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Reopened for business? City money could help unlock an East Durham gateway

The four-story office building at 300 E. Main St. has been vacant for at least 15 years. From the vandalized glass blocks on street level to the many boarded-up or glassless upper-story window frames to the faded “Durham City and County Department of Public Health” stencil over the Roxboro Street entrance, everything about it indicates long-standing neglect. 

If you think of Roxboro and Main as a gateway between downtown and East Durham, then to many passers-by the structure must have screamed a warning about, not an invitation to, the city’s east side. 

And that’s a spot with plenty of passers-by, too. Two years ago, a state Department of Transportation survey recorded an average of 9,600 vehicles per day moving along the block of Roxboro immediately south of Main; 11,000 autos traveled daily on the street between Main and Liberty. On Main between Roxboro and Mangum, 5,300 vehicles journeyed each day. (Tellingly, perhaps, the department’s figures for downtown Durham don’t contain any readings on Main east of Roxboro.) 

David Revere, the owner of 300 East Main, doesn’t plan to remake or expand the structure in any radical fashion. Still, the renovations that are set to begin there soon, thanks in part to a city grant, could have an outsized impact. 

Jake Fortune-Greeley argues that the building, which he is helping to lease and advising Revere about during the refit process, could play a vital role in the future of both downtown and East Durham. 

“Hopefully this will be an example of ... that type of space that can be delivered — good mixed use — and really get a little bit changed in sort of the, the stigma around that side of the corridor,” said Fortune-Greeley, a director at Trinity Partners. “Typically Roxboro has kind of been your ‘Well, I’m not going past that’ [line].” 

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Local officials seem to have a big stake in luring people across the metaphorical tracks. 

“It’s important to me because we’ve spent a lot of effort in the redevelopment of downtown,” Mayor Bill Bell said. “And I think it's equally important that we begin to strengthen our inner-city neighborhoods. I’m of the strong opinion that strong neighborhoods make for strong cities.” 

Bell believes that 300 East Main will serve nearby residents by providing job opportunities. 

The City Council unanimously approved a $75,000 building improvement grant for 300 East Main and two other projects Monday night. (Check here for details on the other two redevelopment efforts.) And Bell has made neighborhood improvement a key part of his administration thanks in part to his recommitment in his recent State of the City address to pushing forward with the slow-moving redevelopment of Rolling Hills and Southside. 

Still, county officials appear at least as eager as the mayor to see Revere’s refurbishment lend a boost to the local economy. 

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The county sold 300 East Main, which it had long owned, to a Chapel Hill-based corporation for about $325,000 in March 2007. (The company, controlled by Revere, is called 300 E. Main Street.) This year, the building and its land — just under 0.3 acres — were assigned a total value of $524,000 in county tax records. 

More to the point, the county is spending millions to build its new Human Services Complex on the eastern end of the very same block. Portions of the complex opened to the public this week. 

In the middle of the block, the county paid to refurbish the old auto dealership that now houses the Criminal Justice Resource Center and some sheriffs’ deputies. 

There are certainly some signs that the block may be able to extend the downtown renaissance at least a little to the east. Old Havana Sandwich Shop opened at 310 East Main this winter. And even after the courthouse — which is now catty corner from 300 East Main — moves to the new skyscraper near the Performing Arts Center, there should be plenty of foot and car traffic to feed a retail operation on the corner. 

Potentially, the county has seen to that continued foot traffic by placing the Human Services Complex nearby. The fact that the city runs its free Bull City Connector bus service along Main doesn’t hurt, either. 

“Businesses are beginning to spring up there because of that traffic,” said Joe Bowser, a Durham County commissioner. “And certainly I’m hoping that [300 East Main] will be part of the whole business structure in that block, eventually.” 

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Michael Page, the chairman of the Durham County Board of Commissioners, is looking forward to seeing more job opportunities planted in central-city locations such as a refitted 300 East Main. 

Like Bowser, Page likes the way a revived 300 East Main could plug into the city center. “That building’s in the hub of where a lot of things could happen — where a lot of things are happening downtown,” the chairman said. 

He particularly likes the thought of a refurbished building that is home to more than offices. “I’m really moved by a thriving downtown that offers restaurants and businesses but yet also offers retail establishments as well,” Page said. 

Retail, Page emphasized, is central to his vision. “Places where people can do handy shopping for quick kinds of things — it just makes the downtown puzzle look so great,” he stated. 

“That’s certainly a good strategic location because it’s a block of Main Street that we’re spending a lot of money on, and it’s in transition,” said Mike Ruffin, the county manager. 

“Clearly, buildings next door have been renovated — we have a Cuban restaurant,” he added. “So I think ... it’s important that we see it in a state of condition that will bring, bring distinction to downtown.” 

