DRAFT
Spring Hill Precinct Master Plan
Centennial Campus
North Carolina State University
Raleigh, NC
Submitted to:
City of Raleigh
In compliance with requirements for
Master Plan Application, Planned Development Overlay District
November 5, 2004
TABLE OF CONTENTS
I.
Page
Introduction ................................................................................................................................ 1
A.
Project Background
B.
Campus Philosophy and General Strategies
II.
Master Plan Overview ................................................................................................................ 3
A.
Proposed Land Use
B.
Transportation
C.
Open Space and Environment
D.
Amendments for Approval of the Master Plan
Figure 1 – Site Location
Figure 2 – Land Use / Development Plan
Figure 3 – Landscape, Pedestrian, and Open Space Plan
Figure 4 – Composite Utility Plan
III.
Utilities ..................................................................................................................................... 12
A.
Water Supply
B.
Sanitary Sewer
IV.
Sedimentation and Erosion Control Concepts .......................................................................... 12
A.
Plan Principles
V.
Stormwater Management Plan ................................................................................................. 13
VI.
Open Space .............................................................................................................................. 13
A.
Campus Open Space Network
B.
Conservation Area
C.
Transitional Yards / Setbacks
VII.
Landscape Concept Plan .......................................................................................................... 15
A.
Urban and Natural Areas
B.
Streetscapes
C.
Naturalized Open Space
D.
Perimeter Parking and Buffers
Glossary of Terms ................................................................................................................................. 17
APPENDIX
Traffic Impact Analysis by Kimley-Horn and Associates, Inc.,dated February 2, 2004
I.
INTRODUCTION
A.
Project Background
In August 1988, the Raleigh City Council approved the rezoning of 846 acres of Centennial Campus property for
Thoroughfare Conditional Use District. The approved zoning divided the campus into four phases and specified that a
Master Plan should be prepared for each phase as the project progresses. The Phase Master Plan would be evaluated for
compliance with the original zoning conditions and approved through administrative procedures.
The Phase I Centennial Campus Master Plan was reviewed and approved accordingly in 1989. Since that time the
University has concentrated its building program within the Phase I area and administered its implementation under those
conditions.
Then, in 1996, new initiatives prompted the University to request administrative approval of a master plan for Phases 2-4,
completing the approval process for the master plans for Centennial Campus.
Most recently, the University was allocated a portion of the Dorothea Dix Property, east of and adjacent to Centennial
Parkway to become an extension of Centennial Campus.
This 130.8 acre Tract of land, called the Spring Hill Precinct, will provide the University with new opportunities for growth.
The information provided in this Master Plan documents and exhibits, establishes new zoning for the Spring Hill Precinct
and continues the mixed-use development found on Centennial Campus.
The documents composing the Spring Hill Master Plan are as follows:
1. The Master Plan descriptive narrative contained in the body of the attached text and addressing the following
topics: Master Plan Overview, Traffic Impact Analysis, Utilities, Sedimentation and Erosion Control, Storm Water
Management, and Open Space.
2. Concept Plans, including:
A. Land Use/Development Plan
B. Landscape, Pedestrian and Open Space Plan
C. Composite Utility Plan
The Spring Hill Master Plan is intended to satisfy the City of Raleigh's requirements for zoning compliance review and
approval for the Master Plan Application, Planned Development Overlay District.
B.
Campus Philosophy and General Strategies
Campus Philosophy
As an extension of the University's Centennial Campus, Spring Hill Precinct will be a research and advanced technology
community where university, industry and government partners interact in multi-disciplinary programs directed toward the
solution of contemporary problems. In this "knowledge enterprise zone", clusters of activity challenge traditional, artificial
barriers to creation, integration, and application of advances in knowledge. The “drivers” of Centennial Campus are:





promotion of interactive, multi-disciplinary research, education, and training;
increased efficiency of technology transfer and innovation;
providing a critical mass of organizations interested in upgrading infrastructure;
recruitment and retention of top faculty and graduate students; and
aligned with the nature of competition and sources of competitive advantage.
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The unique master plan for this environmentally sensitive, mixed-use academic village responds to the professional,
educational, residential, and recreational needs of the University's faculty, staff and student body, as well as those of
corporate and government affiliates whose presence on Centennial Campus add to its vigor and effectiveness.
