While the formal process began with the submitted zoning application, we have been actively engaged with individuals in several city offices in an effort to incorporate early feedback and suggestions into the application you now see. These conversations have included individuals from planning, transportation, historic preservation and others. We look forward to continuing these conversations, and those with our neighbors, throughout the zoning process. 
Click here to read the complete zoning application. (PDF)

After careful consideration of all factors impacting the questions above, the zoning plan submitted represents the configuration we intend to pursue.

Regarding noise, Raleigh’s noise ordinance is most restrictive for activities near residences and precludes unreasonably loud music and noise near homes. And in this case, good business is perfectly aligned with being a good neighbor! 15 of the proposed 19 guest rooms will directly face/overlook the bar and garden areas. Each of those rooms will be much closer to any music or noise from the bar area than even the nearest neighbor.  

Building height on the garage and its additions is restricted to 23’10” – well below the 35’ height allowed under the current zoning. It is important to note that neither the existing garage nor new additions are contemplated at even this reduced maximum height. We simply need the flexibility to account for possibly having to rebuild sections of the garage and/or slight measurement errors contained in the survey. Maintaining the existing building line for the additions creates a more natural visual effect and serves the additional purpose of aiding in storm water management.

The master plan filed with the city limits the lodge to a maximum of 19 rooms. This number has evolved downward throughout the process. While we have noted that more rooms would yield a better business model, we plan to use the existing 14-room configuration in the existing buildings and hope to add four additional rooms in the additions on either side of the garage. Additionally, we have been able to locate a proposed ADA-compliant room on the existing first floor of the main house – allowing for the 19-room layout.

This has always been the plan, and nothing has changed. We have been reaching out to the city’s storm water management team. As soon as we are able to get a meeting scheduled, all proximate neighbors will be invited to participate.

These are product/design decisions that will likely not be finalized until well after the zoning process is complete. Existing light level restrictions (as codified in various local ordinances) will be the starting point, with a collaborative process to follow with the goal of achieving a satisfactory lighting plan for neighbors. Privacy measures are also being contemplated, and will use fencing, landscaping and window treatments to provide necessary privacy to both neighbors and guests. We ask that all parties communicate openly and clearly regarding concerns throughout the process, and we will commit to doing the same as these decisions are being made.

We certainly understand concerns raised by some of the language contained in the UDO. That said, we believe the specific language around administrative approvals in Section 4.7.6.A can provide quite a bit of comfort. We would highlight the following limitations:

• Density: Section 4.7.6.A.1 allows for administrative approval of “An increase or decrease to the allowable residential density, total number of dwelling units not to exceed 10%”. There are two things of note as they apply to the Gables:

  • 1. This applies to “dwelling units” as defined in the UDO – a definition that does not encompass   hotel rooms; and

  • 2. While our zoning application requests the allowance of “maximum one dwelling unit” (should we ever hire a 24 hour on-site manager), the 10% increase allowed by the administrative approval process would not support increasing this to even two dwelling units.
     

• Building location:  Section 4.7.6.A.5 allows administrative approval of “Minor adjustments in location of building, parking and open space areas”.

  • 1. This section makes clear that no administratively approved adjustments are allowed within 50 feet of the property line, unless the result would be to pull back from the property line the item being moved.

  • 2. As such, administrative approval cannot be obtained to relocate any building, parking or open areas any closer to adjacent property lines than contemplated in the current PD filing.