• Rezoning case Z-32-22 in a rezoning application that seeks to rezone vacant lot 705 West Millbrook (.44 acres) at the northwest corner of the North Hills Drive and West Millbrook intersection, abutting the Z-41-19 properties and diagonally situated from a privately owned and occupied residential property that is NOT part of Z-41-19.

• TCZ-33-22 seeks to change Condition 1 of Z-41-19. The condition currently permits a maximum number of 112 dwelling units on the property [all properties included in Z-41-19 totaling 7.51 acres].

The developer wants to increase the maximum number of dwelling units to 122.

This would allow the developer to attempt to place 25 dwelling units at 910 West Millbrook in 3- story building(s).

The above image is from information included in one of their presentation slides presented at the 2/18/2020 second neighborhood meeting at Sertoma Arts Center.

With Z-41-19, the developer stated their intent was to build a mid-rise residential condominium development consisting of three buildings: two at a height of 4-stories and one at a height of 3-stories. The 3- story building would be located on the property listed at 910 West Millbrook.

Z-41-19 set the maximum density for the development at 112.

At the second neighborhood meeting, the developer proposed 45 and 55 units in the larger 4- story buildings along North Hills Drive.

The 910 West Millbrook site (dark blue rectangle on the above image) would have a small number of dwelling units- 4.

After the approval of Z-41-19, the developer began the Administrative Site Review process.

ASR-050-2020, the administrative site plan review, approved the development of 2 buildings consisting of a total of 97 dwelling units.

This development is located on the developer's properties located north and northeast of 910 West Millbrook.

Denying TCZ-33-22 allows the developer to place a maximum of 15 dwelling units on the lower 910 West Millbrook property while working to satisfy all the UDO requirements (Neighborhood Transitional Yard, Building set backs, Parking, ingress/ egress, stormwater management, and Tree Conservation).

The proposed addition of .44 acres (Z-32-22/ 705 West Millbrook) to the 1.72 acres (910 West Millbrook) does little to add to the buildable area of the two properties.

It is our understanding that the portion of the 910 West Millbrook property south of West Millbrook Road would not be suitable for development or even use as tree conservation area -TCA- (reference Unified Development Ordinance (UDO) 9.1.4 C which excludes areas devoted to storm drainage facilities and TCA tree diameter size/ health.) The city forester, utilities, and stormwater staff would be able to confirm just what can and can't be done with this area. (TCA required, unless recently revised in the UDO, is 10% of the total acreage).

The viable build space available further shrinks because of UDO requirements for a neighborhood transitional yard to buffer the adjacent private properties NOT owned by the developer.

Include the required 10% TCA and setbacks, etc., and the idea of allowing 25 additional units in a 3-story structure(s) on such a small footprint of land is a poor choice all around.

• Concerns about increased traffic and traffic safety issues with proposed ingress/egress points resulting from the increased density of 112 dwelling units are still unresolved. Adding any additional density brings into question all previous traffic-related decisions.

• Erodes this SUBURBAN park's sense of place, viewshed, and transitional tree buffer adjacent to Shelley Lake Park along the park edge and West Millbrook Road.

Currently, 705 West Millbrook's mature, natural and diverse vegetation serves to "bookend" the development of 910 West Millbrook providing a transitional area of mature natural and diverse vegetation that is harmonious with the natural mature and diverse forested areas along North Hills Drive and West Millbrook to the lake.

• Loss of wildlife habitat

• Building design, height, and density are out of character with the surrounding established neighborhoods.

• Increased density lacks needed amenities and transportation infrastructure to reduce traffic/ single vehicle dependency and repetitive delivery truck traffic.

Current bus routes 23L Millbrook Connector and proposed (2027) GoRaleigh! Crabtree Valley Mall to Triangle Town Center Connector - operating at 30 minutes peak hours (and proposed 60 minutes peak hours)- are inadequate to establish Transit infrastructure for residents using this mode of transportation to travel to/ from employment.