The addition of the Spring Hill Precinct to Centennial Campus will provide new opportunities of excellence for the next
century in the performance of the University's historical mission of teaching, research and service to the people of North
Carolina.
General Development Strategies

To plan the campus through the approach of mixed-use clusters/academic neighborhoods based on an approximate
2-minute walking radius, and to structure and focus activity with a compact arrangement of buildings and open
landscaped courtyards.

To minimize the impact of vehicular traffic and parking through the use of parking decks and surface lots along
Centennial Parkway perimeter and traffic-calming strategies (i.e. narrower streets, on-street parking, roundabouts).

To base the planning of the various networks of the campus on the natural characteristics of the site.

To establish character areas by matching prominent site features or well-defined land units with particular
mixtures of building scale and type, with users and their activities.

To build a sustainable community to the greatest extent possible within the guidelines and resources of NC State.

To emphasize accessible linkages and connectivity across the campus by giving special attention to the
relationships between pedestrian, bicycle, vehicular networks and their nodal intersections.

To visually relate Spring Hill to Centennial Campus across Centennial Parkway.

To relate the campus to the larger community through access, transportation, amenities, recreation, retail and other
uses.
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II.
MASTER PLAN OVERVIEW
A.
Proposed Land Use
Spring Hill Precinct will continue mixed-use development at NC State University’s Centennial Campus. It is generally
understood that the purpose of this approach is to provide a strong sense of community and greater livability on the campus.
This Master Plan proposes to strike a balance in the mix of academic, corporate, and residential square footage. Similar to
the balance of Centennial Campus, the Spring Hill Precinct phases will permit the percentages of total building floor area
within each phase and for each use to vary five percentage points each direction to reflect changing University mission,
individual building program needs, and difficult site conditions. The permitted uses are:
1. Academic Uses - University-owned and operated facilities used for the purpose of teaching, research,
experimentation and accessory uses.
2. Corporate Uses - Research and development facilities, offices, incubator facilities.
3. Commercial Uses - Retail facilities intended primarily to provide retail services and goods to University campus
occupants, accommodations, and executive classroom facilities.
4. Residential Uses - Residential facilities, both academic and private.
5. Special Uses - Places of assembly for students and general public, required public safety facilities, and public
services. Such special uses are primarily intended to serve University Campus occupants.
Table 1 below provides a summary of pertinent statistics relative to land use on the Spring Hill Precinct.
Table 1
Spring Hill Precinct
Open Space / Development Plan Summary
Centennial Campus - North Carolina State University
Mixed-Use Cluster (Gross AC)
Streets/Infrastructure (AC)
Open Space (AC)
Net Developable Area (AC)
Total Floor Area (SF)
Phase 1
40.4
4.6
16.2
19.6
604,010
Phase 2
24.1
4.6
15.7
16.6
464,970
Phase 3
34.2
4.8
3.1
26.3
581,020
Phase 4
32.1
2.4
12.7
17.0
150,000
Totals
130.8
17.0
35.8
78.0
1,800,000
Phase I and 2 (north of Blair Drive) comprise Lot 1 and Phase 3 and 4 (south of Blair Drive) comprise Lot 2.
Note: For each phase, maximum density will not exceed 40 DUA.or 577 DU
Retail shall not exceed 10% of the total building area, equating to no more than 180,000sf
Academic shall not exceed 612,000 SF
Research and Development and other shall not exceed 612,000 SF
B.
Transportation
The transportation network for the Spring Hill Precinct has been developed to integrate the area with other parts of the
campus and community while remaining compatible with its neighbors – NC Department of Agriculture, NC Department of
Health and Human Services, and the Kirby-Bilyeu neighborhood. The transportation goals for this portion of campus
include:
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1. Utilize existing and planned vehicular entrances on Centennial Parkway and an internal road network that
distributes traffic within the Precinct and to the external access points.
2. Provide opportunities for future street extensions to serve other adjacent properties, while avoiding impacting the
Kirby-Bilyeu neighborhood with additional traffic.
