Drone tour of Downtown Wendell. Please like, share, and subscribe.
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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Two conceptual sketches of a 30 unit townhome infill project on just over 2.5 acres in Raleigh.
Sketch one: Features 32 rear-entry garage units. All units feature a front porch with garden style entry. The 14 units in the Northeast quadrant would feature a shared courtyard type feel. The common space features a playground, fire pit, and seating area. There’s a small stream and sewer easement on the Eastern portion of the site with a scenic walking trail beyond. The circulatory road serves the garages with a private alley servicing the homes along the Western edge.
Sketch two: Features 30 rear-entry units. Similar to sketch one, all units feature a front porch with garden style entry. The big difference here is that the circulatory roadway pushes to the edge of the site to allow for two full rows of courtyard style entry homes with a winding community pathway serving the entrances. The homes on the Western flank face the main roadway but are set back along a tree-lined sidewalk to maintain the courtyard type feel. The common spaces feature a playground, fire pit, and multiple seating areas. There’s a small stream and sewer easement on the Eastern portion of the site with a scenic walking trail beyond. The circulatory road serves the garages along the Eastern edge, with a private alley servicing the rest of the homes.
The big differences between the two concepts are the reduction of two units in sketch two. This allowed for a better community gathering space, more courtyard style units, and better overall flow.
Floorplan idea: 1800+/- Square Feet. 2-4 Bedrooms. 3.5 Bathrooms. 3 Floors.
Ground Floor. Garage, flex space that can be used as an office, extra bedroom, 2nd living space etc. Large front porch opening to the community courtyard.
Main level. Kitchen, nook, and living with front to back openness and dual porches for cross lighting and ventilation.
Upper level. Main bedroom, loft, and 2nd bedroom in option one. Main bedroom and two smaller bedrooms in option two.
Units: Sketch 1: 32 Sketch 2: 30
Unit Footprint: 17*40
Acres: 2.53
Amenities: Fire pit, seating, playground, scenic walking trail
Location: In city, Suburban surrounds, Nearest grocery: .7 miles, Nearest bus stop: .1 miles
Inspiration: Westside Station (Brock Built, Atlanta) | The Swift (Empire Homes, Atlanta) Images via GoogleMaps
Which neighborhood would you rather live in? Sketch one or sketch two.
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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Check out my YouTube video with an annotated drone and photo tour of the new two-way cycle track on MLK Drive in Downtown Atlanta.
Designers: Toole Design Group
Clients: ADID and ATLDOT
Special thanks: Councilman Dozier
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Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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Check out my YouTube video recapping a great visit to our Nation’s Capital.
Topics include:
Please like, share, and subscribe. Also, there’s a contest in the video so watch to enter!
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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As the Triangle continues to grow, the arc of fringe cities surrounding the region will start to evolve. Smithfield and Selma provide the convivence of the Triangle while also providing two unique cores.
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Continuing our Triangle Fringe City series with a look at the future of Smithfield and Selma. Be sure to check out the introduction, Henderson, Rocky Mount, Wilson, and Goldsboro features if you missed them.
Smithfield is a city of roughly 12,000 about 30 miles Southeast of Raleigh and 55 miles Southeast of Durham. Next door, Selma is home to about 6,000 people. The population has been steadily increasing over the past few decades. Smithfield and Selma are located at the interchange of I-95 and US 70 (Future I-42).
Downtown Smithfield features a couple blocks of classic brick buildings bisected by US 70 Business. Just a couple blocks from the core flows the Neuse River and a Riverwalk trail. A healthy grid system extends out from Downtown.
Four miles up US 301, Downtown Selma features a slightly smaller collection of buildings built around a major railroad junction.
While the rate of Downtown decline is far less in Smithfield and Selma when compared to earlier cities in this series, the sprawl influence is still evident. Strip centers have dotted the four mile stretch of US 301 between the two Downtowns and outlet centers have sprung up along I-95.
While there aren’t many three bedroom properties within walking distance of Smithfield for under $300,000, several can be found in Downtown Selma.
Looking toward the future
Smithfield and Selma’s location being within 30 miles of Downtown Raleigh, while also being along I-95, a major rail junction, a river, and future I-42 give it a major leg up as a future industrial and economic hub.
In addition to the infill opportunities there are several large scale developments planned for the Towns. One of these is Eastfield Crossing which is a large mixed-use development featuring shopping, dining, residential, and industrial uses. There’s also a multitude of subdivisions and industrial developments in the works playing off the location along I-95 and easy access to Raleigh.
Unlike many of the cities featured earlier in this series where growth will be a long term play, the growth is here in Smithfield and Selma.
Stay tuned next time as we explore the future of Sanford.
Cover photo via GoogleEarth
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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No, it’s not just million dollar townhomes being proposed from the Missing Middle text change.
