Vibrant Centers: creating compact, walkable, mixed-use projects Case Studies & Lessons Learned from Raleigh, Durham, Cary and Morrisville Triangle ULI Triangle J COG
Grace Park Mixed Use Project Implementation and Challenges Andy Bruhn, Project Manager Front Street Construction Rodney Wadkins, Senior Planner/GIS Town of Morrisville
Davis Commons Shopping Center 226,000 SF Retail Original Approval January 2002
Mixed Use Ordinance Amend Requires mix of uses both vertically and horizontally, and residential required Flexible development standards Site plan becomes condition of approval Minor revisions - administrative Approved June 2005 Grace Park 40,330 SF Retail 2,550 SF of Small Office 10 Brownstone Townhomes 94 Residential Apartments over Retail 24 Residential Apartments with Structured Parking 52 Two and Three Bedroom Townhomes Original Approval June 2006 Grace Park Mixed Use Project
Main Street Perspective Grace Park Mixed Use Project
Townhouse Perspective Original Elevations approved as part of required Grace Park site plan Large 3-story units 2-car garages Brick and cement board Townhouse Elevations Revised Elevations modified administratively per Mixed Use provisions 2 2.5-story units 2-car garages Brick and vinyl Grace Park Mixed Use Project
Implementation and Challenges: Town The site changing from Davis Commons (traditional shopping center) to Grace Park (mixed use) Initially Ordinance didn t permit Individual townhouses initially built were expensive and languished new builder presented modified elevations compatible with original, but at a lower price point Ordinance allows administrative minor modifications Developer The site changing from Davis Commons to Grace Park Overview The physical site challenges Infrastructure challenge Completion phasing/design of the units Overall leasing statistics and market vision Grace Park Mixed Use Project
Successful Mixed Use in Durham Challenges and Opportunities April 26, 2011
Mixed Use in Durham a (very) brief history First mixed-use district adopted in 1996 Tier system and revised mixed-use district in 2006 Proposed revisions currently under staff review for mid-2011
Mixed Use in Durham Opportunities: Successful projects in downtown and Erwin Road corridor Form-based zones and tier designations (e.g.: Downtown and 9 th Street Design Districts) Challenges: Appropriate location for mixed-use Appropriate range of design and characteristics for mixed-use Parking Density
Redevelopment
Erwin Terrace 1994 Aerial
Erwin Terrace 2010 Aerial
Erwin Terrace 2010 Bird s Eye
Erwin Terrace (Conceptual) Full Build-Out
Erwin Terrace Side View
Erwin Terrace Amenity and Façade Detail
Questions? Comments? Patrick O. Young, AICP patrick.young@durhamnc.gov (919) 560-4137 x28273 Dan Jewell, RLA djewell@cjtpa.com (919) 682-0368 Luke Everett luke@everettandeverett.com (919) 382-2800
Cornerstone/Bradford Mixed Use Sketch Plan A Cary Example Chuck Smith, ASLA Withers & Ravenel Cary, NC Jeff Ulma, AICP Town of Cary TOWN Of CARY
Cornerstone/Bradford Mixed Use Sketch Plan A Cary Example Northeast Quadrant Of Davis Drive And High House Road 41.84 ± Acres TOWN Of CARY
Vicinity Map TOWN Of CARY
Situation Located In Mixed Use Overlay District At A Major Intersection No Rezoning Required, But Mixed Use Sketch Plan Approval From Council Needed Process Took 9 Months; Plan Revised Several Times TOWN Of CARY
Land Use Plan TOWN Of CARY
Zoning TOWN Of CARY
Situation Extremely Controversial; Protest Petitions Lodged Davis & High House Group Formed P & Z Board Recommended Denial, 4-3 TOWN Of CARY
Valid Invalid Withdrawn TOWN Of CARY
Situation Town Council Approved, 4-3 Lawsuit Challenging Process Filed; Town Prevailed Outcome Of 2007 Elections Influenced By Issue TOWN Of CARY
Sketch Plan TOWN Of CARY
Sketch Plan TOWN Of CARY
Proposed Uses TOWN Of CARY
Conceptual Building Elevation TOWN Of CARY
Conceptual Building Elevation TOWN Of CARY
Some Challenges This Is Not What I Signed Up For Suburban Opposition To Urban/Mixed Use What s An MUSP? New Process TOWN Of CARY
Some Challenges Are You Ready For This? Development Standards (e.g., Parking, Signage, Architectural Requirements, Buffers) The D Word Fear Of Density TOWN Of CARY
Some Challenges Ingredients Finding The Right Mix Expertise Lack of Developers With Experience To Do Mixed Use TOWN Of CARY
Some Challenges Being Realistic Practical Aspects of Mixing Land Uses Vertically (e.g., Residential Above Restaurant) TOWN Of CARY
North Hills ULI Roundtable April 26, 2011 Bonner Gaylord, Kane Realty Mitchell Silver, AICP, City of Raleigh
Former North Hills Mall
Sustainable Communities Magazine
Birth of Midtown Redevelopment of North Hills Mall and Lassiter Shopping Center (2002) 44.8 acres North Hills East (2005) 45.2 acres North Hills East Revised (2008) 6.89 acres
North Hills Redevelopment North Hills Mall/Lassiter site (44.8 acres) Shopping Center Conditional Use Zoning 540 dwelling units (30 du s/acre) 120,000 office square feet office 850,000 square feet retail 229 room hotel 3,695 parking spaces
North Hills East (approved) North Hills East (45.2 acres) Planned Development District/Master Plan 2,021 dwelling units (40 du s/acre) 450,000 square of retail 1,503,500 square feet of office 1,975 hotel rooms
North Hills East/Revised North Hills East (50.53 acres) Planned Development District/Master Plan Added 6.89 acres Added 405 dwelling units Added 13,500 square feet of office
Lessons Learned 2002 Redevelopment Plan was a first for Raleigh. 2005 rezoning (PDD/Master Plan) was a complicated customized zoning district. Public infrastructure financing could have changed how North Hills East was developed. Meeting with Planning Department early on helps. Mixed use development is not easy to do (master plan, staff review, impact analysis and approval process). Develop better tools in the new code.
North Hills Midtown
North Hills Residential
North Hills Office
North Hills Dining
North Hills Services
North Hills Street Sections
Lessons Learned