3. Provide opportunities for use of alternatives to the automobile including Wolfline transit, pedestrian sidewalk and
trail system, bicycle-friendly streets and All Campus Path, and ultimately an extension of fixed guideway transit
(people mover). The people-mover is not a required element of this plan.
The analysis of traffic generated by the Spring Hill Development Plan and provisions proposed for accommodating this
traffic are detailed in section 9.0 of the Traffic Impact Analysis.
Note: Reimbursement for any required right-of-way dedication shall be reimbursed at the current O&I-1 value, if
reimbursement is requested.
C.
Open Space and Environment
The goals identified in the University's Centennial Campus Open Space and Recreation Master Plan remain the basis of the
campus' approach to open space, completed in 1989. This approach will also guide the open space concept for the Spring
Hill Precinct.
1. Provide sound stewardship of natural systems on the campus by effectively protecting fragile ecosystems and
managing the impacts of construction.
2. Provide a network of open spaces that establish connectivity on existing and proposed sidewalks and trails to
various parts of the campus, nearby neighborhoods, and streets for pedestrian walkways, multi-purpose trails,
greenways, and wildlife corridors.
3. Provide space for recreation programs and facilities for the University community (and where appropriate for the
public) that makes use of campus property for the University's cultural athletic and intramural programs and for
general student, faculty, and staff use.
4. Extend University's research programs into areas of the property, which afford appropriate opportunities for field
study and research.
D.
Amendments to the Master Plan
City Administration has the authority to approve revisions up to 10% of the square footage allocation within each phase and
for each use. For revisions in excess of 10%, the Planning Commission or City Council shall be the approving authority.
City Administration shall also have the authority to amend access locations and changes to the circulation design, and height
of individual buildings up to 10%.
Conditions that are to be met for any tract with frontage on Centennial Parkway:
Vehicular Access: No vehicular access shall be allowed onto Centennial Parkway other than the designated street
connections of Main Campus Drive North Connection, Achievement Drive, and Blair Drive Connector. The resolution of
the location of the Main Campus Drive North connection will be resolved through future development planning with
adjacent property owners.
The Spring Hill Hill Traffic Impact Analysis was calculated without assigning traffic to Bilyeu St. (see page 13 of the
Traffic Impact Analysis for Spring Hill Precinct dated November 2003). NC State will terminate the existing Barbour
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Drive at the Bilyeu intersection within the Spring Hill Precinct when construction in any Spring Hill parcel begins.
Minimum Protective Yard: A 50’ minimum protective yard on the east side of Centennial Parkway will be conserved and
enhanced with tree plantings accompanying development as required by code (6”of caliper/50 linear feet of road frontage).
Plantings disturbed by grading will be replaced to meet the stated requirement.
Conditions to be met prior to approval of individual buildings:
Zoning District: This site is currently located in the Thoroughfare Conditional Use District and the Office and Institution-1
District. Proposed zoning is the Planned Development Use Overlay District.
This site is in a conditional use zoning district (Ord. No. (1988) 231 ZC 236). The proposed preliminary master plan
conforms to zoning conditions listed in the document Zoning Conditions dated 7/29/88.
Phasing: Project phasing is indicated on the Master plan with development generally intended progress sequentially north to
south, from Phase 1 through Phase 4. However, a strict adherence to sequential development by phase is not required should
the University identify reason to alter the phasing sequence and develop more than one phase area simultaneously. It is a
condition of the plan that appropriate infrastructure (transportation improvements, stormwater management, etc.) consistent
with this Master Plan be implemented in order to adequately support the needs of new development.
Section 10-2957 will govern retail development, limited to 10%.
Building Height: Buildings shall not exceed an average (4) four stories in height not to exceed 75 feet. Parcel SH-2 (see
Land Use/Development Map) maximum building height is 50 feet. Parcel SH-2 building height is limited to two feet height
for each one foot distance from the 100’ building-parking setback to Kirby-Bilyeu residential properties. The 2:1 height
limitation does not apply if adjacent residential property changes to land uses other than single-family residential.
