Bob Stipe, a revered professor of planning and design at NC State and the UNC Department of City and Regional Planning, would often take his classes for a walk down Franklin Street and ask students to identify elements that made the street appealing. What would he think of the changes underway, such as the wet lab that will loom fortress-like above the historic post office, and of the massive parking deck that will dominate East Rosemary Street?
UNC Vice Chancellor Gordon Merklein has said that UNC will strive to retain the character of the 100 block of Franklin when the UNC Admissions Office moves in. The well proportioned grace of Franklin Street that Fred Stipe admired can be preserved if the replacement buildings are thoughtfully integrated into their surroundings. Latest plans preserve the Carolina Coffee Shop.
Grubb Properties proposal for corner of South Columbia and Rosemary Street
Meanwhile, a block north, Clay Grubb is proposing a 7-story “straight up” apartment building (pictured above) to replace the former Orange Savings and Loan red brick bank building. The existing bank building has symbolized the 2 – 3 story Williamsburg architecture that defined Chapel Hill’s image historically
This proposed new building goes straight up and the designer has made no effort to fit the ‘new’ with the ‘old’, nor does he transition the design to the adjoining residential area. If approved, the historic Town Hall on the opposite corner, on the National Register of Historic Places and planned for a museum, will be dwarfed by its new companion. So far the Council has not requested drawings to visualize how the new building would fit in with its surroundings.
Illustration of a setback from NYC Planning website
At a pivotal moment during last week’s Council discussion of the proposed bank replacement concept plan, Mayor Hemminger described how setbacks would be advantageous- they avoid the canyon effect for pedestrians. Asking her colleagues if they would favor setbacks on upper stories, there was no hesitation – council members polled were happy for the seven-story building to go straight up. This design element is worthy of further study by your Town Council.
Building setbacks allow sunlight to reach streets and lower floors by designing another step back from the street for every specified added height interval. Without setbacks, the main commercial districts of many large cities would be in constant shadow, creating a canyon effect. Indeed, urban design professionals recommend that, to retain comfortable “human scale,” the height of buildings not exceed the width of the street they front.
When the Advisory Community Design Commission reviewed this proposal recently, members noted that it did not follow “Charting Our Future” plans that calls for up to 4 stories for the front setback. They said a core height of 8 stories would be allowed on the south side of East Rosemary Street, and 6 stories on the north side of E. Rosemary and along West Rosemary. The guiding plan says no more than 4 stories in a transitional area with activated street frontages to include retail and services on the first floor.
Years ago a 1970’s Town Council was prescient when new construction for 137 E. Franklin was approved. When the NCNB Building deviated from the established historic character by its sheer size, the Town Council insisted that the design of this building employ generous setbacks above the second story to retain the pleasing proportions of the 100-block of Franklin Street. How fortunate care was taken to preserve that historic character!
What will define the northern entrance to Chapel Hill now? It could be a signature building that takes advantage of the change in topography, and is no taller than the new parking structure, and thoughtfully picks up existing design elements from its surroundings. Or it could be the jarring building now proposed. What do you think? Send your comments.