Raleigh's Hillsborough Street

Keep Hillsborough Street funky
Independent Weekly | 27 MAY 2009 • by Bob Geary, rjgeary (at) mac (dot) com
After the city's open house for the Hillsborough Street roundabouts project last month, some of us walked over to Players Retreat, a 51-year-old neighborhood saloon, to watch our Carolina Hurricanes battle the brutish New Jersey Devils. It was Game 7, and the Canes stole a 4-3 victory that night with two goals in the final 80 seconds, which caused everybody in the place to go completely nuts.

This, I thought, is what Hillsborough Street must've felt like in the glory days. ...


Virtually everything that gives Raleigh its identity is on Hillsborough Street or connected by it: The Capitol, downtown, the university, the old fairgrounds, the new fairgrounds, Glenwood South, Pullen Park, the Oberlin community, the Democratic and Republican state headquarters. I could go on, but it usually clinches such arguments to note that the YMCA where Andy and Barney stayed is on Hillsborough Street—or it used to be. There's a new "Y" where the old, Andy-era one stood, and the new one bares its back to the street.

Explore here.

or here.

How to Save a House and Create a Home

The current Independent Weekly has a cover story on Builders of Hope. Bob Geary begins the story this way, embedding the beginning of the real story here.

It wasn't only the spike in Raleigh teardowns, though the sight of perfectly habitable homes being reduced to rubble helped Nancy Murray settle on a strategy. She already was on a mission to learn all she could about affordable housing and how to build it. Call it audacity, call it a ministry, but Murray—an advertising executive turned builder and social activist—thought she could supply top-drawer, affordable houses in good neighborhoods to working-class families.

Then it clicked: Murray would save the homes imperiled by teardowns and have them moved to a new location. She would upgrade them using the best green techniques while preserving as much of their old wooden bones as possible, then sell the houses at prices high enough to recapture the costs but below their new appraised values.

Such was the genesis—the biblical as well as temporal meaning—of the nonprofit organization Murray created in 2006, Builders of Hope.

This most amazing story of hope becoming reality can be read here. The chance for hope to recycle itself into the future is the best development of all.

An Over the Top Award to Builders of Hope for this Positive Development.

Heard at the Comp Plan Public Hearing

"What made Raleigh what Raleigh was?" asked the speaker. "It's the people, caring about each other -- whether they are people who have, or people who didn't have. We cared about each other."

"When we look at a thing like this plan, we need to ask ourselves 'who is gonna win from this? and who is gonna lose?'"

"We need to make sure Raleigh is still home to her people when we are done."

Bob Geary Writes Again!

Please see the Independent for the complete article:

Imagine Raleigh without sprawl

18 MAR 2009 • by Bob Geary, rjgeary (at) mac (dot) com

In the run-up to this week's public hearing on Raleigh's draft comprehensive plan, the advice to city leaders from a stream of visiting experts has been remarkably unified. Success, experts say, depends on taking city life "back to the future."

The era of suburban sprawl is ending, these planners maintain, not simply because of high gas prices, but because it is fundamentally unsustainable. As Christopher Leinberger, a fellow at the Brookings Institution in Washington, D.C., put it in a recent talk, the more "drivable suburban" neighborhoods a city allows, the lower the quality of life becomes for everyone living in them. The fastest-growing market now, said Leinberger, a developer, is for "walkable urban" places: the kind Raleigh doesn't have, yet needs to create, that are modeled on what cities were before cars took them over.

Such places are far more complicated to build and manage than the suburbs, Leinberger said. But done right, these areas improve as they grow. They have more cultural diversity and housing options—and with public transit, the chance for people to save money by owning fewer cars, or none. If Raleigh fails to create them, Leinberger warned, "You will be left in the 20th century."

The question for Raleigh is where these walkable urban places should be. ...

Hope you will be at the Comp Plan Hearing tonight: details follow, courtesy of Bob's article:

• What: A public hearing on Raleigh's draft comprehensive plan
  
• Where: Raleigh City Hall, 222 W. Hargett St.
  
• When: Thursday, March 19, 6:30 p.m.
  