Landscape Buffer: A 50-foot street protective yard shall be maintained in SH-2 along the property line adjoining the KirbyBilyeu neighborhood (lots 2, 4, 5, 6, 7 identified on the Land Use Plan/Development Plan) to provide visual screening to NC
State development and without damage to the large oaks of Kendall Circle. This street protective yard planting will provide
10 shade trees, seven of which shall be deciduous and 3 of which shall be evergreen; 6 understory trees; 32 shrubs per 100
LF as described in Section 10-2058 (e) (2) in the Raleigh City Code. Planting shall be installed at the commencement of
construction activity in SH-I and/or SH-2 adjacent to properties that back up to Barbour Drive (lots 2, 4, 5, 6, 7 identified on
the Land Use Plan/Development Plan).
In addition to the 50-foot street protective yard landscaped buffer, NC State will commit to an additional 50-foot “no-build”
zone for a total of 100 feet with no structures, outlying mechanical/electrical equipment, or parking lots within 100 feet of
property lines of the Kirby-Bilyeu neighborhood. The only disturbance within this 100-foot landscape buffer will be for the
removal, reduction in width, and/or rerouting of a portion of Barbour Drive, potential installation of bicycle and/or
pedestrian paths, and utility crossings that may be required. When adjacent residential property (lots 2, 4, 5, 6, 7) changes to
land uses other than single-family residential then the 100-foot buffer zone reverts to developable area meeting conditions of
SH-2 parcel without changes in the total development statistics, and the 50-foot street protective yard reverts to a 30’
Transitional Protective Yard.
Between the Kendall Circle Open Space and the adjacent Kirby-Bilyeu residential properties, the existing landscape buffer
will be maintained.
Unity/Development Intensity: Structures on Spring Hill Precinct will comply with NC State’s Physical Master Plan and
internal design guidelines established by NC State. NC State will consider applying the 27 “Key Elements” of the Urban
Design Guidelines adopted on 4-16-02 with the following exceptions: 2.4.2 and 3.1.1. Development within mixed-use
clusters shall not exceed the total building areas indicated in Table 1.
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Parking: Off-street parking for each building to be constructe
-2081. On-street
parking shall be permitted on all internal university streets and Barbour Drive. On-street parking on university (private)
streets shall be used to fulfill parking requirements of the Ordinance. Any on-street parking on public streets shall be
reviewed and approved by the City, however, in no case shall on-street parking along public streets be credited to meet
parking requirements.
Building Setbacks: Minimum building setbacks from public streets shall be as follows:
Centennial Boulevard
50 feet
Blair Drive
20 feet
Internal Building-Parking Setbacks:
Spring Hill House
Kirby-Bilyeu
-
Neuse River Buffer
-
100 feet (buildings only)
100 feet (plus building height limited to two feet height for every one foot
measured from the 100 foot setback; this 2:1 height limitation does not apply
and the setback is reduced to the depth of required transitional protective yard if
adjacent residential property changes to land uses other than single-family
residential)
50 feet (from both sides of top of bank)
Landscaping: All
-2082.6. Where parking areas abut
-2082.9 will be installed. Street yards
will be provided along all private streets, but these landscape treatments may vary in width and arrangement of materials in
accordance with the Landscape Concept Plan as included in the Phase II-IV Master Plan Zoning Compliance Documents.
-2082.5 will be installed along all public streets in the Office and Institution-1
District, and along all non-thoroughfare streets in the Thoroughfare Conditional Use District. In the Thoroughfare
Conditional Use District, thoroughfare yards along public rights-of-2045.
Open Space: A minimum of 35.8 acres of open space is shown in this development. This represents 27% of the site as
opposed to the zoning requirement of 15%. This open space includes conservation areas and informal recreation areas, and
a portion of the internal campus pedestrian pathways system. This figure does not include campus greens or courtyards, and
other internal pedestrian system, which are contained within the mixed-use clusters. The plan provides for the option of
future connections to the greenway by others along Western Boulevard.
The portion of the existing parking lot (located in the Phase 1 area of the master plan) illustrated on the Land Use
Development Map is to be converted to permanent open space. This open space must be provided prior to the build-out of
Phase 1. The intended uses include general recreation area and assembly area of outdoor events.
Urban Form: This site is located in the Southwest Planning District, and is located within a Regional Center.
Subdivision Standards
Public Utilities: Public sanitary sewer outfall is provided by the existing Walnut Creek Interceptor west of Centennial
Parkway along Walnut Creek to Interstate 40. All other proposed sanitary sewer facilities within the Precinct area will be
private and maintained by the University.