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Revere, a former Californian, owns both 300 East Main and the vacant lot next door through a sole partnership that carries the building’s address as its name. He has in hand architectural schematics drawn up by Alliance Architecture that could be built in relatively short order, since the building has already been gutted and cleaned of asbestos, Fortune-Greeley said. 

Starting with the bottom floor, the plans call for putting in 10 executive parking spaces there; attaching two stairwells and one elevator on the building’s east side; creating a lobby and “common corridor” on the east side’s first floor, which would provide bathrooms for retail and office users; and putting in retail parking on the remaining area of the vacant lot to the east. (Fortune-Greeley said he and Revere are looking to secure 40 more parking spots for office tenants.) 

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The southern elevator will go from the basement to the mezzanine level on the third floor and up to the roof, where the real estate expert said a penthouse or open-air bar could be placed. The rest of the structure, excluding the ground-floor retail area fronting Main, will be used as offices. 

With around 7,500 square feet per floor, and a mezzanine on the top level adding another 1,500 square feet, 300 East Main should feature about 3,500 square feet for retail and some 19,000 square feet for commercial use. 

All told, Fortune-Greeley expects Revere to pay perhaps $1 million to get 300 East Main to the point of being a shell building, since the structure needs all-new plumbing, electrical and ventilation systems. Client-specific construction could cost another $1 million. 

The end result, Fortune-Greeley said, should be premium office space in a very accessible part of Durham. 

The city’s grant is contributing nearly a quarter of the cost of a $375,000 first-phase refit focused mainly on readying the first floor for retail and office occupants. 

Revere hopes to attract a restaurant beside Main Street on the ground level. The plan is to add windows on that floor so the space commands a great view of Main Street. (Both county office buildings on the west side of Roxboro are set back from the sidewalk.) 

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Like much of the work being done in and around downtown, this project involves restoring a historic structure — in this case, one dating to 1925. It was originally built by Freemasons, subsequently taken over by a car dealership and following that housed Durham’s health department, Fortune-Greeley said. (The top-level mezzanine was originally a Freemason temple, he said.) 

“We certainly value the old Durham, and so a lot of what we’ve done is preserve what we have instead of tearing it down and create something new,” noted Ruffin, who called Durham’s downtown eclectic and diverse. 

Ruffin and his board had hoped the building would be brought back to life sooner. But the sale to Revere seems to have been ill-timed. 

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“The market tanking has hurt,” the county manager said. “So getting — being able to lease it and getting what he needs to be able to go to the bank and secure financing I think is a problem. That’s not what he told me, but I know that to be the case everywhere.” 

Fortune-Greeley would not disclose specific details of the building’s lease situation or private financing, but he said the work at the building had not begun as soon as desired. He also indicated that Ruffin’s assessment of the complications of simultaneously preleasing and financing the structure was correct. 

If so, that suggests the importance of the city’s $75,000 investment in jump-starting the initial refit. 

It’s yet to be seen if that investment, or the private money set to be poured into 300 East Main, will pay off. But should it happen, it will speak not just to the revitalization of the inner city but to the key role that both city and county tax dollars have played in the downtown renaissance. 

Comments

clif

never have i seen a more beautiful building needing 2 million in improvements.
for me, a keystone in downtown. don't know about the need for elevators, but
the visual impact and unique provision of an exterior fire escape and wrought iron balcony would make a lasting statement.

RWE


Any comments from the BOCC or Mr. Ruffin about the merits of historic preservation should be taken with a huge grain of salt.

This building in in such sorry condition primarily because Durham County essentially abandoned it in the early '90s and didn't bother to put in on the market until 2007.

Will Elliott

I'm not advocating another burger-centric restuarant in Durham but I was in NYC a few weeks ago and had dinner at Five Napkins. The entire time I was there I kept thinking how perfect the space would be for downtown Durham. The walls were subway tiles and the ceiling had this antique railing and hooks with exposed light bulbs that reminded of a butcher shop. I'm not doing it justice but I just remember thinking if I were going to open something in Durham it would be something like this. Looks like it would be a good fit for 300 East Main.

http://therealdeal.com/miami/articles/new-york-burger-joint-5-napkin-burger-heads-to-miami

Patrick

Bummer. Downtown really needs affordable living space. I don't see long term viability to downtown retail sector without people who actually live there. Aside from a Friday or Saturday night downtown is a ghost town after 9pm. Go to downtown Raleigh and you will see a marked difference in the number of pedestrians on the street.

