More History on Rosengarten Park

I stopped by the North Carolina State Archives last week to see if I could find some more historic information on Rosengarten Park. In particular, I wanted to see if I could establish the date the land was originally purchased prior to its subdivision. I was helped by Larry, one of the archivists working there. First he helped me locate a microfilmed index of deeds by name. Searching under "Rosengarten" I found a list of properties purchased between 1909 & 1919..

Next, we went to another microfilm file cabinet and began looking up the deeds by book and page. I found one deed that I first thought was for Rosengarten Park, but later realized it was for a nearby property. I decided to make a copy of it anyway because I found one clause so interesting. The deed was for a property in the Boylan Heights area, immediately to the West of Rosengarten Park. It specifically prohibits occupancy by "negroes, or persons of mixed negro blood" It was not news to me that black families were prevented from living up the hill, but it is a little shocking to see such blatant racism written out in a legal document.

I searched each deed from oldest to youngest until I located this deed between Charles & Anita Holland and Alex Rosengarten. I found several things of interest in the deed. The first thing that struck me was that the deed was not signed but was transferred by a "mark" or "X" that the seller made on the document. A mark is ordinarily a cross or X made in substitution for the signature of an individual who is unable to write. More on marks at http://www.answers.com/topic/signature 

The date of the deed is October 1914. The 1915 directory shows a number of residents living on Saunders, either indicating that they built the houses in that year, or that the houses were already there when he bought the land. The first recorded subdivision we could find was not recorded until 1919.

Next, the reference to the Fourth Ward of Raleigh intrigued me. At home, I searched for information about the Fourth Ward and found that in 1875 Raleigh was.gerrymandered into 4 wards as 'an attempt to nullify the negro vote by isolating it within a portion of the city" Race, ethnicity, and urbanization: selected essays By Howard N. Rabinowitz  The boundaries of the fourth ward  

Searching further for Fourth Ward of Raleigh, I also found that same year the ward was created, the Fourth Ward Republican Club, Of Raleigh sent a condolence letter to Mrs. Frederick Douglass, Anacostia, D. C. for the loss of her husband.   "Resolved, That the wisdom and ability which he exercised during the twenty years preceding the war, through his own papers, the North Star, and the one bearing his own name, and in teaching from abolitionist platforms the great truth that a slave had a mind worth educating and fitting for liberty, did, with his efforts after the war, help to keep alive the idea that a colored man, whether free or slave, is capable of intellectual development, and moral and social progress. Resolved, That the sudden removal of such a life leaves a shadow on our hearts, and in the world a vacancy which will be deeply realized by all the liberty-loving people of this great country, and which will prove a serious loss to the public."

Next I searched the reference to "Rex Hospital Land" and found this excerpt in Sketches of the Early History of Raleigh 

"The 'field pines,'(old field pines spring up when farm fields are abandoned) a few years ago standing on Gallows Hill (Bloomsbury Condo's site) and the Rex Hospital Land....show that they were once cultivated fields, while the ravines opening into Pigeon House and Rocky Branches (the creek by Rosengarten Alley is a tributary to Rocky Branch creek) were for some time covered with beach and poplar of large growth" parenthesis mine The picture is of a Beech Tree.       

I had heard that the Bloomsbury Condo site used to be called Gallows Hill and that people had been hung there during the civil war. Searching 'Gallows Hill Raleigh" I found a picture of the old "Gallows Hill Bridge" which used to be located where the Boylan Bridge Pub is now.
 http://www.legeros.com/vanished-raleigh/ 

Then I found a reference to the hangings that took place there: "a beam was placed between two pines on Gallows Hill, ..The unfortunate wretch was seated on his own coffin in a cart..for some years the criminal was left in the cart, and after adjustment of the rope the horse was driven from beneath the beam" The early history of Raleigh

While at the Vanished-Raleigh site, I also found this picture of the natural gas tank that used to be located at the right on Cabarrus in the PSNC site. I had heard about it before, but had never seen a picture. Notice how the frame for the tank is higher then the tank itself. I was told that the tank expanded and contracted maintaining a constant pressure while the amount of gas stored increased or decreased.

