Mr. Christian Anastasiadis is Chief Operating Officer at McConnell Golf, LLC for 21 years, and in the private club business since 1991. Graduated with a Hospitality Degree from the Austrian Hotelfachschule Bad Gleichenberg. Living in Raleigh since 2003.
Mr. Anastasiadis submitted this for publication as a guest blog:
Missing Middle is missing its mark big time – BRT delayed for another 4 years and transit system in shambles, empty busses, but many bike lanes, unused.
City supports landgrabs for developers!
Text changes and re-zoning cases under the elusive FTOD and TOD framework are the highlight of the Missing Middle Hype.
As of June 2024, the policy has facilitated the construction of over 2,800 units, accounting for approximately 30% of the city’s new housing stock during that period. This includes about 2,400 townhouses, 180 duplexes, and 150 accessory dwelling units (ADUs). Notably, 203 of these units are considered affordable. Yes, 203 out of 2,730 units grabbed by speculative buyers were affordable. That is only 7% of the homes built under the Missing Middle policy being considered affordable does not align with the policy’s original intent to address housing affordability in Raleigh. Overpromised, underdelivered.
The policy was framed as a way to increase density and housing diversity, but much of what has been built so far consists of market-rate townhomes and duplexes, with some properties selling for upwards of $2 million, particularly in upscale neighborhoods like Hayes Barton. This reality contradicts the narrative that the policy would primarily help middle-income and lower-income families access affordable housing.
Why is this happening?
- Market-driven development: Since the policy does not require developers to build affordable housing, they focus on the most profitable projects, leading to luxury townhomes rather than genuinely affordable units.
- Land costs: Raleigh’s land prices continue to rise, meaning developers pass these costs onto buyers, making “missing middle” housing expensive rather than affordable.
- Lack of affordability incentives: Unlike inclusionary zoning policies that mandate affordability, Raleigh’s approach relies on voluntary participation, which has led to limited success.
At this rate, the Missing Middle policy is not fulfilling its promise of providing accessible housing to lower- and middle-income residents. The result is more density, but not necessarily more affordability. Critics argue that without stronger affordability requirements or incentives, this policy will continue to fall short of its intended goals.
Let’s just say – the City fell short, big time. The BRT project has become a laughingstock, a nuisance to the homeowners along New Bern with garbage and front-yards being dug up, and the transportation system as-is, is modeled after an airline hub system. Meaning, you must go downtown first to catch another bus. Not to mention that one would have to walk along streets without sidewalks or ample streetlights. What would take 20 min by car is a 1 hour and 30 min ride by bus. But let’s build under the FTOD and TOD.
If the city’s goal was a 7% affordable housing penetration, then they met their goal. Who got rich and who got hurt? While all city council members are taking their personal cars to go shopping and/or to go to their meetings, development is driven by an elusive notion: “Future homeowners will take the bus or the bike to work.”
By the way, the city also scrapped the mandatory parking requirements for developers as, per the city’s vision, multi-car families are not the future in the city. Well, city, build an infrastructure to support it or quit dreaming.
I am though hopeful and confident that these topics and concerns will be discussed as the City develops a new Comprehensive Plan.
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