John Martin

@Patrick If by "affordable living space" downtown, you mean literally on top of the Main St. restaurants, then, yes, the downtown living space is very expensive. But both the Cleveland-Holloway and Golden Belt neighborhoods have plenty of cool, affordable, downtown housing. Come see for yourself. The Golden Belt Neighborhood Association is sponsoring a home tour, Sunday, May 1, from 1-5 p.m. Advance tickets are available at the Regulator Book Shop, Labour Love Gallery, and Bikram Yoga Durham. More information is available here:
http://goldenbelthistoricdistrict.wordpress.com

matt dudek

@Patrick:There are also lots of condos planned to go online in Central Park. And I think Greenfire also has more condos planned.

Kelly

Lets get a Korean restaurant downtown.

Steve Graff

And good Chinese, Indian and Thai while were at it.

Paul Dudenhefer

Nice article, Matthew. Thanks so much.

Toby

If you're interested in the history of this property, here is the relevant Endangered Durham post:

http://endangereddurham.blogspot.com/2007/05/eligibility-building-jr-day-house.html

Matthew E. Milliken

Hi, folks, thanks a ton for reading! I've got responses to some of your comments:

* Toby, thank you for sharing that link. I unsuccessfully searched Endangered Durham for a page about 300 E. Main St. Unfortunately, I didn't realize that the structure used to be called the eligibility building! It's very interesting to see how the first floor windows and also entrance ways have changed over the years.

* Paul, thanks so much for your compliment!

* Steve, I agree that central Durham lacks a good Chinese, Indian or Thai restaurant.

* John, you're right that there are some affordable center-city living options if you're willing to look a little bit beyond the Loop and American Tobacco. I suspect that over the next 5-15 years, Golden Belt and East Durham and some other areas of the city will enjoy a tremendous renaissance.

* Patrick, that's an interesting point, and you could be right. Remember that the city government has been working for years (with, shall we say, very limited success) to rehabilitate the Southside/Rolling Hills neighborhoods. That's a short walk to DBAP and American Tobacco, and not that much farther from downtown.

* Matt, I believe you're right about both of your points. And remember that more residential units are scheduled to go into the Chesterfield Building and the Erwin Square area off of Ninth Street. While certainly not all of those apartments will be affordable, it looks as if in a few years there will be significantly more opportunities to live close to the heart of the city than there are now.

Toby

@Matt -

No problem. I find the Endangered Durham map to be very useful in finding things there:

http://www.endangereddurham.org/GoogleMap/mapindex.htm

Unfortunately, Gary has apparently not had time to keep the map updated with every post on ED. Maybe that'll be something we can contribute to on the new open-source ED!

Kelly

@clif Pretty sure there may be some ADA requirements for an elevator.

John Davis

The City should not spend a $ of taxpayer money on this building. IF they have no need for the propery auction it off to the highest bidder.

John Smith

Retail? On Main St.? Seriously?

As a prominent Triangle retailer, I can definitely say that downtown Durham is the worst possible location for retail. There's no way any kind of retail will work in downtown Durham for quite a while... at least until some people begin to live in or around downtown Durham with any kind of disposable income.

Trying to reinvent Durham into a copy of Chapel Hill, Carrboro, or even the new downtown Raleigh is just tilting at windmills. The demographics are just not there for any kind of retail other than bodegas in the populated (poor) areas of town.

Even with rock bottom rent, retailers are not pounding down the doors to get in downtown Durham. If anything, we're seeing a continued exodus from Durham by retailers, as evidenced most recently by The Bicycle Chain moving out most recently.

clif

golly, i wish i was a prominent Triangle retailer.

Lee

@John Smith: honestly, you're a "prominent Triangle retailer"? If you really are and you believe even half of what your comment said, then you're horribly misinformed about the market in Durham. There is plenty of disposable income to be found in the downtown and near-downtown neighborhoods, and The Bicycle Chain's recent move had nothing to do with a lack of business. You might want to do some research before posting on here, since the readers of this blog will call you out on statements that just can't be backed up by facts.

Bull City Rising

I know I shouldn't engage in the game, but to Lee's point, I can't resist pointing out a couple of facts to our inimitable prominent Triangle retailer.

If it is indeed the case the downtown Durham is a terrible market for retailer, and taking the original poster' assertion of the Ninth St. area as part of downtown, which I don't disagree with in spirit:

- Bicycle Chain didn't leave voluntarily but was pushed out by Whole Foods' expansion into more of the building. If the market for retail is bad and limited to bodegas, why is one of the nation's priciest groceries expanding in situ?

- Similarly, why is Harris Teeter likely to abandon a just-north of I-85 location (Loehmann's Plaza) next to the Croasdaile development to open a store off Ninth St. instead?

- And, if downtown's so terrible for retail and the like, why are there dozens of sit-down restaurants in the area, while North Durham has far fewer outside of fast-food north of Carver?

Inquiring minds and all that....

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