Hi everyone,
Per our discussion at the July meeting, we've asked for and collected chairs
comments on the Comprehensive Plan. All the comments have been sent out to
the group, but just in case you haven't seen them yet, they're also copied
below.
If anyone has any additional comments, please send them ASAP. I'd like to
summarize all our comments in a memo to the Council before the public
meeting this afternoon.
Thanks!
Ana Duncan Pardo
Chair, Hillsborough CAC/RCAC
---------------------------------------------------------------------
TRANSITIONS BETWEEN LAND USE CATEGORIES
The Future Land Use Map shows many areas across the city where the
designated land uses for neighboring areas differ significantly. The most
extreme example of this is the edge of the Central Business District,
especially where it borders single-family residential neighborhoods. Other,
lesser examples of swift changes in character and intensity between adjacent
areas can be found throughout the city.
Several changes have been made to the Comp Plan policy document, and a new
map has been created to address the most significant transition areas.
These revisions are laudable, however, more concrete language is needed
regarding how the transition policies will actually be implemented. Will it
be done parcel by parcel through the regular rezoning process, as part of
the updated zoning code (the most comprehensive option), or through some
other means?
PARCEL-TO-PARCEL TRANSITIONS: INSTITUTIONAL IMPACTS
As Raleigh has grown, churches, schools and civic centers are morphing from
relatively low impact neighborhood facilities to relatively high impact
destination facilities. As a consequence, the quality of life in
neighborhoods is either threatened or eroding as residents experience the
adverse effects from more noise, intrusive lighting and additional traffic
and parking congestion.
Because most of these institutions were considered neighborhood facilities
in the past, they are typically zoned residential. However, the increases
in scale and activity make the residential zoning classification obsolete.
A change of use or more robust regulations are now needed for these
properties to mitigate the adverse impacts on adjacent properties.
Additional comments from Paul Brant (these will be summarized to highlight
the broader themes):
1. There does not seem to be a serious effort to control excessive
development along the Neuse River. The greenway is touted as a significant
environmental initiative, and it is, but there is very little in the 2030
Comp Plan to ensure development adjacent to the river greenway is
transitioned from no density in the greenway to low-density along the
greenway within a 1/4 mile and moderate density within 1/2 mile of the
greenway. It is currently permissible to pack high density development along
the greenway including retail. The original Neuse River East Plan has been
removed from the new 2030 Comp Plan and nothing really takes its place.
2. The 401 Corridor Plan has been removed from the 2030 Comp Plan. This plan
designated specific land use segments along the corridor designed to prevent
the stripping out of Louisburg Hwy in a similar fashion to Capital Blvd.
There was specific language which encouraged retaining the open look and
feel of a rural environment interspersed with denser developments at
specific intervals along the corridor. The concept is not retained in the
new plan.
3. The Interchange development proposed for I-540 and Buffaloe Road is
unsupported by a timely Transportation Plan for the extension of Spring
Forest from Louisburg Road to Buffaloe Road; the addition of a bridge
crossing at the Neuse River to accommodate an additional two to three lane
increase in Buffaloe Road; the expansion of the I-540 bridge from three
lanes to six lanes; the widening of Buffaloe Road from Perry Creek to Old
Crews Road from two lanes to four lanes plus turning lanes. Development
along this corridor should be limited to the available funding and
completion of the required roadways to match the increase in traffic
generated by the significant increase in density suggested since the draft
plan was made available.
4. Overlay district zoning such as the NCOD process is a significant method
to ensure preserve and control excessive out of character development and
direct development to areas better suited for growth and in line with
Council's objectives but is barely mentioned in the new plan.
5. Almost all of the requested changes to the Draft Plan are designed to
increase density of development without addressing appropriate transitions
to adjacent neighborhoods; especially where the Mixed Use categories are
proposed. There needs to be a clear definition of appropriate levels of
mixed use within each of the categories. There has not been enough
detail provided to ensure that a true mix of development will be achieved.
It is our fear that each category will have a token amount of a different
use but will be mostly one type of development; either heavily favoring
retail or alternatively very dense residential apartments. Some specific
guidelines should be included so that Staff and Planning Commission
decisions on rezoning cases, site plans and redevelopment plans will not be
left to the subjective views of those involved but rather to fulfill the
specific intent of City Council to manage appropriate growt h and
development away from suburban sprawl to existing urban serviced areas.
6. The spreading of Triangle Towne Center commercial massing further to the
East and North is of considerable concern. It has the potential to create
the same congestion and grid-lock that is currently the shortcoming of the
Glenwood, Crabtree Valley Mall area. Keeping the major retail and density of
development to the south of I-540 will ensure traffic will flow more freely
North on Capital Blvd where major DOT efforts are underway to create a
thruway corridor above I-540 to Wake Forest.
