West St Tower Violates Raleigh Downtown Plan

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 and the West St Tower violates Capital Blvd Corridor Study and the West St Tower violates Equitable Transit Development

Now we will show you the details of the analysis compiled by Raleigh Neighbors United (RNU) for how the tower violates the Raleigh Downtown Plan.

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

Raleigh Downtown Plan

The Downtown Plan is an area plan companion to the Comprehensive Plan (“Growing interest in downtown was a motivating factor for the creation of Raleigh’s Downtown Plan in 2015.”) and was released in September of 2015 with a goal of providing guidance for downtown Raleigh for 10 years. The plan includes details of the new park and surrounding areas including the site covered in Z-54-22.

This is a well-developed plan for downtown Raleigh. The report specifically notes the recommendation that the North End of downtown would have less large-scale development “In contrast to the large-scale redevelopment contemplated on the South End of downtown, the vision for the North End fills the gaps between existing assets to create a complete neighborhood.” Furthermore, the plan shows appropriate residential development for this site at 7 and 8 stories. This would taper down from the 12 at Smokey Hollow to engage the surrounding neighborhood and allow the area to meet not only the Downtown Plan but also the Comprehensive Plan.

Focus areas of 2015 Downtown Plan: “This plan lays out goals and strategies for realizing our collective vision. Some goals encompass projects already underway, including Raleigh Union Station, the major renovation of Moore Square Park and the Moore Square Transit Station, Devereux Meadows Park and Greenway, and the extension of West Street north and south.” Source: Downtown Plan, pg. 11

North End area includes the park and site in question: “NORTH END: Completing an urban neighborhood. In contrast to the large-scale redevelopment contemplated on the South End, the vision for the North End fills the gaps between existing assets to create a complete neighborhood that combines new housing options with unique local retail and dining along North Person Street and in Seaboard Station.” Source: Downtown Plan, pg. 13

The plan illustrates 2 residential developments along West St next to the park at 7 & 8 stories

The 12 story Smokey Hollow Project has been developed and houses the Publix on Peace St

Comprehensive Plan, Section 15, page 15-4: “Growing interest in downtown was a motivating factor for the creation of Raleigh’s Downtown Plan in 2015. In part, the Downtown Plan envisions a series of catalytic project areas where new, higher-value developments would be appropriate and desirable. Many of these project areas are co-located with major public investments by the city. Examples of public investments include the construction of . . . and reconfiguration of the Peace Street/Capital Boulevard interchange. These infrastructure improvements help to create functional and attractive places for private sector development.

Policy DT 1.14 Downtown Transition Areas: In areas where the Downtown Section boundaries are located in proximity to established residential neighborhoods, residential densities should taper to be compatible with adjacent development. Nonresidential uses with the greatest impacts—such as theaters, concentrated destination nightlife and retail, and sports and entertainment uses—should be directed away from these transition areas. Where existing zoning overlays are mapped, the height guidance in these districts should not be changed outside of an area planning process.

Summary

- - 7-8 Stories is recommended
  - Tapers and Transitions Down from 12 Stories Across Peace at Smokey Hollow
  - More Density Programmed for South End of downtown . . . and North End at Seaboard (20 stories)
  - More than 12 stories does not fit this plan, this site, or Raleigh in this location
  - Nothing suggests more than 12 stories is appropriate

The Raleigh Neighbors United analysis can be found here: Historic Glenwood-Brooklyn Neighborhood CBCS analysis for Z-54-22

The full study can be found here: Raleigh Downtown Plan

More on this proposal:

West St Tower Violates Equitable Transit Development

West St Tower Violates the Capital Blvd Corridor Study

West St Tower Proposal Violates the Comprehensive Plan

West St Tower Neighborhood Meeting – All Stand!

Want to know more about these signs?

Urge Raleigh to Stick to the Plan

City Council We Have a Problem

Livable Raleigh Editorial Team