While still at the archive, I found a couple of maps that predate Rosengarten park, but show where it was eventually located. This map references Rex Hospital Land, and by comparing it to the next map, I was able to locate where Rosengarten site was on both maps. Note the creek that runs along Rosengarten Alley.

A Tree Blooms in Boylan Heights

Many of you know that I used to live in this house at 620 W. Cabarrus, just up the street from Rosengarten Park.  Back in fall of 1998, my wife Amy brought home the last stunted tree from the sale rack at Lowes.  It cost $12.50.  Its crooked trunk was only an inch thick, and it had about 3 leaves.   We planted it in the median opposite the 20 year old crepe myrtle.  Each spring I would gauge its growth by sitting on the porch visually measuring its height in relation to the porch rail.   Yesterday I was driving down Florence St on the way to Rosengarten and was stunned to see the tree in full bloom, way taller then the porch rail, taller then the much older crepe myrtle and towering over the house itself.  While it might seem absurd, I take a great deal of pride in this tree.   I find it symbolic of the way our efforts to improve this small corner of the city have taken on a life of their own and it makes me look forward to the future when I will drive down the streets in Rosengarten Park and see all the improvements and life the new residents will bring to the area in the years to come.

Alley Construction Starts in Rosengarten Park

Video Update

507 S. Saunders Finally Gets Started!

See this very brief video of the work starting on the foundation.



This is how the house will look when its complete.

You can also check out Dan & Amanda's blog

New Downtown Farmers Market Only 12 Minute Walk From Rosengarten Park

I noticed a post in the New Raleigh Blog this morning stating that the downtown farmers market will be moved to City Plaza on Fayettville Street.  Click here to read the article.  Google maps shows this as being only a 12 minute walk from Rosengarten Park.  See Walking Map.  

Advantages of Urban Cottages

Versatility of Use
Urban cottages are small enough to be affordable, but large enough to support many different lifestyles, including single occupants, home offices, couples, couples with children, those needing a low maintenance lifestyle and those wanting a connection to the outdoors, those with multiple cars, and those taking advantage of other mean of transportation. With versatility comes the ability to live in the same home for many years and a broad spectrum of potential buyers when its time to sell.

Easy to finance
Single family homes have a greater number of financing methods available then any other housing type. This is a great advantage over the constantly changing financing restrictions for multifamily urban living options. It makes urban cottages easier to buy, easier to evaluate, and easer to sell.

Affordable, Quality Space
Urban cottages take advantage of and celebrate every space inside and out. Keeping thing small allows for the use of high quality finishes at reasonable costs. Scarcity of space promotes efficiency of it design and use. Money that is normally wasted on ostentatious and unnecessary square footage is used to create effective solutions to the demands of a modern lifestyle.

Individuality
Each cottage is different and becomes more unique as it is changed over time to suit the needs and taste of its owner. It has its own street presence. Your home is the “green house, with the picket fence and big porch”, not the unit on the fifth floor, half way down the hall.

Independence
An urban house’s can be customized and improved approved to your taste. If can be expanded to fit your needs. Home owners can benefit from the added value of improvements that differentiate your home from the neighbor’s. The uniformity and restrictions of both urban multifamily units or suburban homes, reduces the ability to benefit from increases.

Charm
Of all the properties one’s home can have, charm is the most desirable. Charm makes a house a home. Charm is the result of subtly and taste, but it has a value that anyone can appreciate.  No housing type can compete with the charm of a historically detailed cottage with a porch and flower garden.

Community & Privacy
Urban cottages are built close together, creating a feeling of community and a place where you can sit on your front porch while chatting with a passer by. But if well designed, they also provide private indoor and outdoor spaces that give a sense of separateness without a feeling of being enclosed.

Manageable Exterior Spaces
All of us need a connection to the outdoors, but huge green yards are major environmental problem and are difficult and expensive to maintain. By contrast, a small urban lawn or garden can easily be maintained, or it can be turned into an incredible design feature for very little money and effort.

Green Living
Urban living is green living. All the transportation and infrastructure costs of suburban homes make urban homes inherently more efficient. Also, the typical cottage is made from materials with a much lower inherent energy cost then the cement and steel of a high rise. The efficient use of land and of interior space, the lack of common area construction costs, heating and lighting, and the use of high efficiency appliances and insulation makes urban cottage living one of the greenest lifestyles available.