7. Impacts of Institutions in residential zoning needs attention. Other
cities require large institutions to be in O&I zoned areas. As organizations
grow there should be strict limits to ensure parking is accommodated on site
and not in neighborhood streets blocking access for residents and emergency
vehicles.
8. Group homes should be restricted from residential neighborhoods when the
nature of the operation is to serve those considered a danger to themselves
and others. Type III and Type IV residents. This will require a legislative
initiative but a policy statement in the Comp Plan as to action required
would be a good first start.
9. Day Care Centers should not be located in residential neighborhoods when
they service more than what might be considered the largest family
environment that makes sense. Larger centers should be confined to areas
where street design and traffic patterns can accommodate peak morning and
evening access to the centers.
Here are some NE concerns that need additional attention in the 2030 Comp Plan.
1. There does not seem to be a serious effort to control excessive development along the Neuse River. The greenway is touted as a significant environmental initiative, and it is, but there is very little in the 2030 Comp Plan to ensure development adjacent to the river greenway is transitioned from no density in the greenway to low-density along the greenway within a 1/4 mile and moderate density within 1/2 mile of the greenway. It is currently permissible to pack high density development along the greenway including retail. The original Neuse River East Plan has been removed from the new 2030 Comp Plan and nothing really takes its place.
2. The 401 Corridor Plan has been removed from the 2030 Comp Plan. This plan designated specific land use segments along the corridor designed to prevent the stripping out of Louisburg Hwy in a similar fashion to Capital Blvd. There was specific language which encouraged retaining the open look and feel of a rural environment interspersed with denser developments at specific intervals along the corridor. The concept is not retained in the new plan.
3. The Interchange development proposed for I-540 and Buffaloe Road is unsupported by a timely Transportation Plan for the extension of Spring Forest from Louisburg Road to Buffaloe Road; the addition of a bridge crossing at the Neuse River to accommodate an additional two to three lane increase in Buffaloe Road; the expansion of the I-540 bridge from three lanes to six lanes; the widening of Buffaloe Road from Perry Creek to Old Crews Road from two lanes to four lanes plus turning lanes. Development along this corridor should be limited to the available funding and completion of the required roadways to match the increase in traffic generated by the significant increase in density suggested since the draft plan was made available.
4. Overlay district zoning such as the NCOD process is a significant method to ensure preserve and control excessive out of character development and direct development to areas better suited for growth and in line with Council's objectives but is barely mentioned in the new plan.
5. Almost all of the requested changes to the Draft Plan are designed to increase density of development without addressing appropriate transitions to adjacent neighborhoods; especially where the Mixed Use categories are proposed. There needs to be a clear definition of appropriate levels of mixed use within each of the categories. There has not been enough detail provided to ensure that a true mix of development will be achieved. It is our fear that each category will have a token amount of a different use but will be mostly one type of development; either heavily favoring retail or alternatively very dense residential apartments. Some specific guidelines should be included so that Staff and Planning Commission decisions on rezoning cases, site plans and redevelopment plans will not be left to the subjective views of those involved but rather to fulfill the specific intent of City Council to manage appropriate growth and development away from suburban sprawl to existing urban serviced areas.
6. The spreading of Triangle Towne Center commercial massing further to the East and North is of considerable concern. It has the potential to create the same congestion and grid-lock that is currently the shortcoming of the Glenwood, Crabtree Valley Mall area. Keeping the major retail and density of development to the south of I-540 will ensure traffic will flow more freely North on Capital Blvd where major DOT efforts are underway to create a thruway corridor above I-540 to Wake Forest.
7. Impacts of Institutions in residential zoning needs attention. Other cities require large institutions to be in O&I zoned areas. As organizations grow there should be strict limits to ensure parking is accommodated on site and not in neighborhood streets blocking access for residents and emergency vehicles.
8. Group homes should be restricted from residential neighborhoods when the nature of the operation is to serve those considered a danger to themselves and others. Type III and Type IV residents. This will require a legislative initiative but a policy statement in the Comp Plan as to action required would be a good first start.
9. Day Care Centers should not be located in resident ail neighborhoods when they service more than what might be considered the largest family environment that makes sense. Larger centers should be confined to areas where street design and traffic patterns can accommodate peak morning and evening access to the centers.
Paul
paulbrant(a)mindspring.com
At yesterday's City Council meeting, the City Attorney recommended the City
Council appeal a recent BOA decision . A-55-09. Since the petitioner had
also initiated a rezoning case for the same purpose, the City Attorney felt
the BOA was usurping the authority of the City Council. The Council
authorized the City Attorney to proceed with the appeal. You can view the
discussion on RTNSV.
http://raleigh.granicus.com/MediaPlayer.php?view_id=2
<http://raleigh.granicus.com/MediaPlayer.php?view_id=2&clip_id=1169>
&clip_id=1169
Jump to item O, the report from the City Attorney.