Three permanent and one temporary master water meters with associated backflow prevention devices will be located on the
periphery of the Precinct. All water lines within the Spring Hill Precinct area will be private and maintained by the
University. Public water has been installed in Centennial Parkway.
Refuse Disposal: All refuse disposal on Spring Hill Precinct will be collected by the University.
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Vehicular Circulation: The primary street system within the campus is to be private and maintained by the University and
is adequate to accommodate the proposed development. Centennial Parkway is constructed to City standards. Blair Drive
(future Hunt Drive) will be a public street; all other internal streets will be private.
Transit: The Wolfline transit system will serve Spring Hill Precinct with bus service as the area develops. TTA operates an
inter-city bus service to Research Triangle Park along Western Boulevard every 30 minutes during morning and afternoon
peak periods. Capital Area Transit buses provide service along Western Boulevard on 30-minute headways during peak
hours and 60-minute headways during off-peak periods. A proposed people-mover system between the Main Campus and
Centennial Campus is planned to have an extension serving Spring Hill Precinct en route from Centennial Campus to
downtown Raleigh. The people-mover is not a required element of this plan. The traffic impact analysis projects a mode
split of approximately 10% of residential trips captured by transit.
Pedestrian: In keeping with the planned pedestrian-scale environment of the campus, sidewalks and walking trails will be
incorporated into the design of facilities and roadways. The intent of the system will be to link all buildings and activity
spaces by paved walkways. The implementation of these walkways may be undertaken incrementally either in association
with the construction of each building or via a larger infrastructure improvement program. When pedestrian paths are not to
be constructed in conjunction with buildings, these corridors will be reserved and graded to allow the future installation of
the paths. As build-out is completed for various phases, sidewalk/multi-purpose trail, and the All Campus Path connections
will be completed for that respective phase. The minimum width of walkways shall be 5 ft.
Flood Hazard/Storm Water Management: Master planning for the Spring Hill Precinct area includes (1.) restricting peak
runoff flow rates generated by the 10-year storm to pre-development levels, (2.) ensuring that post-development stream flow
velocities for the 10-year storm are non-erosive, and (3.) implementing BMP’s (Best Management Practices) to control
water quality. BMP types proposed for the Precinct include: bio-retention and raingarden areas, open channel practices,
constructed wetland areas, wet detention ponds, and vegetation filter strips or buffer zones adjacent to watercourses. A goal
of the design of campus Best Management Practices is to integrate stormwater management into the landscape in an
attractive, safe manner and to provide access for educational opportunities. Note that N.C. State University has received
“MS4” (Municipal Separate Storm Sewer System) authority for water quality purpose permitting on all University property.
The Spring Hill Precinct Master Plan includes a Sedimentation and Erosion Control Concept Plan that conforms to all
applicable City and North Carolina codes.
Natural Systems: New artificial wetland areas may be created as a stormwater management tool. No impacts are created
by this plan on the Neuse River Buffer area within the project boundary.
Other Regulations: Developer shall meet all City requirements, including underground utility service (10-3059), flood
protection measures (Part 10, Chapter 4), and the soil erosion ordinance (Part 10, Chapter 5), unless specifically varied by
this approval.
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9
10
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III.
UTILITIES
This section is intended to address water supply and sanitary sewer utility service for the Spring Hill Precinct. The Precinct
will be served by a private water distribution system with master meters (and associated backflow prevention devices)
located in three permanent and one temporary location. Private water mains will be located on Precinct property, outside of
any public easements or rights-of-way, which may exist.
Likewise, the sanitary sewer collection system for the Precinct will be private except for those public lines currently in
place. A major City of Raleigh transmission facility, the Walnut Creek Interceptor, traverses across Centennial Campus and
serves as primary collector for sewage.
A.
Water Supply:
1. The University will install all required water mains and facilities necessary for development within Precinct
property. Public easements will be provided for new public facilities where no previous easement exists. The City
will own and maintain public water supply facilities. The University will own and maintain private water supply
facilities.
B.
Sanitary Sewer:
1. The City of Raleigh will be responsible for any future improvements to the Walnut Creek Interceptor with no
funding obligation placed on the University.
