Raleigh council holds North Hills rezoning after heated public debate over proposed high-rises

Planning staff opened the hearing on rezoning Z3425, a request to rezone just over 11 acres across four noncontiguous parcels in the North Hills area, and described conditions offered by the applicant including a 3,000,000‑square‑foot cap, green stormwater infrastructure, LEED‑type green building certification, minimum open space, stepbacks on Rowan Street and a $400,000 contribution to the Raleigh Fire Department. Planning staff said the proposal is largely consistent with the 2030 comprehensive plan and the Midtown area plan but noted limited inconsistencies related to density and height transitions.

Jamie Schwedler, counsel for Cain Realty, told the council the applicant is not asking for more units or square footage than allowed today and that the rezoning simply lets the same entitlement be built in taller, thinner forms to produce more and better public open space. "We're asking for the same height that was approved years ago for the Eastern without increasing a single square foot or adding an additional unit beyond what we can today," Schwedler said. He highlighted the density cap, stormwater and green building commitments and the $400,000 fire department contribution as public benefits intended to offset increased height.

Supporters — business owners and residents who live or work in North Hills — said taller, mixed‑use buildings would create walkable destinations and integrate open space into the neighborhood. Jen Truman said the district has already transformed from surface parking into a mixed‑use center and argued the site is an appropriate place for taller buildings. Brian Brennan cited staff analysis that the proposed configuration could reduce vehicle trips compared with by‑right development.

Opponents, including neighborhood residents and consulting professionals, urged council to follow the Midtown area plan's 20‑story guidance. One speaker representing opposition argued the request exceeds the plan's recommended height range and questioned staff’s consistency finding. Nora McCann, a civil engineer, warned of shade impacts and pointed to long‑range traffic projections; others called attention to the cancellation of the 6 Forks Road project and asked that infrastructure and fire‑station impacts be resolved before approval.

During a technical question period, transportation staff said earlier traffic‑impact improvements from prior TIAs have been implemented except for an exclusive right‑turn lane tied to a gas station redevelopment and an off‑ramp lane that is under construction; any future development will require an updated TIA and coordination with NCDOT. Fire Chief Herbert Griffin said the existing North Hills station lacks an 80‑foot bay necessary for a ladder truck and that high‑rise response requires sprinklers and standpipes.

Councilors acknowledged the split in public comment and the technical issues raised. Councilor Silver moved to continue the hearing to Jan. 20 to allow further conversations; the motion passed. Council also voted to ask the Transportation & Transit committee to review 6 Forks corridor traffic and pedestrian issues. The hearing will reconvene on Jan. 20, when councilors said they expect the applicant and staff to respond to outstanding transportation, transition and public‑benefit questions.

What happens next: the council will hold the continued hearing on Jan. 20; transportation and transit committee members will take up 6 Forks corridor questions and staff will provide updated materials ahead of the reconvened hearing.