• What to expect: Raleigh Planning Director Mitch Silver will present the draft plan, a blueprint for the city's growth over the next 20 years
• What's next: After the public hearing, the plan goes to the city planning commission. It is expected the commission will consider the plan this spring, then sent it back to City Council, which could adopt the plan as early as June.
  
• More info: Read about the process at Planning Raleigh 2030: tinyurl.com/6l8myd
  
• Learn more about the plan for the city's neighborhoods: tinyurl.com/dldeyc
  
• Leinberger's analysis and the other experts' jibes with the basic goal of the comprehensive plan to curb sprawl and guide development into designated "growth centers." Yet it also raises the issue of whether the plan identifies too many centers—including some in places that can never be urban.
  

Love this:

At the same conference, Mindy Fullilove, professor of clinical psychology at Columbia University Medical Center in New York, said true urbanism is characterized by a sense of connectedness that allows people of diverse backgrounds and incomes to nonetheless feel that they live in the same community and share an identity with the same "great place."

At a time of rapid upheaval in the world, Fullilove said, people yearn for the kind of stability and belonging that existed—before urban renewal cut through it—in the Hill district of Pittsburgh where her parents grew up. It was a relatively poor, predominantly African-American community of row houses, storefronts and apartments. There were no high-rises, nothing fancy. But it was a place where people believed "whatever problems you have ... you can get together and solve them."

The Incredible Journey

The NEW YORK TIMES
To Save a Venturi House, It Is Moved
By TAMMY LA GORCE and A. G. SULZBERGER (NYT)
The owner of the Lieb House, a beach cottage designed by the architect Robert Venturi, had wanted to tear it down. Instead, it was rescued by relocating it. Here.

The spectacle attracted a throng of about 150 onlookers to the third floor of Pier 17 at South Street Seaport, including Mr. Venturi, the 83-year-old Pritzker Prize-winning architect who built the house in 1969 for Nathaniel and Judy Lieb. The Liebs had it built near the northern tip of Long Beach Island on the Jersey Shore. The current owner of the property planned to demolish the structure, prompting the unusual rescue effort, which involved selling the house to an owner willing to relocate it.

Houses for people to live in ...

Home teardowns

Coomentary by David Walden | Pleasanton Weekly - Pleasanton, CA, USA

The pace of teardowns also has slowed and preservationists are applauding the trend. About 75,000 homes a year were torn down across the country at the peak of the market. The National Trust has expanded its list of endangered neighborhoods to include 500 neighborhoods in 40 states.

The demolitions have triggered bitter battles between preservationists and suburbanites seeking new homes in mature, urban neighborhoods. But with new housing starts at a 26-year low, teardowns are experiencing a lull. For instance, in Westport, Conn., teardown permits were down 33 percent in 2008 compared to the previous year.

"The idea that you're going to make a lot of money tearing down an old house to build a new one, that's gone," said Morris Davis, a real estate economist at the University of Wisconsin in Madison who has advised the Federal Reserve on the teardown trend.

"We're advising communities to take advantage of this slowdown and use it as a cooling-off period," said Adrian Fine, a regional director for the National Trust for Historic Preservation in Washington. "It gives them a little more time to have a less heated and less controversial discussion to protect a specific neighborhood and balance that with the need for growth and development." (Source: The Christian Science Monitor)

Editor's Note: David Walden is a Certified Mortgage Planning Specialist and Certified Divorce Planning Professional associated with Diversified Capital Funding of Pleasanton.

Community Conversations: FEB 2, 2009

Practical Strategies for Historic Preservation

Maintaining Raleigh's unique community character is a hot topic in our city. Reasonable people can disagree about what our priorities ought to be and how best to achieve them, but the public discourse doesn't need to be contentious. Bill Schmickle, author of The Politics of Historic Districts: A Primer for Grassroots Preservation, will share his North Carolina-based perspectives on the political dynamics that drive proponents and opponents, especially in public forums, and how best to navigate them.

The lecture is free and open to the public. Please bring your friends and neighbors.

