Security By Design: Developer Seeks to Clean Up S. Saunders

Click Image to View Slideshow

A new development project is in the planning stages for the South Saunders St. Boylan Heights area.

The goal of this plan is to “spur the completion of the western gateway greenway and redevelop two blighted areas on the eastern edge of Boylan Heights.“ Along with building a stretch of townhouses the firm is willing to construct the segment of the greenway that has been part of Raleigh’s greenway plans for that area.

“Vagrancy” and “shift renting” has been cited by many area residents as a problem that leads to the so-called undesirables moving through the Boylan Heights neighborhood. Richard Johnson of City Space, the developer of the project, desires to attract first time house-buyers by “creating security through environment design.“

The stretch of S. Saunders that will be under development can be viewed here.

Johnson, who is also developing townhouses at Peace St. and Glenwood Ave., has purchased almost all of the shotgun houses along S. Saunders between Cabbarrus St. and W. Lenoir St. His plan is to convert the entire street into single family townhouses by next year. “You can’t go into the neighborhood one house at a time and make the change you want to see,“ states Johnson.

The development team hopes to build a “unified facade” and “activate the street” in order to “have the community own that street.“ Under this plan, the “vagrants” entering the neighborhood will have “no place to run off and hide,“ says Johnson, and will only be able to exit at the other end. View the “No Man’s Land” image in the slideshow to see a representation of the tactic.

The first segment, the Saunders plan, will have 42 townhouses priced towards first time house-buyers. They will be 1200 - 1800 sq. ft. at $225,000 - $315,000. Currently, the designs call for a “historically detailed, brick facade” with raised entrance ways opening to the sidewalk. Along with the private front entrance there will be a back entrance with a two car garage. Initial designs also include a rooftop terrace.

The site is currently zoned R-20, but the development firm is requesting that be rezoned as a PDD (Planned Design District). Currently, there are 5-10’ setbacks at 30 units per acre. The developers hope to maintain the one-way street at the current width. There will also be parking along one side of the street. The streetscape is also under consideration to include lighting and planted trees.

Lessard Group from D.C. is the architecture firm for the project.

The project is at the infantile stages of the design process and the developers are very open to public input on the project. Any comments concerning the conceptual elements of the project are welcome, and if you are a resident of the Boylan Heights area feel free to let us know in your comment.

Plans: City Space
Images of Plans: NewRaleigh.com

Dana02/27 10:32 AM

This area is really gross and holds the key to connecting the entire downtown area to the Dix property. I’d love to see some of Dix developed and have transit circulation and walkable, safe streets from Mordecai to Dix.

Deb02/27 11:48 AM

As a first-time homebuyer with a decent job (right around the area’s median income) and great credit, I would never be able to consider anything in the range of ‘$225,000 to $315,000’. I am not sure where developers come up with these ideas. While I’m sure there are some first-time buyers out there in this price range, I’d guess that there are a lot more of them that are in a situation like mine.

The area is rather unsightly, and it was just a matter of time before someone came up with a plan like this. It would have been nice if it could have been more mixed income, but I guess this plan is better than letting the area continue as it is.

jarobinson102/27 01:34 PM

This is great news! So much of the development has been in other parts of downtown - this area really needs attention and will be a great link between downtown Raleigh and the Dorothea Dix area.

JZ02/27 02:01 PM

Is there a historic community here? I’d like to get a handle on what the ratio of renter versus owners are a part of the neighborhood. I would hope that displacement can be minimized. Halifax Court was in a similar situation and, clearly, its redevelopment is an improvement. I do not possess the statics for that either and it would be illuminating to see what percentage of the families were able to be resettled in the new town- and detached homes.

I’m not trying to take a dig a renters, either. Simply trying to find a quantitative way to assess who might have a greater commitment to the neighborhood.

Mark02/27 02:36 PM

I know that there are folks on that block who have been renting there for 20-30 years. Hard for some people on here to believe, I’m sure.

This area has a bad rep, but as always, this is because of a few people and not the majority—and largely due to the Labor Works Source located here which produces ‘gangs’ of ill-tempered looking men who populate this street intersection during the day.

I can sympathize with the townhouse approach, and I think that this development will ultimately good for the city, but there seems to be a sort of militant attitude taken by the developer akin to watchtowers and spotlights chasing down burglars.

Perhaps getting the temp work agency out of this area would be a more appropriate first step than gentrifying many long term residents.

Lewis Wilson02/27 06:02 PM

In regards to the typical first time homebuyer price range �$225,000 to $315,000�—where, oh where do they get these numbers from? And what am I doing wrong? My first time homebuyers range was in the low LOW 100’s! Even that was a stretch for me.

