s and West Street.

There was a good overview of the project, including its history, during a recent city council meeting and I have the presentation and discussion for you here on the blog. If the embedded video isn’t showing for you, watch it here on YouTube.

The project’s main goal is to improve vehicle and pedestrian safety. The street will also get a few aesthetic upgrades with street trees, new crosswalks, and new signal poles.

One interesting piece of the project that we can pull from the discussion is the work to decrease the number of driveways in front of Peace Street Market and Fallon’s Flowers. Simply put, the solution presented would have been a one-way driveway across both shops with angled parking. This is similar to spots on Hillsborough Street such as the Fedex/Gumby’s lot or the Wells Fargo.

Google Maps of 800 West Peace Street

Google Maps aerial of the 800 block of West Peace Street. Click for larger.

Fallon’s Flowers did not support that so the plan isn’t happening. At the same time though, it was mentioned that the property was sold recently and perhaps plans for redevelopment are taking place. There are no public plans at this time for that lot.

This project, Peace Street West, should take place at the same time as all the other construction along Peace Street, including Smokey Hollow and the Capital Boulevard bridge, so expect a ton of activity in the area over the next few years.

Project timeline:

  • Right-of-Way Acquisition: Summer 2017
  • Advertise and Bid: Fall 2017
  • Begin Construction: Early 2018
  • Completion: Mid 2019