ROSENGARTEN ALLEY PHASE NOW PRESELLING!

ROSENGARTEN ALLEY PHASE NOW PRESELLING!

The first homes on Rosengarten Alley are now available for presale. Click here for more info

Raleigh Rickshaw Serves Rosengarten Park

I saw this fellow riding by while we were getting ready to start the first renovation today. His name is John Kirbow and he was nice enough to pose for this photo. He explained that Raleigh Rickshaw is happy to pick up and drop off people from this area. Living in Rosengarten park, you can step out of your front door, get in the pedicab, and ride downtown via the most energy efficient mode of transportation yet invented. John's number is 910-670-0516 in case you need a ride. http://www.raleighrickshaw.com/

Rosegarten Project Getting Started

Rosengarten Park Update       

Cleaning up the Buildings

Last week, we started cleanup work on the block.  To help the appearance of the street we asked permission to move the boards securing the vacant properties from the outside to the inside of the houses.  Where visible through the windows, the boards were covered with black felt paper to disguise their presence.  We also removed the unsightly lattice covering the front porch of 515 S. Saunders and the cattle-pen-like boards that enclosed the porch at 512 S. Saunders.

 

Cleaning up the Yards

We have been mowing, pruning, edging, and cutting back the undergrowth around the houses and on the vacant lots.  We are not cutting down any trees and are also being careful to preserve an abundance of mature Wisteria vines around the site.   To clean up the streetscape, we will be adding salvaged brick to some of the spaces between the curb and sidewalk along Cabarrus and Saunders.  This work will continue as we start work on the houses.

 

Increased Security, Horse Patrols, and Other Police Enforcement

Each vacant house has been strongly secured and posted with no-trespassing signs.  The Raleigh Police Department is working with us to keep the street under control by patrolling via horseback, bike, and car.  The effectiveness of this was shown to us when we were confronted by two officers on horseback after showing one house to a potential buyer! 

 

Great Response to Initial Sales Offer

In order to progress as fast as possible with the restoration project, we put a couple houses on the market in their pre-renovation states.  These properties are to be sold with covenants requiring their immediate restoration to historic specs, restrictions against renting in the first year, and with the restrictive covenants of the HOA to ensure that each property contributes to the neighborhood restoration project.  The large number of inquires we received in the few days they have been on the market was inspiring.  We have had multiple showings and are now working to solidify sales terms with a few prospective buyers.  We are currently considering whether to offer additional pre-renovation properties.

 

Historic Research

We met with representatives of the Raleigh Historic Districts staff last week and laid out a path that will hopefully lead to both national and local historic designations.   Our online and NC State Archive research has already lead to the discovery of a number of interesting historical facts.  The next step is to schedule a site tour with national historic districts representative.

 

Renovations to Start Next Week - New Sign Going Up

We have secured the funds for the first renovations.  If the City Council confirms the BED committee’s 6 month extensions Tuesday, we will begin work.  To celebrate, we will be installing a large sign on the corner of W. Cabbarus and S. Saunders announcing the long awaited start of the project.  

Rosengarten Park Shared Space and Parking Agreements

Cross Access and Shared Space Sample

Practical Space Sharing Agreements in Historic Neighborhoods

Over the course of decades in historic neighborhoods, residents work out logical arrangements with each other to maximize the use of space.  These arrangements typically ignore actual lot lines and focus on the practical use of areas.  This is especially true with small houses and lots.   For security and maintenance reasons, it is also important that there are no unclaimed spaces, or no-man’s lands.  Since at this point in history, we have control of nearly the entire neighborhood, we are taking this opportunity to formalize these agreements in ways the benefit all the residents.

 

Creating Usable Space from Small Areas

If two houses share a ten foot space between them, with one house having a lot line 2 feet into the space and the other 8 feet, it doesn’t make any sense to divide it into two two awkward spaces that are too small to use.  In conditions such as this we are granting a landscape easement to the house with the larger portion and a maintenance easement to the house with the smaller portion.  The smaller portion house keeps ownership and the right to use that space for home maintenance purposes.  The larger portion house’s ownership remains the same, but gets use of the whole space, allowing for a functional courtyard area.