My guess is they are delusional.

Lew

JZ02/27 06:08 PM

jen-TREE-fick-a-SHUN…....

[different]Mark02/27 07:08 PM

I live very near here. It is historic in that it is virtually unchanged since the 1900-1910 period these houses were built. All the homes are non-conforming on their lots, This stretch of Saunders has about 7 homes total (both sides combined). I would rather have seen City Scape buy them all and renovate to the tune of homes that might sell for the 150k range. Mostly triple-A gabled and two cool brick commercial buildings it is not unlike Oakwood looked 30 years ago. There might be one or two actual homeowners there now (the yellow corner home is well kept), but the others have new renters all the time. This particluar corner of Raleigh once stretched east accross the Dawson/McDowell connector that flys south out of town and made a continuous mostly african-american neighborhood to Shaw and beyond. Its been terribly neglected by Landlords, and the City. It needs “fixin’” but tearing it all down sucks imo.

Callie J. Pema02/28 10:00 PM

This is my very favorite street in Raleigh, for its gentle curve and slight elevaion in relation to the land around it. It’s a beautiful sight, the most European looking block in the entire city, and it should be saved as such. From what I can see, these same developers are taking a similar aproach in other areas of downtown Raleigh by letting properties decline so that they can use every cent they have to buy more properties and not provide the proper upkeep that these wonderfully historic houses require. There are mothers and children on that block who would have benefitted from more care of the houses that they called home. Had the developers allowed more folks to buy in to this neighborhood this would have never happened. Individual home owners could have bought an affordable home (some of these went for $20,000 and less) and would have renovated these houses one by one, and chances are that the neighborhood would be well under way to being re-built by now. These developers have not seen these homes as a place to call home but only as potential profits to them. It looks to me like they’ve truly taken advantage of others’ disadvantage by getting to know everybody on the street so that no one would think of selling to someone else, buying cheap in a stealth-like fashion, so that they could keep their monopoly there. I am sorry for the mistake they are trying to make here. I know these houses all need to be re-built, but if this condo thing happens, it will be an outrage to the whole principle behind Raleigh’s efforts to preserve it’s historic authenticity. These developers are the very ones who let the properties go downhill.

Thank you,

A Concerned Citizen

Lew Roberts02/29 01:49 AM

According to the N&O;story, the developer began buying these lots in 2006, long after the properties had gone “downhill.“ According to the article, the developer was approached by Boylan Heights residents who had grown tired of living next to the blighted area.

I am normally opposed to developers transforming historical areas with a lot of character, and I still do not like the idea of tearing down houses that could potentially be restored, however, if what I have read here and in the N&O;regarding this project is true, then I have to give this developer credit for at least maintaining open lines of communication with surrounding homeowners and also for not going the McMansion/McCondo route.

Rusty02/29 11:52 AM

It’d be nice to see a little urban revitalization without the gentrification, but I guess there isn’t nearly the profit margin in that.

RaleighRob02/29 10:13 PM

It’s getting more and more frustrating these days looking at proposed downtown revitalizations. The developers in this down can’t seem to do squat unless it means kicking out everyone in the neighborhood that doesn’t make a six-figure salary. (If they think this range is reasonable for “first-time homeowners”, they are obviously high on something!)

No surprise this is the same devleoper behind the Hinsdale Row project, where they wanna tear down reasonably-priced apartments for ultra-pricy townhomes.

Now don’t get me wrong…I don’t like dilapidated areas anymore than anyone else. But, why can’t affordable be replaced with affordable for once?

I’m really beginning to miss the days when downtown wasn’t a “For Rich People Only Club”. Sigh.

Cabarrus03/01 12:59 PM

http://www.newsobserver.com/business/story/970983.html

quoting the developer (from the N&O;)....

“"When you’re done trolling for girls at the bars but don’t want to move to the suburbs, this is the place,“ said Richard Johnson, a City Space partner.“

... its much more than just about helping revitalize the neighborhood. I’m definitely pre-revitalization, but are these the type of new residents that we’d like to see more of? as neighbors?

corey3rd03/02 02:49 PM

trolling for girls? Is Richard Johnson soon to be featured on “To Catch A Predator?“ Is Raleigh about to become the date rape capital of the South thanks to City Space making it easier to roofie your victim and drag her back to your $300,000 dungeon without anyone noticing her limp - soon to be violated body? Richard Johnson really needs to learn how to keep his frat boy mouth shut when using his official title. Does this guy wear shoes to work? Or does City Space approve of “Trolling for girls” as a hobby?

Money can’t buy you class - although it seems to buy you a $300K condo.

