Create an Area Plan for New Bern Avenue

Commissioners,

I have appeared publicly before to speak about this text change (TC-17A-20). Not in front of you as I am today, but at the text change committee meeting, thinking that would be the most effective way to make an impact. I was wrong!

I have watched you struggle with the enormity of the rezoning. This is a new precedent for Raleigh.

What it does do is mandate rezoning of 744 properties along New Bern Avenue.

What it does not do is offer individual property owners a chance to keep the zoning that influenced their choice of home, neighborhood and environment. I think the best way to say what this rezoning does not do, as taken from the King Charles Neighborhood Plan (2023 Comprehensive Plan):

The intent of this plan is to provide a vision for future growth, preserve the unique character of the neighborhoods, protect and enhance property values through stabilization of neighborhood assets, and increase the sense of community among residents.

Going one step farther:

Policy AP-KC 1 Neighborhood Character
Protect the residential integrity and historic character of the neighborhood.

I do have sympathy for the Commission. You are dealing with a City authorized rezoning proposal that is not from a property owner or developer.

The City is doing the work for them. I think the only remaining question before you today is – does this meet the objectives of equity and neighborhood sanctity, as cited for the King Charles Neighborhood or does it destroy the very character of those properties that have been in place for  centuries.

The solution is simple. You are half way there. You have exempted one and two  story homes from the TOD. Well done! You have granted an exemption to every residential property owner that has come before you to be taken out of the TOD. Well done again.

Now, fix the core of the problem by amending TC-17A-20 so that NCODs,  HODs and residential properties take precedence over the TOD! You amended this ordinance once. Let’s send it back to the drawing board, amend it again, and put equity and neighborhood protection back in.

If you want to encourage the Affordable Housing Bonus, don’t give away height. Instead of starting at 5 stories, start at 3 stories so that the bonus gets you to the desired height of 5 stories, which is a better price point for a developer.  Follow that rationale and set heights at more remote areas at 5 and 12 stories where appropriate.

My final comment – the BRT route for New Bern has already had a ground  breaking. The ridership is already there. The proposed wholesale rezoning of 744 properties will destroy that ridership, if they can still afford to live there.

If you want to design the character of New Bern Avenue, do it conventionally as we have done before – create an Area Plan for New Bern Avenue and all other corridors to follow with resident engagement and consensus. Rezoning proposal Z-92-22 is not that vehicle.

Thank you,

Larry Helfant

Note from Livable Raleigh – At their December 12 Planning Commission meeting, the commissioners voted to recommend denial of the Z-92-22 rezoning case. You can view the video of the meeting on Youtube here: Planning Commission Meeting. Nicole Bennett’s Dec 12 edited comments are here.

If you are interested in even more information, read about our upcoming public forum here: Will New Bern’s Mass upzoning revitalize neighborhoods or eliminate them?

Here are some quick facts about the New Bern Ave BRT: New Bern Ave BRT & Z-92-22