WHAT’S THE RUSH? – WHY must North Hills be rezoned NOW?

The History

On January 6, 2026, rezoning case Z-34-25, the rezoning of North Hills, was presented to Council for approval. Council chose to hold the hearing open for a vote at their January 20 meeting. This is not a new conversation for the city. A nearly identical rezoning request was submitted in 2021 but was ultimately withdrawn after City Council members and residents raised substantial concerns. At the time, both elected officials and the public made it clear that the proposal did not adequately address inconsistencies with the 2030 Comprehensive Plan, particularly around building heights, density transitions, and the absence of meaningful affordable housing commitments.

Despite the four‑year gap, the new rezoning request mirrors the earlier one in most respects. The most notable change is a reduction in the maximum building height at the Lassiter/Currituck node, where the developer is now asking for up to 20 stories instead of the 30 stories proposed in 2021. While this adjustment brings the request closer to community expectations, it does not resolve the broader issues that led to the withdrawal of the previous case.

Just as important are the elements that are missing this time around. During the life of the 2021 case, the applicant added several zoning conditions in response to public feedback. Two of the most significant—affordable housing provisions and additional land dedicated for the fire station—are not included in the current request. Their removal raises serious questions about whether the new proposal represents progress or simply a scaled‑back version of a plan that previously failed to gain support.

This rezoning request also arrives in the context of the North Hills Small Area Plan, a document created after four years of extensive citizen engagement and at least $250,000 in taxpayer investment. Adopted unanimously by City Council in December 2020, the plan provides a clear, community‑driven vision for the area, including a recommendation for maximum building heights of 20 stories.

North Hills: A Raleigh Community for More Than 60 Years

I’ve lived in North Hills for over six decades. I’ve watched this area evolve from a quiet neighborhood to a regional destination, and I’ve seen every phase of redevelopment. But let’s be brutally honest about one thing:

The only piece of infrastructure that has NOT changed in all that time is Six Forks Road.

Other than repainting it from three lanes to five, the road is the same narrow, overburdened corridor it has always been. And that’s not just a feeling — it’s documented.

“Six Forks Road is a state‑maintained corridor, and its Level of Service ratings are determined using NCDOT’s required methodology. For years, the corridor has been documented as operating at LOS E and F — the lowest possible grades before total failure.”

Every resident who sits in traffic knows this. The city knows this. NCDOT knows this. And yet, we are being asked to absorb even more height, more density, and fewer public benefits.

Why This Rezoning Matters More Than It Appears

If this rezoning goes through as written, there will be no guardrails for future redevelopment of these tracts or this neighborhood. None.

• No enforceable commitments to affordable housing
• No commitments to infrastructure
• No commitments to public safety facilities
• No commitments to meaningful open space
• No commitments to transitions that protect existing neighborhoods

And let’s be clear about something else:

Green space is not astroturf.

Developers love to call plastic grass “open space.” It isn’t.

Bathrooms are not a public benefit.

They are a state‑mandated requirement.

FACT CHECK: Bathrooms in Open‑Air Malls Are Required by State Law

Developers often try to present basic code requirements as “public benefits.” Let’s be clear: public restrooms in open‑air malls are not optional, and they are not a gift. They are required by state law.

North Carolina adopts the North Carolina State Building Code, which incorporates the International Building Code (IBC) and the International Plumbing Code (IPC). These codes govern all commercial development in the state — including open‑air malls like North Hills.

Two sections apply directly:

1. NC Building Code – Section 402: Covered Mall and Open Mall Buildings

This section defines both covered and open mall buildings and applies the same building‑code requirements to both. Open‑air malls are not exempt from occupancy, safety, or plumbing requirements.

2. NC Building Code – Chapter 29: Plumbing Systems

This chapter requires public toilet facilities for all assembly and mercantile occupancies — the exact categories that apply to malls, shopping centers, and open‑air retail districts.

There is no exemption for open‑air malls.

Plain‑Language Summary

North Carolina’s Building Code requires public restrooms in both covered and open‑air malls. Providing bathrooms is not a public benefit — it is a state‑mandated requirement under Section 402 of the NC Building Code and Chapter 29, which adopts the International Plumbing Code.

Follow the Money: Who Really Benefits?

If you want to understand what’s really happening in North Hills, look at the financial pattern — because it repeats itself with remarkable consistency.

A perfect example is the Advance Auto Parts Tower.

• Kane Realty partnered with Lionstone Investments, a Houston‑based national real‑estate investment firm.
• Together, they developed the Advance Auto Parts Tower at North Hills.
• Once the building was stabilized and fully leased, they sold it to Highwoods Properties, a publicly traded REIT headquartered in Raleigh.
• The sale price was widely reported in the $138–$140 million range.

This is not a theory. This is a documented transaction reported in multiple business publications.

And it reveals the real dynamic at play:

Local developer + national investment capital → build a high‑value asset → sell it for a massive profit → move on to the next rezoning request.

Meanwhile, the neighborhood is left with:

• More traffic
• More strain on failing infrastructure
• More height and density
• Fewer public benefits
• No long‑term commitments

This is not community‑driven growth. This is a wealth‑extraction model, and the community is being asked to absorb the impacts while the financial benefits flow upward and outward.

The current rezoning request simply sets the stage for more of the same.

Your Rights — and Your Responsibility

As an American citizen, you absolutely have the right to be okay with this.

But as an American citizen and a Raleigh resident, if you are not okay with this blatant entitlement grab that benefits a developer at the expense of a neighborhood, then I urge you to do two things:

1. EMAIL — EVERY. SINGLE. DAY.

Use your voice. Tell City Council that violating a perfectly good, community‑driven plan — the North Hills Small Area Plan— is unacceptable. Consistency matters. Volume matters. Persistence matters.

 Email the Raleigh City Council

Email ALL Council Members at Once

citycouncilmembers@raleighnc.gov

Or Email Them Individually

Name	Role	Email
Janet Cowell	Mayor	janet.cowell@raleighnc.gov
Mitchell Silver	District A	mitchell.silver@raleighnc.gov
Megan Patton	District B	megan.patton@raleighnc.gov
Corey Branch	District C	corey.branch@raleighnc.gov
Jane Harrison	District D	jane.harrison@raleighnc.gov
Christina Jones	District E	christina.jones@raleighnc.gov
Stormie Forte	At‑Large	stormie.forte@raleighnc.gov
Jonathan Lambert‑Melton	At‑Large	jonathan.lambert-melton@raleighnc.gov

2. SHOW UP — WEARING RED

Tuesday, January 20 1:00 PM 222 West Hargett Street Raleigh City Council Chambers

Your presence sends a message that cannot be ignored.