 

Cooperative Agreements to Provide Off Street Parking

Similarly, by creating cooperative parking and driveway cross access agreements, we are able to provide off street parking for nearly everyone, while preserving almost all of the historic tree canopy.  All parking and driveways will be made from gravel to preserve the historic character and to help preserve the trees. Click here to see a PDF of the agreements we are putting in place.

 

Alec Rosengarten Biography Located

In researching the history of the site, we located a book from the Harvard College library with a short biography about Alec Rosengarten that explains how he originally created this small neighborhood. It appears to have been published in 1932.

It states that “Alec Rosengarten was born in Russia, son of Isaac Rosengarten. At the early age of 14 years he left home and friends and native land, and without kindred or companion, he crossed the broad Atlantic and arrived in America with a few hundred dollars and a purpose to make a fortune. That was in 1889. “

“Some time ago he made a large purchase in West Cabarrus Street. At that time there was no connection between Cabarrus Street and Boylan Heights, but Mr. Rosengarten Gave the land over with which it was necessary to make the connection, and by that act became a public benefactor. “ You can download the full bio by clicking here.








This is the original plat that he had recorded.

Small House Design Co-Operative to be Formed

Word has gotten out about what we are up to at Rosengarten and a number of architects have expressed a desire to participate in the creation of the houses that will be built there. We have decided to open the architectural designs up to a few well known architects in the belief that it will add interest and diversity to the project. The idea is based in part on a design competition that was sponsored by the City of Portland called urban smart homes. Our variation would have a smaller number of architects participating and an atmosphere of collaboration rather then competition. We are working on the specifics of the profit and will have more details in the near future. A broad outline/schedule is shown below:


Architecture Board
Create/edit architectural design standards
Designs are approved for catalog by board,

Design Standards
Focus on massing, size, interaction with lot and neighboring buildings, with room for architectural innovation

House Catalog
Buyers can choose from designs for specific lots


Website & blog
The website will display all designs and provide links to the designers
The website will display all board members, bio’s, and links to their sites.
Board members may participate on blog, publish related articles, videos, pics and links as appropriate

Timeline

March –
First draft of design standards provided for review.
Provide photo, bio, links, for website

April
Finalize design standards
Provide basic information for design, an elevation, description of goals or features, approx size & cost
Creation and review of catalog’s informational sections

May
Start of promotion, reservation list
Refine plans

July
Complete plans & pricing Presales be begin

August
We hope to have final approval from the City Council in August

Public Hearing Date Set

After reviewing our proposal, the City of Raleigh staff has set a date of July 21st for our public hearing. We are really pushing the limits of urban design and the staff is doing their best to try and help us fit it into current codes, but its challenges most of today's code which was designed with suburbs in mind.

Before the 21st, we plan to have another meeting with the Boylan Heights neighborhood and with the Central Citizens Advisory Committee. After the public hearing, we will have appear before the Planning Commission, and then back to the City Council for approval as soon as August 5th.

Citizens Brief: HDR's West to Saunders Connection

With the December 2nd meeting coming up, I put together a Citizens Brief and the email below, which will be sent to the City Council Members:


On December 2nd 2008, the Raleigh City Council will be asked to consider a citizen's petition requesting that a key provision of both the Western Gateway Plan and Saunders Street Small Area Plan be enacted. Specifically, the petition asks for the deletion from the Comp Plan of the outdated Glenwood thoroughfare extension and the preservation of the current width and direction of Old South Saunders St.

The petition was filed to allow a privately funded and community supported redevelopment project along Old South Saunders St. This project was developed to the specifications of the Downtown Western Gateway and Saunders North Small Area plans, and depends on the execution their recommendations.

