Rolling Hills: Of zoning, and proponents, and opponents -- and what really matters

 Arriving at the Southside/St. Teresa's community center last night for the neighborhood meeting to discuss McCormack Baron Salazar's proposed rezoning in support of the redevelopment of Rolling Hills, it was obvious from the get-go that the public meeting game would play out by a familiar script.

You couldn't miss the familiar visage of the N&O's Jim Wise, dutifully covering a public meeting, inquiring with the MBS senior VP over this detail and that facet of the proposal. Nearby sat other members of the meeting machinery: Evan Covington Chavez from Self-Help; a consultant from one of the project's subcontractors; city staff with Planning and with Community Development.

There were enough members of officialdom, coupled with the press -- well, with the official press in Jim, and this blogger with a MacBook -- to basically fill the room. There was no room to accommodate a crushing onslaught of citizenry passionate about the technicality.

Well, there was no crushing onslaught. Of the six residents who popped by, one barely spoke, and one could barely hear.

Two were current residents of Rolling Hills. And the remaining two were themselves fixtures of Rolling Hills, from the present debate over the property, to the old Heritage Square across the street, to a couple of neighboring shopping centers -- to one failed development attempt on the site itself.

Yes, Larry and Denise Hester came by, and spent most of the meeting talking. One-time developers coming out to criticize the redevelopment of a project they didn't successfully complete, which went back to the City through foreclosure? It's a meeting that could seemingly happen only in Durham. 

But it was also a meeting that makes you realize that sometimes in the Bull City, you can have a public meeting without ever reaching a meeting of the minds -- or the core, sometimes-painful issues that make a story like Rolling Hills still wrenching for some after so many years.

~ ~ ~ ~ ~

In many ways, last night's discussion resembled nothing so much as a metaphor for the state of national politics writ large.

The mass of officialdom sat quietly throughout the night, taking down the notes for which they are compensated or just flat out expected to collect.

(It wasn't possible from my room-outskirts vantage to spy what they wrote, though had I been in their shoes, you could have found the the words "Please dear God, let this meeting end" scrawled on my three-ring binder paper.)

They sat. They watched. They listened -- but you can't imagine they were really hanging on every word being said.

After all, the City's moving full-steam ahead with a redevelopment proposal for Rolling Hills, currently a not-bad-at-all plan that would roughly triple the 20 acre site's density, bringing 300 residential units to a site on the edge of downtown. A glimmer of hope for extramural funding exists, and the quick-moving process right now seems rolling towards those dollars.

It's sensible plan from an urbanist perspective, especially with hundreds of residential units and thousands of square feet of office and retail space planned across the street at the Heritage Square site, someday.

Of course, a lot can change with such a plan between now and then. But it's impossible to imagine that last night's focus -- a zoning change for one edge of the property, to connect to the forthcoming downtown zoning plan's Support 2 district -- wouldn't be required under any outcome.

The City staff must have known it. The consultants must have known it. McCormack Baron Salazar must have known it. And given where Council's been so far on this project, it's hard to believe they lack the votes for the rezoning in the first place. 

But the rules call for a neighborhood meeting before such a rezoning is submitted. It's a checklist item, a point that gets entered in the public record come the hearing process.

On the other side, you have the Hesters. They're certainly knowledgeable -- if the City were ever in a real pinch for staffing, Larry and Denise know enough about how Durham's rules and ordinances work to jump right in to the Planning department, or Community Development or NIS for that matter.

But the Hesters are also perhaps the staunchest opponents to change happening in their neck of the woods.

They were the most critical voices against the Heritage Square rezoning. They've been passionate voices against Durham's plans for a transit future, with Mrs. Hester taking out a YouTube video a couple of years back to warn of gentrification pushing out seniors and the poor.

The Hesters haven't always had a problem with City investment, of course, having benefitted at least once from City financial support programs for the mini-shopping center empire they've built on both sides of Fayetteville St.

And I've never been able to shake the assumption that, like any self-interested property owners -- they must feel threatened by the rise of more commercial and retail around them, at places like Heritage Square, or the proposed live/work and eventual commercial spaces along Lakewood. Hey, you wouldn't want to have more retail options around the corner from your shopping center... even if (in the Hester's case) you have to wonder about folks who got loans from the City to build their retail strip empire complaining about others getting financial support.

Frankly, I've always been amazed to see the Hesters' frank willingness to share their concerns over Rolling Hills, given that they were key players in one of the failed redevelopment attempts. 

If I'd stumbled in developing a site like Rolling Hills, which has roundly become an embarrassment in town, I think I'd probably pull down my baseball cap every time I drove by, not show up to a public meeting to critique the new plans. (Eugene Brown was pretty amazed, too, based on his rebuke of Larry Hester's comments to Council when Rolling Hills came up two years ago.)

The Hesters must know that last night's meeting is a pure formality, and that their voices won't carry the day -- that night or with City Council. 

But, God love 'em, they keep at it. And at it, and at it. 

Raising this question about a zoning point, and that question about Heritage Square, and the other concern over timing and technicalities.

In this way, it's an analogy to the ugly debate we've seen over health care, at least from a process perspective. 