This development location is NOT on the Transit Plan as along or near a transit corridor or Bus Rapid Transit which are where the City states it wants to place increased density.

As we have stated from the beginning-

The mixed-use residential condominium development is better suited closer to the Millbrook and Six Forks intersection where the character and density of the proposed buildings are harmonious with the surrounding buildings and where there are amenities and transportation infrastructure that support such density while reducing traffic/ single vehicle dependency.

• Increases the probability for similar add-on rezoning and project scope creep to occur.

Current citizen engagement modalities are lacking. When legally only those residents within 500 feet of the property must be notified, it can be increasingly challenging to learn about new rezoning requests and to track subsequent revision and add-on applications to an approved rezoning case.

• The lack of full transparency and partnership with the public makes Moderate Density Residential * areas, adjacent to and near public open space, vulnerable to greater density levels and scope creep than an area can support.

(* Moderate Density Residential is now referred to as Moderate Scale Residential in the revised 2030 Comprehensive Plan.)

So Why the change in wording?

The use of the word scale appears to reference the proportional relationship of the overall size of a proposed building(s) to other buildings surrounding its location and removes any discussion on total density per acre. This subtle change allows the developer to place as many dwellings into a space regardless of the needed supporting infrastructure available or currently planned.

• Take a STAND-

• Write the Planning Commission

You may email the entire commission using this email address: Planning.Commission@raleighnc.gov

• Sign Up to Speak in Opposition to both items at the 8/23/22 meeting!

UPDATE: cases moved and will most likely be on 9/13/22 agenda.

City of Raleigh Planning Commission Link

• SHARE what you learn with others

Tell your neighbors! Share on Facebook, Twitter, Instagram, NextDoor and other neighborhood groups, church groups, community groups- get creative!

Shelley Lake is located in District A

Email District A City Council Member- Patrick Buffkin Patrick.Buffkin@raleighnc.gov

Tell Councilman Buffkin you support:

• • NO Residential Mixed-Use (RX ) zoning for Z-32-22 and NO to the condition revision request sought in TCZ-33-22

(NO increase to the current density approved in Z-41-19 (set at 112 units)

• • Preservation of the natural and diverse vegetation and mature tree canopy located on 705 West Millbrook and properties adjacent to Shelley Lake Park

  • Thoughtful development that expands housing choices / density while retaining the integrity of the existing neighborhoods in character, building type/ height, and preserves our natural, diverse, and mature forested streets

  • Placing diverse, affordable, workforce housing choices of increased density in areas supported by Bus Rapid Transit corridors and where needed amenities are within comfortable walking distance to reduce single vehicle use and repetitive delivery vehicle traffic.

This development location is NOT on the Transit Plan as along or near a transit corridor or Bus Rapid Transit which are where the City states it wants to place increased density.

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• Z-41-19 is an application for rezoning 7.51 acres of private property adjacent to Shelley Lake, near the intersection of North Hills Drive and West Millbrook Road

• Developers want to-

  • • rezone the properties to Residential Mixed Use with a density cap of 15 dwelling units per acre. (6/3/2020 Developer changed conditions to read total number of units capped at 112 and removed 15/ acre.)

    • build a mid-rise residential condominium development consisting of three buildings: two at a height of 4-stories and one at a height of 3-stories.

The 4-story buildings will appear as approximately 3 1/2 -stories tall when viewed from North Hills Drive. These buildings will contain 108 of the 112 dwellings. (over 18 units/ acre.)

• • • Increase the impervious surface of the properties to include paved parking limited to begin 5 feet from the property line running along North Hills Drive and 0 or 6 feet from its West Millbrook Road frontage. Some parking will be placed on the bottom story of the 4-story buildings.

    • Offer these units for sale at a minimum price $300,000- $400,000 for the smallest condominium (700-722sf)

[Current 2022 sales price is much higher.]

• • • Relocate the 3-phase powerline to the edge of the property along North Hills Drive, removing all of the trees within the powerline easement. It is still undecided as to whether the lines will be buried or overhead.