Key Issues:
1. Ready to Build, but City Plans are in Conflict: We have builders who are ready to start construction in Rosengarten Park, which is an exact fulfillment of the goals set out in Saunders North Plan Small Area plan. However, we cannot begin construction because the critical recommendations of this plan have not been enacted.
2. Time is of the essence: The Minimum Housing Code Department has forced virtually all of the houses in this neighborhood to be demolished or vacated. Without the execution of the Saunders St Plan these houses cannot be rebuilt. As a result, we are currently being fined for not demolishing houses that we are not able to rebuild. We cannot reoccupy, we cannot rebuild, we cannot sell because of this conflict in city plans.
3. HDR’s Preliminary Suggestions regarding the West St. Extension are in Conflict with both the Saunders North Small Area Plan and the Downtown Western Gateway Plans of 2004. HDR has put forth a preliminary idea proposing a 45 degree connection between West St through the PSNC site, connecting to our project centered on Old South Saunders Street. This is only a preliminary recommendation, but it is in conflict with the approved plans above. These vetted and approved plans are some of the most current, well thought out, and widely supported plans in the city.
4. Vetting the HDR Plan will take many months: The planning department previously suggested that we delay our petition until the HDR plan is complete. Discussions with Planning Department Officials and the HDR project manager revealed that completion of the plan, the subsequently required transportation studies, and the final approvals would likely take more then 6 months. Therefore they have agreed to try and provide adequate information for the City Council to make a decision at the December 2nd meeting.

Attached Documents
1. Citizens Petition Requesting the enactment of recommendations from the Saunders Street North Area Plan.
2. Citizens Brief regarding West Street extension plans
3. Variance request, asking for setbacks to be set to match those recommended by the

Saunders Street North Area Plan
We acquired these properties and developed this plan in close cooperation with the Boylan Heights Neighborhood Association and other community groups. Since HDR’s suggestion has not been approved or made public by the planning department Mr. Silver requested that we not publically share this information at this time. We have had the benefit of studying this area for thoroughly for years, and as such have attached an informational brief which attempts to simplify the issues involved.

Thank you for taking the time to consider our petition. We would greatly appreciate your support on the 2nd. Please call or email me if you have any questions or concerns.

Sincerely,
Richard Johnson
271-1021

MTC Call for Ideas Response

Multi-modal Transit Center

Call for Ideas Response
In mid 2008 HDR, a large consultant company who has been hired by the City of Raleigh to create a plan for the new Multimodal Transit Center (MTC), sent out a call for ideas. Our group responded with an eight page brief which requested that the following items should be considered:

1. Rework the PSNC site by imposing a streetscape plan that would cause mixed used buildings to be built close to the street, providing a good walking environment and shielding any industrial uses from public view.
2. Limit egress and views of the Railroad tracks
3. Create a pedestrian bridge over the tracks connecting the MTC to the Rosengarten Greenway
4. Create a “shared-space” urban walkway along Dupont
5. Re-envision the Rosengarten Greenway as a Pedestrian Green Street
6. Create a pedestrian bridge connecting Dorothea Dix to the Rosengarten Greenway

See the full MTC proposal by clicking here

PSNC Sale
Since the brief was filed, the PSNC site has come up for sale. We had assumed this would never happen due to the existing gas infrastructure on the land. Instead, PSNC is selling 4.7 acres of the 5.5 acre site, keeping the gas lines in place. This opens up a number of opportunities that didn’t exist prior to our first response. We submitted a revised concept with the sale in mind and it can be viewed by clicking here.

Evolution of Development Plans
Our plans for the developments we have under our control have evolved through several design iterations and in response to changes in the marketplace. See http://www.rosengartenpark.com/ for the most recent information.

The Initial Concept

Early in 2008 we came up with the Green City concept and put together a presentation. Our plans have evolved somewhat since then, but the presentation can still serve as a primer on the initiatives we are working on. Click below to view a PDF of the presentation.

Initial Green City Presentation

New Green City Blog

Hi everybody:

New Blog:
We’ve got enough going on now that I thought it would be helpful to create blog to post updates to and give us a clearing house of ideas and comments. This blog is private, only our members should be able to post or read comments. We area also creating a distribution list for items that we would like to send to the public regarding our activites.