2. The University will install all required sanitary sewer mains and facilities necessary for development within
Precinct property except as noted in Item III A. 1.) above. Public easements will be provided for new public
facilities where no previous easement exists. The City will own and maintain public sanitary sewer facilities. The
University will own and maintain private sanitary sewer facilities.
IV.
SEDIMENTATION AND EROSION CONTROL CONCEPTS
The following concepts for sediment and erosion control in the "Spring Hill Precinct Master Plan" are presented with the
goal of minimizing degradation of existing environment during the development process. The standards provided are
intended to augment existing City and State sediment and erosion control standards. The concepts presented herein are
essentially the same as those presented in the "Phase I Master Plan" submitted to the City of Raleigh in August 1989.
A.
Plan Principles
It is believed that effective sediment and erosion control can be achieved by adhering to certain plan principles during the
development process. These principles are:
1. Site plans must be developed with respect to the intrinsic characteristics of the land such as topography, soils,
drainage patterns and vegetation. Where development is necessary on steep slopes, benching, terracing, and
construction of diversion structures must be used to minimize runoff damage not only during construction, but also
after construction is complete. Fill slopes on the low sides of building pads will not be steeper than 2 (horizontal):
1 (vertical). In similar fashion, cut slopes will not be steeper than 2:1. Terraced retaining walls or other similar
design solutions approved by the Owner will be employed if site conditions do not allow such slopes. Cut and fill
slopes must not exceed thirty feet without terracing.
2. Re-vegetate graded areas as quickly as possible. Construction phasing must be such that only minimal amounts of
land are disturbed and disturbance is to be initiated at the last possible moment in areas of active construction only.
As is standard procedure, control measures such as sediment traps and diversions are to be installed prior to
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grading operations.
3. Divert off-site runoff in development areas to minimize damage to newly disturbed land. Perimeter control
measures such as diversions are to be installed to channel off-site runoff away from newly disturbed areas and
steep slopes.
4. Disturbed areas not scheduled for improvement or where improvement is delayed must be stabilized with
permanent vegetative cover upon completion of grading operations.
Review, approval and inspections are to be the responsibility of the North Carolina Department of Environment, Health and
Natural Resources, Division of Land Resources, Land Quality Section and University agencies. Any requirement made by
the University, which exceeds standard State specifications, will be monitored by University agencies to determine
compliance.
V.
STORMWATER MANAGEMENT PLAN
The Stormwater Management Concept Plan presented in this section derives basis from the September 18, 1987 Campus
wide Environmental Impact Statement. This Stormwater Management Plan was designed to meet three objectives: peak
flow control, velocity control, and water quality management.
The first objective addresses the mitigation of increased stormwater runoff quantities and peak runoff flow rates generated
by the 10-year storm event as a result of Precinct development. Development decreases the time required for stormwater
runoff to reach major drainage ways and increases the percentage of rainfall that directly runs off of the land by the
introduction of impervious surfaces. These effects amplify flooding. The objective of peak flow control is to limit the peak
discharge rates for the 10-year storm event to that of predevelopment conditions. The increased quantity of runoff is
allowed to drain from affected areas but does so without exceeding an established flow rate for the area.
The second objective addresses stream flow velocity control. Increased stormwater runoff results in higher stream flow
velocities, which leads to accelerated channel erosion. The objective of velocity control is to limit stream flow velocities for
the 10-year storm event to a level that does not promote excessive stream bank erosion.
The final objective addresses the control of water quality. Land in a natural vegetated state has great capacity to filter runoff
of pollutants. Development decreases this capacity by altering the naturally vegetated state and by directly introducing
pollutants to the affected area. The objective of water quality control is to implement Best Management Practices (BMP’s).
BMP’s are measures and practices generally recognized by the environmental design community as being effective in
reducing the pollutant loading of stormwater runoff. Under the University MS4 permit authority, BMP’s will be
implemented in accordance with design and performance standards as described in the North Carolina “Stormwater Best
Management Practices” manual published by the NC Department of Environment and Natural Resources and the “North
Carolina State Stormwater Guidelines” latest editions.