Monday, February 2, 2009

7:30 - 9:00 pm

Holy Trinity Evangelical Lutheran Church
2723 Clark Ave, Raleigh NC

Sponsored by Preservation North Carolina.

Raleigh Comprehensive Plan

Where we are in the process:

The Public Review Draft is here!

The City of Raleigh is pleased to announce the availability of the Public Review Draft of the 2030 Comprehensive Plan. This is a complete draft, made available to all interested individuals and parties for review and comment. The Department of City Planning will be taking comments from December 1, 2008 through January 31, 2009. Click here to browse the document on-line, comment directly on the Plan's text, and download a printable version. This page also contains information about where to browse a paper copy, and how to provide input on the document outside of the on-line tools.

What's next in the process?

The Public Review Draft has been released, and a variety of meetings and workshops will be held throughout the months of December, 2008 and January, 2009 to brief the public and appointed boards and commissions, and to receive input. The official roll-out of the Public Review Draft was held on December 3, 2008 at the Convention Center downtown. Most significantly, three citywide Public Workshops on the Plan will be held on January 13, 14 and 15 at various locations throughout Raleigh. Click here for a full schedule of meetings and briefings. All meetings are open to the public.

Begin your research HERE. You may be pleasantly surprised. Or not. Review period ends on January 31.

Loopholes vs Landmarks in NYC

NYTimes.com | Preservationists See Bulldozers Charging Through a Loophole | By ROBIN POGREBIN | Published: November 28, 2008

Hours before the sun came up on a cool October morning in 2006, people living near the Dakota Stables on the Upper West Side were suddenly awakened by the sound of a jackhammer.

Preserving the City
The Wrecking Race
This is the second in a series of articles examining the workings of New York City’s Landmarks Preservation Commission.
Preservationists lost a battle to protect the Dakota, built in 1894 and shown here in 1944, after the owner secured a stripping permit.

Soon word spread that a demolition crew was hacking away at the brick cornices of the stables, an 1894 Romanesque Revival building, on Amsterdam Avenue at 77th Street, that once housed horses and carriages but had long served as a parking garage.

In just four days the New York City Landmarks Preservation Commission was to hold a public hearing on pleas dating back 20 years to designate the low-rise building, with its round-arched windows and serpentine ornamentation, as a historic landmark.

But once the building’s distinctive features had been erased, the battle was lost. The commission went ahead with its hearing, but ultimately decided not to designate the structure because it had been irreparably changed. Today a 16-story luxury condominium designed by Robert A. M. Stern is rising on the site: the Related Companies is asking from $765,000 for a studio to $7 million or more for a five-bedroom unit in the building.

The strategy has become wearyingly familiar to preservationists. A property owner — in this case Sylgar Properties, which was under contract to sell the site to Related — is notified by the landmarks commission that its building or the neighborhood is being considered for landmark status. The owner then rushes to obtain a demolition or stripping permit from the city’s Department of Buildings so that notable qualities can be removed, rendering the structure unworthy of protection.

“In the middle of the night I’m out there at 2 in the morning, and they’re taking the cornices off,” said Gale Brewer, a city councilwoman who represents that part of the Upper West Side. “We’re calling the Buildings Department, we’re calling Landmarks. You get so beaten down by all of this. The developers know they can get away with that.” ...

Loopholes big enough for bulldozers to drive through seem to be quite the problem in every area interested in balancing preservation of that which makes a place valuable and growth which is positive. We have our own loopholes around this town, which is why your neighborhood may have historic status and a teardown problem at the same time. In New York, it boils down to this.

Under current rules, once a landmark hearing has been scheduled, building owners may not obtain demolition or alteration permits. But if such a permit is secured before a hearing is scheduled, as was the case with Dakota Stables and 711 Third Avenue, the work may proceed without penalty.

Safeguards crumble because the landmarks commission and the buildings department lack an established system of communication, and commissioners often are unaware that permits have been issued. There is also no set procedure by which the buildings department alerts the commission when someone seeks a permit to strip off architectural detail.

The NY Times six month study of landmarks, commissions and preservation can be found here.