The City and developer have the votes, so to speak, to carry the issue across the line. The opponents don't have the power; their best strategy is obstruction, and just maybe raising fears among the undecided.

~ ~ ~ ~ ~ 

Framed within this analogy, the skeptical-undecided last night were Dr. and Mrs. Edward Woods. Dr. Woods, a physician, noted he and his wife Betty had lived in Rolling Hills for over twenty years.

At first, I wondered about some of their questions, over the impact of the redevelopment plan on existing streets in Rolling Hills, over the impact of the zoning change on their property value.

Then it dawned on me: they hadn't decided when to sell to the City. Or if they'd sell to the City.

Larry Hester had a ready answer to the question of property value impact; it was an answer seeking to enlighten the Woods, perhaps, but also -- so it seemed to me -- to continue to raise doubts and concerns in their already very-skeptical minds.

"You can tell me where I'm wrong, because sometimes I'm dead wrong," Hester said, before noting that the rezoning would improve the underlying value of property by allowing more units to be built on it, which would in turn raise tax values and thus property taxes themselves. "That's what we mean by development pressure."

He seized the moment, asking the City staff whether there might be programs that could help out homeowners like the Woods, who might be just about the only Rolling Hillsters who want to stay put, to fix up their houses and bring them up to the standards of what would surround them after redevelopment.

Denise Hester chimed in, raising the spectre of eminent domain -- long a tool wielded against poor and minority homeowners nationwide -- and whether if this plan moved forward, a 'blighted' Rolling Hills might leave homeowners with no choice but to take a government offer for their home.

Question after question rolled along like this, with the Woods talking and asking questions; City staff and MBS' rep trying to answer with their best understanding; and the Hesters raising concern after concern.

~ ~ ~ ~ ~

It wasn't clear to this observer whether the Woods will oppose the rezoning, or the planning for Rolling Hills. And despite the Hesters' warnings over the project's future, Mrs. Woods was quick to note that even if their property tax assessment went up, it would mean that their property was worth more too.

For his part, Dr. Woods seemed pretty clear that he was tired of seeing plan after plan for Rolling Hills, of years of City promises.

Complaining about the state of his dilapidated neighborhood, Woods complained, "My neighbor is the City of Durham. They have the blighted property next door."

Three times they'd developed the site, and three times they failed, Woods said angrily -- a statement at which one set of those failers, the Hesters, seemed fully in agreement and in no way diminished in stature.

And Dr. Woods was clear in his notion that he didn't want to see eminent domain used "when they [the City] were the sole perpetrator of why my property is in the shape it's end, and were party to the vote" through their longtime control of a controlling stake in HOA votes for the neighborhood.

For most in the room, last night's discussion was a perfunctory game, a chess match to be played in its initiation by prescribed moves you can pick up as a by-the-book opening from any textbook.

But to the Woods, this was -- is -- their neighborhood. 

And for all the debates about which vision of a near-downtown neighborhood will prevail, Dr. Woods' emotional reaction to the discussion presented the picture of a man feeling long betrayed by Durham's struggles with what to do with the remnants of urban renewal-demolished Hayti.

"Why can't you be halfway fair to me?" Woods pleaded in an angry tone.

It's a heartfelt question, and one that doesn't fit neatly into urbanist discussions of redevelopment, land use, gentrification, transit-oriented development.

It's a people question that meetings like these, with their thrusts and counterthrusts between project promulgators and the permanent opposition, aren't really able to address.

Not that City staff and McCormack Baron Salazar didn't try to answer the questions raised, mind you.

But the concerns of the Woods family went beyond the minutiae of zoning and of the attractive renderings of the site after redevelopment -- after, that is, everyone moves out.

They come back to the fundamental question of Rolling Hills: that for a generation, the City has made and broken promises to the neighborhood, to its residents, to Hayti and the legacy of urban renewal.

Personally, I think the City's on the right track this time around.

But you try telling that to Dr. and Mrs. Woods.

Comments

[Jonathan]

I really want to make it to one of these Rolling Hills meetings. I first heard about the area as "one of the best views in Durham." Being a life long resident Durham, and my mothers side of the family can be traced back to early 1800's in the Durham area, I had to check it out, and I agree it is the best view in Durham.

I don't know what the plan for rebuilding the area, but the first thing that struck me was a excellent place to combine history of Hayti neighborhood, great location for roof dining restaurant and bars (not high class like nana’s or magnolia grill but something like Beyu café), and towards the back of the property, student housing for NCCU.

I am a graduate of NC A&T in Greensboro and one of the complains of the student body was the lack of a quality eating, music, and bar scenes close to campus. I am not talking about a grill, and 2 dollar beers, but nice establishments with quality fresh food, like what you can find near UNC Greensboro or downtown. I haven’t been to NCCU but did go to Durham Tech, and the location of eating establishments doesn’t exist in that area. Plus add on the fact that NCCU is having a housing problem, nice apartments for students plus a few good local eateries during the day turned into a jazz / drink spot at night would be a good thing for the college student and the local residents. A good idea that came into my head is something like the Busy Bee / Hive in Raleigh. However it needs to be focus to the neighborhood and culture, not just the standard white collar business man, bringing in gentrified businesses.