Notes on the Rosengarten Design Standards

Rosengarten Park Design Standards Goals


Key Concepts
One of the key concepts behind the project is to reconstruct the neighborhood fabric by defining the built environment through a series of architectural design codes. These standards will apply to all the houses built in the neighborhood and all future renovations and additions. They are similar to those used in other subdivisions, except some of our goals are different. Specific goals include:

Historic and Modern Designated Areas
The vast majority of the lots are designated as Historic but a few are set aside for modern houses. This designed to build on the historic charm of the nearby Historic Boylan Heights, but also acknowledge that this is a new neighborhood being built in the 21st century. Good design is crucial whether historically oriented or modern.

Historic Standards:
The inherent charm of historic buildings is the result of a synergy of important details which have evolved over years of and years of regionally specific innovations. Most of us look at a historic building and while recognizing its charm, fail to recognize the individual components that create the charm. From the overall proportions of the building, to the detailing of the eaves, every detail no matter how simple adds to the effect of the whole. We are fortunate to have the input of a number of local architects who are helping us craft standards that will ensure the necessary details are there, while also providing enough flexibility for creativity.

Modern Standards:
The opportunities provided by modern design and modern materials make designing standards for this architecture more challenging. The standards for these homes will focus on ensuring the scale and materials for these homes is in keeping with the surrounding homes. Each design will be reviewed by the architectural design committee to ensure the designs complement the neighborhood. This section is still in development.

Architectural Design Committee:
An architectural review committee consisting of at least 3 owners in the neighborhood will be established. The committee will interpret the standards and make approvals for designs.

Adaptive Reuse:
The standards and committees are designed to allow for changes in the future, changes that will be controlled by the citizens in the neighborhood. Our goal is to create an urban neighborhood that pays respect to the past, but provides for the future. We hope the unique character of the area will evolve in interesting ways that we cannot foresee at this time. Perhaps one of two of the homes will become live/work home offices. Perhaps the neighborhood will gain a small coffee shop. We have tried to provide for managed flexibility by putting control in the neighborhood’s hands.


Please Give us Your Input
Click here to see Rosengarten Park Design Standards and let us know if you have any comments. or suggestions.

Raleigh Connnoiseur Blog Gives the Hinsdale Project a Thumbs Up!

There is a terrific post up on the Raleigh Connoiseur Blog which describes our Hinsdale Project in detail. Thanks Raleigh Connoiseur!

Check it out here:
Hinsdale Row Nestles Into The Neighborhood

I was happy to read, that the general opinion of the bloggers who commented also very much favor this project. It's great to get this feedback.

We are working intimately with the neighbors and paying close attention to the architectual and historical significance of this neighborhood. Hinsdale Row will bring a new vibrance to an under utilized area.

We're proud that our urban infill projects, are by nature, more environmentally friendly than larger, surburban sprawl projects. High density housing, utlilizing existing roads, power, and water lines and refraining from any clear cutting are just few ways in which urban infill qualifies as green.

We also plan on deconstructing the existing buildings and donating the materials to Habitat for Humanity.

If anyone has any questions on other ways in which CitySpace will integrate green concepts, please let us know!

Metropolitan Living, History & Shades of Green Come Together at Hinsdale Row

Hinsdale Row will create a vibrant community of residences and retail, embodying Metropolitan Living. An elegant destination, Hinsdale Row, to be situated in Glenwood South, an established family neighborhood of distinctive, historic homes, will offer residents a place to come home to.

Sustainable Living

Hinsdale Row’s ideal inside the beltline location, will afford residents the luxuries of easy access to downtown cultural centers and a top school district in North Carolina. Walking to work or taking public transportion is a green option. Tree lined sidewalks and a community promenade will allow residents to engage in the synergistic neighborhood while also enjoying the private courtyards and roof top terraces with a view of the city.

Hinsdale Row will integrate additional sustainable living features including the "The Ten Shades of Green" principles, green roofs and top end energy efficient appliances. The existing buildings will be deconstructed with all materials being donated to Habitat for Humanity.

Queen Anne, historically adorned buildings will house twenty eight unique luxury townhomes ranging from 2200 square feet to a spacious 3700 square feet, complete with private garages, elevators, & appointed with refined details.

Hinsdale Row will Reflect Living the Best of Yesterday, Today & Tomorrow

Contact: Amy Goodale, Marketing PartnerCitySpace Investment Group (CSIG) 919-271-1021