West St Tower violates Capital Blvd Corridor Study

Images show the proposed 30-story tower and the Historic Glenwood-Brooklyn Neighborhood. The blue portion of the tower shows the current 12-story zoning allowance. The red portion brings the height up to the requested 30 stories.

Image credit: Triangle Business Journal

The image on the left is the 12-story Publix building across Peace St from the 30-story tower proposed for West St.

Imagine this building, which is already massive, increased in height 2 1/2 times from 12 to 30 stories.

You may have read previous posts here and on social media saying that this proposal should be denied again because it violates 4 city plans, 47 city policies and 2 2030CP tables.

There is not one single city policy or plan that supports more than 12 stories at this location.

You might ask: What plans? What policies? What maps?

We already showed you how this proposal violates Raleigh’s Comprehensive Plan (2030CP) here: West St Tower violates Comp Plan

Now we will show you the details of the analysis compiled by Raleigh Neighbors United (RNU) for how the tower violates the Capital Blvd Corridor Study.

Raleigh’s growth plans describe the right places to add density.

They all say this is the wrong place to add a 30 story building.

The neighbors support the current zoning for 12 stories.

12 stories is Density

Capital Blvd Corridor Study

The Capital Boulevard Corridor Study (CBCS) is an area plan companion to the Comprehensive Plan and was released in June of 2012 and amended in August. It presents an ambitious yet realistic vision for transforming the most-travelled and least-loved gateway into downtown Raleigh into a showcase.

The plan development had substantial engagement in creation of development policies from citizens, Raleigh’s Department of City Planning serving as lead agency, assisted by an internal working group consisting of representatives from the Parks and Recreation department; the Stormwater Division of the Public Works department; and the Office of Transportation Planning.

This is a well-developed plan. Specifically the Historic Glenwood/Brooklyn Neighborhood (HGBN) is named and the plan states a goal to “knit together and improve existing neighborhoods.”

The CBCS gives very specific guidance on heights in the study area of 3-12 stories. ZONING page 46-47

“Recommended heights in the study area range from three stories at the neighborhood edge, to up to twelve stories in areas well separated from neighborhoods. Finally, frontages should be used in targeted areas to promote good urban form and a pedestrian-friendly approach to development.”

STICK TO THE PLAN

What Silver said while campaigning for City Council

With respect to growth, Mitchell Silver says he wants to “see the city stick to its guiding plans” … “and do less deal-making over individual projects.” ¹

During his campaign for City Council, Council Member Silver advocated for “keeping development consistent with our Comprehensive Plan, so that growth is predictable and new development happens in areas that make sense.” ²

He stressed that “The intent [of the 2030CP] was to allow growth and density … so we can protect the established neighborhoods.”

We agree wholeheartedly. Follow the plans that promote balanced development and protect neighborhoods.

¹ Axios May 14, 2024: “Mitchell Silver’s return to Raleigh politics”

² Mitchell’s Priorities for Raleigh

Councilor Mitchell Silver stresses the importance of the Study

Prior to being elected to the City Council representing District A, Councilor Silver himself touted the importance of the CBCS in two different presentations.

Note – in both of these presentations Silver spoke on behalf of the West St property owner in opposition to applying a Downtown Transition Area to the property. The City Council approved the addition of the Transition Area in February 2024. It would be reasonable for you to believe that once Silver was elected to City Council in November 2024, just one year after being paid to represent the West St property owner in front of both the Planning Commission and City Council, he would feel obligated to recuse himself from any future City Council actions related to this property. But, Silver has stated publicly that he has no intention of recusing himself from voting on this rezoning case when it comes before the City Council. Despite speaking against the addition of the Downtown Transition Area to West St, Silver did tout the importance of the study which clearly provides guidance for maximum heights from 3 – 12 stories on West Street.

City Council meeting on CP-4-23 on 11/7/2023 at 1:09:00