One Missing Middle proposal has stolen all the narrative and headlines since the much needed zoning update was established. While nothing has been constructed yet, there’s at least 10 proposed small scale developments within Raleigh’s Administrative Site Review portal being reviewed. These selected developments are mostly modest and small-scale to fit within their respective communities. In total, they will add nearly 200 units on less than 10 acres within the City limits.
| Address | Units | Acres | Parking |
| 601 Method Rd | 9 | 0.45 | 0 |
| 1613 Battery Dr | 14 | 0.44 | 14 |
| 1201 Brookside Dr | 22 | 0.49 | 19 |
| 1002 Mills St | 33 | 1.96 | 33 |
| 2501 Poole Rd | 13 | 2.15 | 30 |
| 311 N. Tarboro St | 14 | 0.38 | 13 |
| 301 Idlewild Ave | 17 | 1.17 | 25 |
| 115 Anderson Point Dr | 12 | 0.7 | 26 |
| 524-528 Barksdale Dr | 12 | 1.96 | 14 |
| New Bern & Swain | 30 | 0.77 | 25 |
601 Method Rd
Nine unit small apartment building on Method Rd near Western Blvd BRT.
1613 Battery Dr
Fourteen new townhomes replacing one single family home adjacent to Raleigh Blvd.
1201 Brookside Dr
Twenty two apartment homes replacing two single family homes within walking distance of Brookside Bodega and two miles from Downtown.
1002 Mills St
Thirty-three three bedroom townhomes replacing approximately 20 garden style apartments.
2501 Poole Rd
Thirteen unit cottage court replacing one single family home.
311 N. Tarboro St
Fourteen apartment units over ground floor retail adjacent to St Augustine’s University and walkable to New Bern BRT.
301 Idlewild Ave
Eighteen units in a cottage court setup within walking distance of New Bern BRT and Downtown. Seventeen of the units reserved for residents making 60% AMI or less.
115 Anderson Point Dr
Twelve condo units just outside of Anderson Point Park.
524-528 Barksdale Dr
Twelve townhomes replacing two single family homes.
New Bern & Swain
Thirty units on a vacant lot within walking distance of Downtown.
Regardless of your feelings toward Missing Middle, there is no denying that replacing a few single family homes with multi-unit apartments and townhomes instead of million dollar McMansions is a step in the right direction for affordability. While not a silver bullet, it’s an additional and important tool in the toolbox to help welcome more people to what is one of the fastest growing, most desirable areas of the Country. Each of these developments is a step toward slowing down climate destroying sprawl, increasingly bad traffic, decreases vehicle miles traveled and car dependency, and allows more families to call the City of Raleigh home.
City of Raleigh Resources
ASR Portal: https://raleighnc.gov/planning/services/administrative-site-review-cases*
iMaps: https://maps.raleighnc.gov/iMAPS/
Missing Middle Resources
Related
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Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
*All illustrations are from City of Raleigh ASR site.
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Earlier this week, it was reported with much fan fare that an agreement was reached to develop some of the parking lots at PNC Arena / Carter-Finley Stadium.
Today, the 300+ acre site is home to the arena and stadium but not much else besides a sea of parking lots. The current plan calls for roughly 200 residential units (10% affordable), 150,000 sq ft of office space, 100,000 sq ft of retail, and an indoor live music venue.
For comparison, the Braves Stadium Battery development in Atlanta contains over 500 apartments, 275 hotel rooms, and 2-million square feet of retail / office space on a much smaller 50 acre parcel. This doesn’t include the 1000’s of units, office, and retail space that have developed or are planned just outside of the Battery.
With the growth and affordability crisis that Raleigh is facing, 200 units on this large of a key parcel doesn’t come close to scratching the surface of opportunity. We should aim higher and plan to develop a comprehensive district.
This plan would include a new street grid of 1000’s of units of residential from garden style to high rise, several office towers, entertainment hubs, fan plazas, an amphitheater, riverwalk, and ample greenspace all while preserving several lots for tailgating.
The Structure
A new grid system would be formed through the existing parking lots making way for the increase in all-day activity. Branching out from the stadium and arena would be a series of pedestrian plazas and greenspaces that serve as gathering places to watch events, hold festivals, and just enjoy the day even if an event is not going on.
The increase in connectivity and access points would cut down on the massive gridlock that occurs before and after events currently. Traffic would further be decreased as people would have more incentive to come earlier or stay after events to shop, dine, or play. The site also falls along my idea of the Northern Arc BRT plan.
Riverwalk
On the Western edge of the site flows a creek which would make for a scenic riverwalk with ample tree canopy and be home to a few small cafes / retail.
Entertainment
Creating a 365-day destination is key with spaces for an amphitheater, indoor music venue, movie theatre, bowling, winter skating, etc being provided.