The relocation of the powerline increases the loss of the established, mature tree canopy.

(requiring 30' easement based on City of Raleigh Tree Manual, p.

The current 30 foot wide powerline easement is kept clear and runs through the interior of the properties.

Planning Commission Meeting Videos for Z-41-19 below.

Sets a dangerous precedent for similar rezoning, making Moderate Density Residential areas adjacent to and near public open space vulnerable to infill and tear-down/ infill development

Triangle Business Journal Plus:

Showdown at Shelley Lake

• All tree conservation, traffic, density, and safe access concerns are addressed AFTER the rezoning case has been decided

• Erodes this SUBURBAN park's sense of place, viewshed, and transitional tree buffer by removing the majority of the mature tree canopy on 7.51 acres adjacent to Shelley Lake Park

• Loss of wildlife habitat

• Introduces spot zoning- atypical for moderate density residential in the area and lacking necessary services needed to reduce vehicle dependency

• Inconsistent with the city's adopted 2030 Comprehensive Plan, Future Land Use Map, and Growth Framework Map

• Introduces higher density and higher building heights currently not seen on the lake (3- and 4-story buildings with a total of 112 dwelling units on less than 6.76 acres)

• • Hardens the entire property which will create greater runoff by paving/ removing trees and underbrush on the entire property. RX allows for a maximum of 65% impervious surface- 14% greater than current zoning.

  • Current bus routes 23L Millbrook Connetor and proposed (2027) GoRaleigh! Crabtree Valley Mall to Triangle Town Center Connector - operating at 30 minutes peak hours (and proposed 60 minutes peak hours)- are inadequate to establish Transit infrastructure for residents using this mode of transportation to travel to/ from employment.

Our location is NOT on the Transit Plan as along or near a transit corridor or Bus Rapid Transit. These are where the City wants to place increased density.

• Take a STAND- Show Up!

The Public Hearing for Z-41-19 will be June 2, 2020 (evening session, 7PM).

We asked to have our Public Hearing in person, and it is currently scheduled for June 2, 2020.

We don't want what happened to the Z-44-19 Gresham/Litchford Road rezoning case to happen to ours. When opposition speakers there were unable to be reached during the virtual public hearing, approval of the rezoning, approval of the rezoning went ahead without citizen input.

As of now, DUE TO COVID-19 Stay at Home Order for the state, the City of Raleigh has moved to a REMOTE, virtual meeting format.

City Council Meeting 4/7/2020 afternoon session

We need over 200 people- adults & families- to attend the City Council Public Hearing for this case. Location/ Free Parking Information

We are prepared to speak at the public hearing. The rezoning decision would happen that night or could be deferred if there is an issue that the City Council wants to research/ review further.

• SHARE what you learn with others

Tell your neighbors! Share on Facebook, Twitter, Instagram, NextDoor and other neighborhood groups, church groups, community groups- get creative!

Print our fliers to post on community bulletin boards at coffee shops, grocery stores, churches and more.

• Shelley Lake is located in District A

Email District A City Council Member- Patrick Buffkin Patrick.Buffkin@raleighnc.gov

and other Raleigh City Council members-citycouncilmembers@raleighnc.gov

Tell them you support:

• • NO Residential Mixed-Use (RX ) zoning for Z-41-19 (property near intersection of North Hills Drive and West Millbrook, adjacent to Shelley Lake Park)

  • Mature tree canopy preservation on property adjacent to Shelley Lake/ Shelley Lake Park

  • Safe and convenient access to Shelley Lake from North Hills Drive

  • Thoughtful development that retains the integrity of existing neighborhoods

Don't forget: save your sent message or cc: yourself

• Join our Email list

Click the Stay in the KNOW! tab at the top of this page and fill-in our easy form

• Learn More !

Topic Buttons and underlined text provide the gateway to more details

Explore the links provided on the Resources & Links page