Z-12-25 Stomps on Raleigh’s Comp Plan

The opposition to Z-12-25 isn’t emotional or speculative—it’s grounded in fact-based analysis of Raleigh’s adopted plans, policies, and urban planning best practices. When interpretation is needed, the points against this rezoning rest on the broader text, intent, and consistency of the 2030 Comprehensive Plan (2030CP). These policies aren’t optional—they define where and how Raleigh should grow.

1. Proximity to a Historic Neighborhood

The site is directly adjacent to the Historic Glenwood-Brooklyn Neighborhood (HGBN). Towers of 240’ and 360’ (25–27 stories) would overwhelm the character and livability of this community. The Comprehensive Plan recognizes adjacency and proximity as critical factors in setting appropriate height.

(Detailed Analysis: Adjacent Analysis Z-12-25)

2. Height & Density Guidance from Policy

Policy LU-2 and related station area guidance make clear this site is not Core, not Transit, and not a Station Area. Urban form overlays cannot be stitched together to fabricate a mixed-use center, and Peace Street does not qualify as High-Capacity transit. Station Areas are only established through detailed design, which has not started. So, no such designation exists for this site. By policy, the site falls under the General category with a maximum of 12 stories. No other plan or policy justifies 240′- 360′ (25–27 story) towers here.

3. Context and Transitions

Raleigh’s own plans are clear: maximum heights are always contingent on context and transitions. LU-2 calls for “appropriate building heights based on context.” The ETOD guide states density and height should “respect existing neighborhood contexts” and “transition downward” to connect with lower-density districts. Transitions are not optional—they are the mechanism the Comprehensive Plan uses to ensure growth is compatible, livable, and sustainable. Effective transitions require a gradual step-down in scale, not an abrupt drop from towers to two-story homes.

Jumping from Edge to Core in just 90 feet defies both the letter and the spirit of these policies. Planning best practice also uses a 30°–45° slope for transitions—on this site, that equates to about 12 stories.

Read more: Summary: Executive Summary of Opposition To Z-12-25 Articles: Proximity, Transitions, Neighborhoods and Precedent,  Height Without Transition Risks Raleigh’s Future, Summaries: Opposition Overview: Policy & Logic, Detailed: 2030CP analysis report)

4. Protecting Historic Resources

The 2030CP calls historic neighborhoods “unique, scarce resources” and “one of Raleigh’s major assets.” Nine policies, four actions, and a dedicated section on preservation reinforce this commitment. 

5. Comprehensive Plan Consistency

Z-12-25 cuts across 31 Comprehensive Plan policies, including nine Major policies, three core definitions, and two critical tables. Its conflicts are also reinforced by the ETOD Guidebook, the Capital Boulevard Corridor Study, and the Downtown Small Area Plan. Claims of consistency are either immaterial, refuted, or capped at 12 stories. Raleigh’s success depends on following the plan and its intent.

6. Dangerous Precedent

Approval would rewrite policy to allow towers of this scale beside any neighborhood, stripping away protections citywide. Worse, treating combined transit overlays as a “mixed-use center” could falsely classify over 75% of Raleigh as eligible for maximum height. This would undermine the Comprehensive Plan and remove Raleigh’s ability to manage growth responsibly.

The Shaw University rezoning (Z-59-22) is not a precedent. That decision was a narrowly tailored exception to support an HBCU’s survival, recognized by Council as a deviation—not a template.

Read more: Summary: Executive Summary of Opposition To Z-12-25,  Articles: Z-15-25 Precedent: A Threat to Every Raleigh Neighborhood,   The Staff Report on Z-12-25;   Z-12-25 and the Risk to Raleigh’s Neighborhoods  Summary: Executive Summary of the Staff Report Analysis, Detailed: Full Analysis of the Staff Report

• 1,754+ petition signatures
• 250+ neighbors at public meetings
• Residents across Mordecai, 5 Points, Boylan Heights, Forest Park, North Hills, and beyond.

8. A Flawed Staff Report

The staff report misclassifies the site, omits key policy conflicts, and declares no detriments identified. This creates an illusion of consistency where none exists, inflating benefits and minimizing impacts. Council deserves a full, accurate picture—not a one-sided report.

The Bottom Line

Raleigh has the tools and the policies to manage growth responsibly. Z-12-25 ignores them. Approving this rezoning would not only damage a historic neighborhood but also set a precedent that threatens every neighborhood in Raleigh. The Comprehensive Plan shows us the path forward: moderate, context-sensitive growth that strengthens, not undermines, our city’s future.