Office, Retail, Hotel, and Residential
Rounding out the vision would be dozens of mid to high rise structures containing office, hotel, and residential uses. Ground floors of the buildings facing greenspace and plazas should be reserved for retail and restaurant uses. This configuration would yield at least 3,000 units and close to 1,000 hotel rooms while also providing ample retail and restaurant choices.
Tailgate Lots
There is a huge demand for tailgate lots for college football and even hockey in the South. Several areas would be reserved for this use just outside of the football stadium. With the increase in formalized greenspace and plaza space outside of the arena and stadium most people will flock to gather there instead.
Edge Residential
The Eastern edge of the site would be home to lower density garden style apartments mixing in with the adjacent student housing developments.
What would you like to see as a part of the site’s redevelopment?
For more photos, ideas, and insights on Raleigh visit https://philveasley.com/raleigh/
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Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
As the Triangle continues to grow, the arc of fringe cities surrounding the region will start to evolve. Goldsboro provides an ample amount infill possibilities.
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Continuing our Triangle Fringe City series with a look at the future of Goldsboro. Be sure to check out the introduction, Henderson, Rocky Mount, and Wilson features if you missed them.
Goldsboro is a city of roughly 35,000 about 55 miles Southeast of Raleigh and 80 miles Southeast of Durham. The population has been slowly declining from it’s high of 40,000 in the past few decades. Goldsboro is located at the interchange of I-795 and Future I-42 giving it direct access to I-95, the Coast and Raleigh. The city – like many in this area really owes it’s early growth and development to the railroad industry. More recently, the city is known for it’s military prescience with Seymour Air Force Base being just outside of Downtown.
The Downtown features a typical tree-lined wide main street with early 20th century brick buildings, many of which have fallen victim to surface lots and blight.
Like other cities of this size in North Carolina, the Downtown has seen a decline since the uprising of the automobile industry uphanded most commercial activity to strip centers on the edge of town.
This feels even more apparent in Goldsboro unfortunately with dozens of centers on the outskirts of the city but not much going on in the historic core.
Within the walkshed of Downtown you’ll find dozens of three bedroom properties for under $300,000, including this absolute classic for $70,000(!). It needs work but hard to even find land for that price these days.
Looking toward the future
Goldsboro being an hour from Raleigh puts it out of normal commute range. With the increased housing pressure in the Triangle and increased in hybrid work, it may become an attractive destination in the coming years. Despite being further than most Triangle sprawl based subdivisions, we’ll face a better future producing dense infill in the fringe cities.
Goldsboro’s mix underused parcels and grid system supports mixed-use growth within the walkshed of Downtown. There are dozens of acres of possibility for infill development providing residents the opportunity for a car-lite lifestyle.
Stay tuned next time as we explore the future of Selma and Smithfield.
Cover photo via GoogleEarth
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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As the Triangle continues to grow, the arc of fringe cities surrounding the region will start to evolve. Wilson’s location at the crossroads of I-95, I-587, and I-795 gives it advanced convenience.
Continuing our Triangle Fringe City series with a look at the future of Wilson. Be sure to check out the introduction, Henderson, and Rocky Mount features if you missed them.
Wilson is a city of roughly 48,000 roughly 50 miles East of Raleigh and 75 miles East of Durham located at the interchange of I-95 and I-587 / I-795. The city owes it’s history to the development of the railroad industry in the 1800’s.
The Downtown features several blocks of early 20th century brick buildings lined with shops, restaurants, and services. There is also a unique downtown park featuring wind powered sculptures. As the years have progressed however, most activity has transferred from the historic downtown outward to strip centers. This has left downtown feeling rather empty and underutilized.
Within the walkshed of Downtown you’ll find dozens of three bedroom properties for under $300,000, even some new construction.
Looking toward the future
While Wilson is around a hour from Raleigh, it’s already starting to see some housing pressure as more and more families are pushed out from affording the Triangle. Despite being further than most Triangle sprawl based subdivisions, we’ll face a better future producing dense infill in the fringe cities.
Wilson’s mix of historic factories, underused parcels, and a grid system to support mixed-use growth within the walkshed of Downtown. There are dozens of acres of possibility for infill development providing residents the opportunity for a car-lite lifestyle.
Wilson’s location also falls on an Amtrak line and interstate crossroads corridor providing easier access to Raleigh, the coast, DC, and the entire Eastern seaboard.
Stay tuned next time as we explore the future of Goldsboro.
Cover photo via GoogleEarth
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
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Fall Pt 2 Tour
Fall Pt 1 Tour
Full drone skyline tour of Atlanta. Please like, share, and subscribe.
Night drone skyline tour of Atlanta. Please like, share, and subscribe.
Phil Veasley is a registered Professional Engineer in NC and GA. Opinions and insights are my own and are not representative of my employer or any organization. Any ideas displayed on this site are purely that – just ideas to help improve the future of the built environment and begin discussions.
Phil Veasley 