VI. OPEN SPACE
A complete assessment of existing natural resources, scenic features, and historic sites has been conducted for the Spring
Hill plan. To the extent possible, the plan protects these features as part of the master plan. Some of the key elements
include protection of significant tree groves remaining from the former Kendall Circle area, protection of the historic Spring
Hill house remaining on the property, protection of the existing mature street trees on Barbour Drive, conversion of an
existing parking area to permanent open space providing attractive vistas to the downtown skyline, and the preservation of
an environmental area on the southern portion of the property.
The Kendall Circle Open Space (8.65 AC) will have no disturbance, grading or storage of material.
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The types of open space and their extent are depicted diagrammatically on the Land Use/Development Plan. These open
spaces will be incorporated into the Centennial Campus Open Space and Recreation Master Plan. This plan is the operative
document and indicates the Universities intention for use and/conservation of campus open space in detail. In the context of
the zoning application, open space in defined as permanent open space preservation areas not included within the
boundaries of the mixed use clusters and not including campus or public streets.
There are three types of open space- campus open space network, conservation area, and protective yards/buffers. Streets
and utilities such as water lines, power lines, etc. may cross open spaces. Open spaces may typically be improved for
pathways and recreational use.
A.
Campus Open Space Network
The existing parking lot (located in the Phase 1 area of the master plan) is to be converted to permanent open space. This
area is designated as Campus Open Space Network and is included in the overall open space tabulation. Although it is
intended that additional open spaces including courtyards and walkways will be within the mixed-use clusters as part of the
Campus Open Space Network, these areas are not included on the Open Space Plan or tabulation since they have not yet
been defined.
B.
Conservation Area
The small stream that runs along the southern edge of the property is protected by a Neuse river buffer and will be left
undisturbed. It is intended that this area remain in its present, natural condition. Possible exceptions include improvement
required for utilities, or a future road crossing by the City of Raleigh. Any construction or improvements within this zone
will be subject to all pertinent state or federal requirements regulating activity within these areas. A portion of the former
Kendall Circle, east of SH-2, an area containing a grove of mature hardwood trees, will be preserved as permanent open
space. This area will not be graded, have vegetation removed, or be a storage area during construction, or otherwise be
disturbed except to provide any improvements or links for pedestrian or bicycle usage.
C.
Landscape Buffer
A dimension of 50 feet is established as a protective yard according to Section 10- 2058 (e) 2. in the Raleigh City Code in
SH-I parcel adjacent to Kirby Bilyeu residential property lines (lots 2, 4, 5, 6, 7). This buffer may be reduced to a
Transitional Protective Yard according to Section 10-2082.9 in the Raleigh City Code when adjacent residential property
changes to land uses other than single-family residential.
In addition to the 50-foot street protective yard, NC State will commit to an additional 50-foot “no-build” zone. This will be
the 100-foot setback of buildings, parking and other structures from the property lines of Kirby-Bilyeu residential properties.
The 50-foot no-build zone reverts to developable area without change of development statistics when adjacent residential
property changes to land uses other than single-family residential.
D.
Spring Hill House and Grounds
The Spring Hill House is a registered historic building built about 1815 in the Georgian style. Approximately 2.5 acres of
grounds are included with the house. There will be no buildings within 100 feet of the Spring Hill House.
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VII.
LANDSCAPE CONCEPT PLAN
The landscape design for the Spring Hill Precinct is intended to accomplish the following general purposes:
1. Provide a comfortable and healthy pedestrian environment through the implementation of built or natural
landscapes of connected courtyards, streetscapes, and open space network.
2. Augment the natural landscape where appropriate to blend with the built environment and improve
connectivity to natural areas.
3. Create balanced streetscapes, which accommodate both vehicular and pedestrian traffic.
4. Provide landscape design to modify the impacts of large pavement areas, stormwater runoff, and to buffer
potentially incompatible uses.
A.
Urban and Natural Areas
An important spatial concept for landscape design on the campus envisions a connected string of urban and naturalized
landscapes that run north south along the natural ridgeline of the campus. These open spaces will be the organizing
structure of the campus plan.
B.
