The contentious rezonings facing the Raleigh and Durham city councils
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A rendering of the potential redevelopment of Northgate Mall in Durham. Courtesy of Northwood Investors
While the last-minute withdrawal of a rezoning request for the Heritage Square life sciences campus in Durham came as a surprise to many, including sitting council members, the divisiveness of the project did not.
Why it matters: With so much growth and construction hitting the Triangle, several high-profile projects have garnered attention from neighbors and activists wishing to see their sizes scaled back.
- It's giving city councils a lot to consider as they navigate a population that continues to surge, placing more demand on housing and infrastructure.
Here are some notable projects that still need to win approval from city councils in the Triangle:
Heritage Square
The Heritage Square project in downtown Durham, which the Chicago developer Sterling Bay envisioned adding a life sciences campus and apartments on an abandoned strip mall, was one of the most hotly anticipated council meetings of the year.
- The property, which Sterling Bay paid $62 million for in 2022, sits on the edge of the historically Black majority Hayti neighborhood. Members of the community raised concerns that it would raise property values and lead to displacement.
Zoom in: The developer spent the past three years meeting with community members and was offering $2.3 million in contributions, including scholarship funds for N.C. Central and affordable retail space for local vendors.
Between the lines: While it remains unclear why Sterling Bay pulled the request at the last minute — the company declined to comment in-depth — several city council members facing reelection this fall expressed concerns.
- The market for life science space has also slowed significantly in recent years.
What's next: Because Sterling Bay officially withdrew its request before a vote took place, the developer will need to wait at least six months before resubmitting any rezoning to the city.
- It can also be built without a rezoning, but the developer said it needed more height because of issues with the bedrock that made building underground parking more expensive.
Northgate Mall
Northgate Mall in Durham has been closed and empty for five years, and it remains to be seen what will ultimately be built on the property.
Why it matters: The site occupies a high-profile location in central Durham, between Interstate 85 and downtown, and its owners, Northwood Investors, a prominent developer in Charlotte, have proposed a life sciences campus there with retail and some affordable housing.
Zoom in: The Walltown community, a historically Black neighborhood next to the mall, has opposed the plans, saying it needs much more affordable housing to counteract rising property values.
- A Northwood spokesperson said they have no new updates to share on the plans for the property.
What's next: In response to concerns, the city's planning department called for city staff to develop an area plan for the mall to take into account the desires of nearby residents.
- The hope is that the area plan will shape how the city council votes on the potential rezoning. The Durham City Council will consider adopting the plan at a meeting on Aug. 18.
Kane Realty's North Hills assemblage
After spiking its original rezoning request in the face of neighborhood opposition in 2023, the prolific Raleigh developer Kane Realty is back this year with a new rezoning request for land it owns in North Hills.
Why it matters: The North Hills area has been one of the hottest spots for development in Raleigh for years, and Kane Realty was looking to build up to 37 stories on land where just 12 stories is currently allowed.
- The firm had also offered land for an upgraded fire station and a transit center in North Hills as part of the application.
- But neighbors, including former Mayor Nancy McFarlane, pushed back over traffic concerns on Six Forks Road and a lack of affordable housing.
Zoom in: Kane's new plans for the properties still call for heights up to 37 stories, but the square footage has been scaled back significantly.
- At a neighborhood meeting in July, neighbors continued to express concerns about the buildings' heights and the increased traffic they might bring.
What's next: Kane expects to file an official rezoning request this month, setting up a city council vote in the coming months.
Peace Street tower
Signs urging the Raleigh City Council to vote "no" on a proposed tower on Peace Street have popped up all over Raleigh in recent months.
- The campaign has been led by Livable Raleigh, a group that has opposed many projects in the city, and has zeroed in on this project for potentially reducing sunlight and increasing traffic in the Glenwood-Brooklyn neighborhood.
Why it matters: The project's plans, which call for heights up to 30 stories and hundreds of apartments next to the planned Smoky Hollow park, will be debated by the Raleigh Planning Commission Aug. 12.
Zoom in: Raleigh Development Co., the owner of the site at the intersection of West and Peace streets, has already had one rezoning request rejected for the property in 2023.
- At a neighborhood meeting in April, Raleigh Development Co. offered some concessions, including reducing heights near the neighborhood and donating money to the city's affordable housing fund, The News & Observer reported.
What's next: The Raleigh City Council could vote on the rezoning this fall.