Several CAC leaders have had concerns about BOA decisions. Maybe this appeal
will help clarify the role and responsibilities of the BOA. If a petitioner
files rezoning and BOA cases at the same time, you probably have a good
reason to challenge the process.
Philip W Poe
PWPoe(a)att.net
919.832.6777 voice
919.522.1078 mobile
919.832.6775 fax
Because SW CAC is not meeting in August, I would be in favor of delaying
the program until the last of October or first week in November. Could we
get Memorial Auditorium then?
Mary Belle
In a message dated 8/2/2009 6:44:26 P.M. Eastern Daylight Time,
nashett1(a)aol.com writes:
Convention Center
-----Original Message-----
From: Patterson, Dwayne <Dwayne.Patterson(a)ci.raleigh.nc.us>
To: 'RCAC(a)eastraleigh.org' <RCAC(a)eastraleigh.org>
Sent: Fri, Jul 31, 2009 1:54 pm
Subject: [RCAC] Neighborhood Recognition Awards
RCAC Members,
It seems that we are down to 2 options for the Neighborhood Recognition
Awards locations (Convention Center or Council Chambers) if we want to keep
the program on October 16. We will need to make a decision soon so we can
revise the forms and get those out to you. Please respond by Tuesday with
your vote for location. Thanks.
Some may receive this twice as I had a yahoogroups listing for previous
years. If that’s the case, please excuse and disregard this one.
Serving with Excellence,
Dwayne C. Patterson
Neighborhood Services Supervisor
Community Services Department
919.996.5710
Website: _Community Services Homepage_
(http://www.raleigh-nc.org/portal/server.pt/gateway/PTARGS_0_0_306_204_0_43/…
lic/Dept-AboutUs-ComSvcs.html)
“E-mail correspondence to and from this address may be subject to the North
Carolina Public Records Law and may be disclosed to third parties by an
authorized City or Law Enforcement official.”
_______________________________________________
RCAC mailing list
_RCAC(a)eastraleigh.org_ (mailto:RCAC@eastraleigh.org)
_http://www.eastraleigh.org/mailman/listinfo/rcac_
(http://www.eastraleigh.org/mailman/listinfo/rcac)
_______________________________________________
RCAC mailing list
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Hey folks,
As Phil mentioned, at the July meeting we agreed to compile a list of
concerns related to the latest draft of the Comp Plan to be sent to City
Council for consideration as they begin to review the Plan. That said, we
need to send the comments soon--does anyone have any additional comments?
Please send them out to the group by this coming Thursday if possible.
Please see the comments to date compiled below. Most of the concerns
expressed so far have focused on transitions, both broadly between land use
categories and between uses on adjacent parcels.
Ana Duncan Pardo
Chair, Hillsborough CAC/RCAC
919.818.5933
TRANSITIONS BETWEEN LAND USE CATEGORIES
The Future Land Use Map shows many areas across the city where the
designated land uses for neighboring areas differ significantly. The most
extreme example of this is the edge of the Central Business District,
especially where it borders single-family residential neighborhoods. Other,
lesser examples of swift changes in character and intensity between adjacent
areas can be found throughout the city.
Several changes have been made to the Comp Plan policy document, and a new
map has been created to address the most significant transition areas.
These revisions are laudable, however, more concrete language is needed
regarding how the transition policies will actually be implemented. Will it
be done parcel by parcel through the regular rezoning process, as part of
the updated zoning code (the most comprehensive option), or through some
other means?
PARCEL-TO-PARCEL TRANSITIONS: INSTITUTIONAL IMPACTS
As Raleigh has grown, churches, schools and civic centers are morphing from
relatively low impact neighborhood facilities to relatively high impact
destination facilities. As a consequence, the quality of life in
neighborhoods is either threatened or eroding as residents experience the
adverse effects from more noise, intrusive lighting and additional traffic
and parking congestion.
Because most of these institutions were considered neighborhood facilities
in the past, they are typically zoned residential. However, the increases
in scale and activity make the residential zoning classification obsolete.
A change of use or more robust regulations are now needed for these
properties to mitigate the adverse impacts on adjacent properties.
RCAC Members,
It seems that we are down to 2 options for the Neighborhood Recognition Awards locations (Convention Center or Council Chambers) if we want to keep the program on October 16. We will need to make a decision soon so we can revise the forms and get those out to you. Please respond by Tuesday with your vote for location. Thanks.
Some may receive this twice as I had a yahoogroups listing for previous years. If that's the case, please excuse and disregard this one.
Serving with Excellence,
Dwayne C. Patterson
Neighborhood Services Supervisor
Community Services Department
919.996.5710
Website: Community Services Homepage<http://www.raleigh-nc.org/portal/server.pt/gateway/PTARGS_0_0_306_204_0_43/…>
“E-mail correspondence to and from this address may be subject to the North Carolina Public Records Law and may be disclosed to third parties by an authorized City or Law Enforcement official.”