Streetscapes
Streetscapes will contribute very significantly to the difference in character in certain areas of the campus. The design and
planning of streetscapes will utilize hierarchical or sequential patterns to transition spaces. The intersection of Blair Drive at
Barbour provides access to other state agency properties and may become a symbolic gateway to this state land. From this
formal entrance sequence, the character of Blair Drive will transition to a more naturalized, pedestrian-friendly setting on
existing Barbour Drive. Turning onto Barbour drive will provide a tree-lined street with panoramic views of downtown
Raleigh, fronted by courtyards and open spaces.
Streetscape elements including planting, sidewalks, lighting, furnishings and graphics may vary depending on the intended
streetscape character. Signage on Spring Hill campus will conform to the NC State University Campus Signage Master Plan,
consistent with the balance of Centennial Campus.
C.
Naturalized Open Space
All open spaces which are impacted by construction and not otherwise planned as urban or programmed outdoor space shall
be restored through naturalized landscape design and planting programs. Varying methods may be used to implement
naturalized landscape designs including conservation methods incorporating bio-vegetative methods for erosion control,
wetland mitigation, etc.
Areas designated as Campus Open Space Network shall include pedestrian walks and may also include multi-purpose trails.
These areas will generally be natural unless otherwise used for outdoor recreation.
Care will be taken to avoid unnecessary clearing or tree removal in installing pathways and along building edges.
D.
Perimeter Parking and Buffers
It is intended that certain areas adjoining the perimeter campus boundary may be provided with zones for mass vehicular
parking. These are intended to encourage the pedestrian nature of internal portions of the campus.
Perimeter parking areas will include provisions for buffering and landscape to reduce visual and other impacts. Minimum
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sizes/extent of parking zones are established and separation zones between parking areas are provided. Shade trees should
be used in parking lot islands to reduce reflected heat and provide shaded areas. Lighting in parking areas shall be provided
to insure pedestrian safety. Landscape in perimeter parking zones and other parking zones on campus shall meet all
pertinent requirements established in the City of Raleigh Zoning Ordinance.
Plantings and earthen berms shall be used for buffering and screening where existing/natural vegetation is insufficient.
Landscape for all designated buffers shall meet or exceed the City of Raleigh Zoning Ordinance requirements.
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Glossary of Terms
Academic neighborhoods - a concept for the physical organization of the campus based on community components, such as
central open spaces and pathways; an extension of the Jeffersonian “academical village”.
Academic uses - University-owned and operated facilities used for the purpose of teaching, research, experimentation and
accessory uses.
All Campus Path – The campus’s major pedestrian path, reserve for people-powered movement that connects all parts of the
campus.
Commercial uses - Retail facilities intended primarily to provide retail services and goods to University campus occupants,
accommodations, and executive classroom facilities.
Corporate uses - Research and development facilities, offices, incubator facilities.
Design guidelines - North Carolina State University has produced and adopted a set of design guidelines to be used
internally for review of planning and architectural design for all building and site planning on Centennial Campus.
Master plan - In the context of the zoning application, the descriptive narrative addressing topics including master plan
overview (of land use, plan concept, etc.), open space, utilities, sedimentation and erosion control, stormwater management,
and traffic impact analysis; and concept plan exhibits including land use/development plan, and open space plan.
Mixed-use - the campus plan concept is for a range of uses including academic, corporate, commercial, residential, and open
space.
Mixed-use clusters - the concept that building-development areas of the campus are organized as clusters having a mix of
uses including varying arrangements of academic, commercial, corporate, and/or residential uses within a cluster.
Open space - In the context of the zoning application, open space in defined as permanent open space preservation areas not
included within the boundaries of the mixed use clusters and not including campus or public streets. These open spaces are
composed of three types- conservation area, campus open space network, and protective yards/buffers. Utilities such as
water lines, power lines, etc. may cross open spaces. Open spaces may typically be improved for pathways and recreational
use. Within the boundaries of mixed-use clusters there will also exist open spaces such as courtyard areas and pathways
however these open spaces are not included in the open space definition for zoning purposes.
Residential uses - Residential facilities, both academic and private.
Special uses - Places of assembly for students and general public, required public safety facilities, and public services. Such
special uses are primarily intended to serve University Campus occupants.
Utilities - In the context of the zoning application, utilities include water supply and wastewater systems.
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Appendix
Traffic Impact Analysis
(No changes)