If we chase all the urban youth out of this area, who gets them? What is Meeker’s solution for the people who don’t have $300K to buy a house in their old neighborhood? Put them on a bus and send them to Durham? The simple fact is that the prime developers of Downtown Raleigh do want to restore a “Whites Only” order to the area. Except instead of putting up signs over the water fountains, they merely put the outrageous pricetag on the door

FallonParkCryBaby03/07 05:44 PM

Where is the NewRaleigh opposition on this issue? The developers are killing the character of the neighborhood.

I actually agree that you need to renovate these homes. They might fall under the Historic Registry, which would prevent people from changing the front, but not the interior or adding on to the rear.

JZ03/07 06:00 PM

I have it on good authority that this developer’s venture at the corner of Glenwood and Peace Streets has agitated the Glenwood-Brooklyn neighborhood. The developer is asking for variances against certain zoning constraints that will dramatically change the quality of the neighborhood on the Hinsdale side of that block. There is existing zoning that addresses issues of scale and density that he has steadfastly resisted complying with. The neighbors continue to hold a dialog in a hope to find some common ground.

Perhaps if there were the same economic and educational demographics embodied in the residents of this South Street neighborhood, there would be a similar level of discussion/debate?

corey3rd03/07 06:07 PM

What I heard is that he’s promised so much cash to the folks in the Hinsdale area that they’re ready to cash out and move to fresh McMansions. Plus several of the people in ReNew Raleigh have properties in the area so they know to itch his back to get their little projects on the rails.

Nobody cares what gets dumped in their neighborhood if its supposed to double the value of their home (especially after the Tax assestments).

john galt03/08 02:11 AM

To address corey3rd’s comments, many of us have great concern over ‘what gets dumped in our neighborhood’.

There are (5) properties in the SPR-30 zoning district - all are existing multi-family structures owned by the family and/or associates of Seth Gaskill, who has owned rental properties in the neighborhood for years.

The proposed project would irrevocably alter the fabric of the neighborhood. Not surprisingly, some of our residents are staunch opponents while others are staunch supporters. The rest of us, regardless of our personal convictions recognize that this block will change and are trying to weigh both the positive and negative aspects of this proposal. This is not a simple endeavor - For anyone interested, a more complete picture can be found on the neighborhood website - http://hgbna.home.att.net/

To address FallonParkCryBaby’s comments, all of the structures in question are contributing structures to the National Register District. Many residents would prefer to see them preserved as owner-occupied or rental housing, and pushed the developer to preserve some of them, but he is not interested in that approach.
As contributing structures, the owner would be eligible for federal and/or state tax credits, if they chose to rehabilitate the structures in accordance with the standards set by the National Park Service. As they are not located in a local historic district, there is no protection for them.
For those interested, the description of the properties can be found on the neighborhood website in the National Register Listing - http://www.glenwoodbrooklyn.com/linkshome.htm
They are 702-4 and 706-8 North Boylan and 609-11, 613-15, and 617-19 Hinsdale

To address Lew Robert’s comments, contrary to the tenor of the N&O;article, Richard Johnson has owned 504, 506, 508, and 509 South Saunders for a decade or more and has owned 503, 507, and 509 Rosegarten for some time. This can be verified on the Wake County Real Estate Page by searching under the name of one of his companies, Johnson & Hamill.

Deb03/09 08:25 PM

John, thanks for all the insight. It definitely sheds more light on the developer’s true colors.

To me, the developers here are just trying to turn a massive profit by buying out the poor in the South Saunders area and gentrifying it based on their incredible greed. I’m all for businesses making a profit, but this is just unbelievable.

I reviewed the Wake County tax records for the properties you mentioned, and Johnson & Hamill have owned most of those properties since 1998, and paid less than $25,000 each for them (one they only paid $10k for!). To me, that just stinks to high heaven. They could have very easily renovated these properties and sold them at a price range affordable for middle-income buyers, improved the neighborhood, and still turned a very nice profit. Granted, they wouldn’t be making literally millions of $ in profit, and the Boylan Heights neighborhood values wouldn’t skyrocket, but I think it would have been a better move for the community as a whole.

These guys allowed their properties in the South Saunders area to fester the entire time they owned them - a good decade - knowing that the adjacent neighborhood would eventually plead for something to change. They kept the lowest common denominator in there and didn’t do a thing to help the neighborhood; in fact, they kept it in the gutter. These guys are slumlords of the absolute worst iteration! And here they are masking their greed as doing something positive for the community by “cleaning up” the area. Disgusting!

RaleighRob03/09 11:27 PM

^ Agreed, Deb. Profit is fine it of itself. Profit by sleazy, dirty measures is a completely different thing.

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Chad Wednesday, February 27, 2008