Durham has the history, Hayti has the history, don’t just build standard block housing without incorporating the history of the area. What about a recreation of Royal Ice Cream, or talk to “Skippy’ Scarborough, I am sure he has some good ideas.

[Khalid]

One thing is for sure...the status quo in Rolling Hills and on Fayetteville St. is not working. Any talk about the threat of rising property values sounds crazy to me. One...properties are only revalued once every 7/8 years or when major renovations are completed. Two...home ownership is supposed to lead to more wealth and access to the middle class. Aren't property values in our neighborhoods low enough already? Three...the current shopping centers on Fayetteville go far enough to reduce the value of surrounding properties.

I agree with Jonathan...the history of the neighborhood should be celebrated in the new development. At the same time, it should look to the future and be neighborhood where people choose to live and contribute to the history of the area.

Oh BTW...Aggie Pride! :)

[Tar Heelz]

Like the cycle of the sun's rise and set, the City of Durham must follow its destiny and periodically throw public money at Rolling Hills only to watch those funds fade away in the twilight of another failed (if politically well-connected) effort.

Those who have lived in Durham long enough understand this law of municipal nature. As such, we spend the Holiday seasons at home with our families, rather than wasting time at such meetings.

[Bull City Rising]

@TH: If theres one thing that gives me hope that this time is different, its that we have a City Council thats demonstrated its not adverse to bringing in knowledgeable, capable outside parties to work on projects. Thats been the case with DPAC, with American Tobacco, with bond-funded projects -- which have been generally running fairly smoothing -- and now, I hope, with McCormack Baron Salazar.

Id hate to be so cynical on the past efforts, which admittedly have been pretty abysmal failures but havent used firms that have expertise in these areas, as to overlook the possibility that this may work.

[Khalid]

The past plans were flawed from the beginning. Most of the attempts were made when people were still fleeing the urban core (i.e. Woodcroft and Hope Valley). In response, there plan was to bring the suburbs (i.e. architecture, swimming pool, tennis courts, etc.) to the urban core. Hopefully, that plan along with the accompanying downtown loop will be gone soon.

Any new plan should focus on the strengths of the current area not try to recreate something from another area.

[Rob Gillespie]

I'm with Kevin on the inevitability of the Rolling Hills project going through this time. Both council and the city manager have come out pretty strong in saying that their plans will be followed through this time. Also, it does look like the current plans focus on urbanization and density, which are the two exact things we need in a plot of land across the street from Ambacco.

I just don't like the fact that this process is being pushed through so quickly with a meeting the week of Christmas. I'm not surprised at all about the lack of turn-out. People are traveling and at home with their family. I don't think that public meetings during the last two weeks of the year is in the spirit of open government. There are far too many holidays during these two weeks. I understand that the process needs to get rolling, but why couldn't city staff be prepared to have a meeting last week?

[Khalid]

@ Rob: This was definitely not the first meeting with Rolling Hills community (and surrounding areas). There have been many meetings over the last several years to get to this point. It will probably not be the last meeting either.

[GreenLantern]

I only wish the Hester's could be bought out, and that eyesore of a shopping center be redeveloped into something Jonathan and his friends would be happy to patronize. Perhaps Andy Rothschild is reading this?

[Rob Gillespie]

@Khalid-
I'm well aware of the fact that this was not the only meeting. I attended one of the charrette meetings as well. I know this has been a 20-year process.

I still don't think that holding a public meeting the same week as a major holiday is in the spirit of open government.

[Bull City Rising]

@Rob: Technically, this was not a public meeting held by local government, but by McCormack Baron Salazar as the putative redeveloper holding a neighborhood meeting to let residents know of their rezoning plans.

Of course, one can also point out (as, IIRC, the Hesters did) that MBS doesnt currently have site control and is essentially holding a public meeting for rezoning a site theyre proposing to buy.  Then again, wasnt that all the point of MBS being selected as the site redeveloper in the first place by Council?

Im inclined to have seen this meeting as a technicality and dont think having the discussion this week really impacted the openness of the discussion.  Also worth keeping in mind that only a fairly small number of Rolling Hills parcels are owned by anyone but the City at this point.

[Khalid]

@ Rob: I was speaking specifically to the 3-/4-year process that was initiated recently. There are probably still monthly HOA meetings which still occur as well.

The majority of the people in Rollings Hills/Southside are probably tired of meetings. From my experiences with this latest initiative, people were more concerned about a plan actually happening versus the stops and starts of the past.

Most of the people feel there property values have steadily declined as each new plan to complete the development has failed. So they wanted assurances that this would not be more of the same.

Honestly, we need to stop looking at this as a public "project" and look at it like a development. In the process, everybody will not be happy initially but that is not always a bad thing. If at the end of the day, we have a quality development that serves as a catalyst for this community...we will have achieved the necessary goal. And the history of failure in this area will be erased.

With that being said...this was probably a procedural event only made necessary by the planning codes. Adding part of the property to the DDO will allow a more urban feel while providing a transition to the surrounding community.