RDC’s last point is that they are meeting the guidance on transitions in proposing 20 and 30 story buildings, in a Transition Zone, 240 feet from homes in a Historic Neighborhood. Not only does this not pass a logical assessment it is not fully accurate. If one reviews the 2030CP analysis document and the 21 different policies guiding transition and buffering called out, they would clearly see the policy violations of Z-12-25.
When this case came before you last, you rightly denied the 40-story request at Peace & West streets — acknowledging the need for a height transition next to moderate density residential. Since then, the Comprehensive Plan has been updated to reflect that transition zone — recognizing the clear need for compatibility between new development and established communities. Yet here we are again. The applicant is now seeking 30 stories—still wildly out of scale. The Comprehensive Plan designates this as a “Downtown Transition Area”—a place where height is meant to step down, not surge upward. A 12-story limit allows for nearly 550 units. That’s meaningful density.
If Z-12-25 is approved, it sets a precedent that 30 stories can be built adjacent to any neighborhood in Raleigh. The policies are clear: no more than 12 stories is appropriate in this area. Anything more violates core urban planning principles and undermines the framework that protects Raleigh neighborhoods. The Planning Commission will hear the case in August, and City Council will vote soon after. Once this precedent is set, it cannot be undone. The decisions made now will define what kind of city Raleigh becomes, whether we uphold sound planning principles and protect neighborhoods, or open the door to unchecked, inconsistent rezonings. We must act now to protect Raleigh’s plans, values, and communities and demand development that respects the city’s long-term vision. Sign the Petition!
RDC’s claim is that the Z-12-25 site is in a Station Area and qualifies for a Transit designation for height category in Table LU-2, which can allow buildings of up to 40 stories when paired with the Equitable Transit-oriented Development Guidebook (EDAT). But, as of February 2023, the West Street Alternative that included a potential BRT station at West Street and Johnson Street was officially removed from the Northern Corridor plans. The only remaining potential published transit station in the area is now at Lane Street and Capital Boulevard, which is more than a quarter mile away from the Z-12-25 site. With the West Street alignment and potential station now off the table, this site no longer qualifies for a Transit designation nor is it in a Station Area.
I attended the 2nd Neighborhood Meeting for the West Street Tower (Z-12-25). It was strictly limited to one hour and worse yet, the Planning Department’s full report including the Statement of Consistency with city policies was not available. It was a one-sided presentation of the developer’s opinions. The residents had no information from the city to challenge any claims made by the developer.
RDC’s claim is, “the Urban Form Map designation for this site is in the Downtown Center,” and that this designation and policies from that section support heights above 12 stories. This is misleading. While it is true that the Urban Form Map UD-1 (UFM) places the site within the Downtown and Core Transit areas, this designation is not a direct basis for determining allowable height or density. it’s important to clarify a potential source of confusion. The site is designated Core Transit on the Urban Form Map but that is not the same as the Core/Transit category referenced in Table LU-2, which is a distinct classification tied to specific definitions
While the developer’s argument relied on selected pieces of the Comprehensive Plan, it reflected a common rezoning tactic: cherry-picking policies to justify a predetermined outcome. But when viewed in full context, the city’s adopted plans and policies provide clear, balanced guidance.
The West St property is NOT in the Core of Downtown. It is defined by the city as being on the edge of the Central Business District and as a designated Transition Area. If you want to build 30 & 40 story buildings, build all of them you want to in the CORE of downtown. Those properties are already zoned for 40 stories and have been for several years.
In the discussion of the 30-story Tower proposed for West Street, a location in a designated Downtown Transition Area, those opposed to the proposal have pointed out that it violates 4 City Plans and 47 policies. In response, those who are supporting the proposal make the claim that those plans are out of date and should be ignored. The plans are NOT OUT OF DATE. Let’s look at the facts.
The late great James West served on this Council from District C for ten years. Dr. West said “It is not the duty of City Council to ensure developer profits. The duty of City Council is to serve all the citizens of Raleigh, to improve their quality of life.”