More Density May Come to Cameron Village

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Clarification and Correction:  An earlier version of this story reported that the Hillsborough CAC voted against this project. Hillsborough CAC Chair Will Allen confirmed the group voted to support the project.

While the Planning Commission’s approval of this project technically permits both residential and office uses, discussions from the developer and planners indicate it will be one or the other.

While some people contend Daniels Street operates far below design load capacity, James Brantley with the city planning department told the Record in an email that “city transportation staff have not weighed in on that issue.”

More density is coming to the Cameron Village area, and some neighbors aren’t happy.

Raleigh Planning Commissioners Tuesday approved a rezoning that would allow a new multi-family development to be built near Cameron Village.

A developer plans to construct a new building between Oberlin Road and Daniels Street, just north of Smallwood Drive and the Cameron Village Shopping Center.

[media-credit name=”Graphic provided by City of Raleigh.” align=”aligncenter” width=”600″][/media-credit]The building will be mostly multi-family residential, but will include about 90,000 square feet of office space. There are no plans to include retail on the site.

The residential space would be capped at 275 apartments with a limit on the number of units with three or more bedrooms. As the zoning stands today, only 45 units would be allowed on the site.

The building height will range from two to five stories, with the shortest building fronting on Daniels Street and the largest facing Oberlin Road.

The project is in line with the increased density called for by the city’s 2030 Comprehensive Plan. But while the Hillsborough CAC voted in favor of the project, some neighbors are wary of the change.

One neighbor said the project doesn’t include any retail, which goes against the standards needed for a Pedestrian Business Overlay District. Such overlays are generally used in mixed-use areas that include, office, retail and residential and are designed to increase walkability.

There are also two ongoing projects south of Cameron Village whose impacts have yet to be felt by the neighborhood.

The resident said Daniels Street lacks the pedestrian infrastructure, such as sidewalks, that would safely increase connectivity between the neighborhood, the new development and existing shopping.

Commissioner Steven Schuster said this project is like a lot of the recent projects the Commission has seen and will see in the future.

Schuster also said the while the rezoning allows more density, the resulting building will have less of an impact than some other projects, including more office space.

“What the current zoning allows by right, a very significant office structure that would have had a greater impact on traffic and doesn’t come with some of the restrictions that the project is providing,” he said.

The developer plans to include open space, 14-foot sidewalks and height limitations.

Commissioners unanimously voted for the rezoning, but it still must get final approval from the City Council, which meets again in January.

3 thoughts on “More Density May Come to Cameron Village

  1. Sorry, but this article is so full of errors, I must offer some corrections.
    First of all the PC approval and zoning request was for up to 275 apartments OR 90,000 sf of office. Not both.
    Secondly, the Hillsborough CAC AND University Park neighborhood groups voted to support the project zoning.
    The Cameron Village Neighborhood Association voted in a closed door session with no presentation by the developer to oppose the project. Once neighbors meet with us to hear directly about the project, they generally support it.
    No one, developer or neighbors, wants retail on the site, so none was requested.
    Daniels Street operates far below traffic design load capacity.

  2. Thank you Jim for the clarification! Otherwise, this article inflames what is, by all measurements, a supported project.

    Good luck with it.

  3. Jim Anthony runs a good shop and can be expected to do the best as anyone with this site. The unfortunate fact here is that this 616 Oberlin rezoning/redevelopment is a much better project than the 401 Oberlin project approved last year amid controversy — not only for traffic, but also for neighborhood compatibility, preservation, planning and highest-/best-use of the location. But the 401 Oberlin project was approved first and is under construction. Many neighbors would welcome additional mixed-use retail at this location adjacent to Cameron Village but with ill-advised approval last year of the 401 Oberlin project, adding more retail traffic just doesn’t seem wise, at least until the dust settles from the 1,000 new residents a couple blocks away at the corner of Clark and Oberlin where two new apartment complexes are under construction. Lesson learned: keep the big picture in mind. Scarce infrastructure capacity on Oberlin Road and similar locations inside Raleigh’s urban core is much better allocated to underbuilt locations such as 616 Oberlin than to destroying a perfectly good multistory office building that serves as a convenient work location for nearby residents and offers decades of future continued use. Under even the most wildly optimistic “green” projections from the mass transit/density increases that the 401 Oberlin Road redevelopment might generate, we will nowhere near recover all the wasted energy represented by the premature loss of just the building materials that the demolition of the former 401 Oberlin office building caused.