Rosengarten Park

RP Residents Present Alternatives to Raleigh Union Station's Passenger Rail Task Force

2010-07-19T21:13:00.000-07:00

Raleigh Union Station - Community Brief Regarding West St. Extension

View more presentations from Richard Johnson.

The Raleigh City Council has asked the Passenger Rail Task force to make recommendations on a number of critical issues regarding the proposed Raleigh Union Station. One of these issues involves a controversial extension of West Street through a tunnel under the railroad tracks, and through the newly renovated homes on Saunders Street.

The justification for the potential demolition of our neighborhood comes in the form of a study generated by an out of state consulting company, which has labeled the option going through our neighborhood, the “preferred option”.

The residents of Rosengarten Park are working to convince city officials of the value in preserving this dynamic urban neighborhood as an important historical landmark and as a unique feature of Raleigh’s downtown core. We believe there are far better alternatives available that acheive the goals of the Union Station plan and city of Raleigh in general.

Specifically, we believe that the study is flawed for the following reasons:

The technical study set requirements that unnecessarily limited the design criteria for options other then the “preferred option”, falsely skewing the study in that direction.
The technical study excluded enormous costs that would be specifically associated with the ‘preferred option”, masking the fact that the actual cost would be far greater then the other options considered.
We also believe that the other options that are available offer a number of important advantages.

We consolidated most of our arguments into a presentation that has been forwarded to the task force members. Please take a look at our presenation and let us know what you think.

More History on Rosengarten Park

2010-03-28T05:45:00.000-07:00

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

2010-03-21T06:12:00.000-07:00

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

2010-03-16T19:18:00.000-07:00

Video Update

507 S. Saunders Finally Gets Started!

2010-03-09T19:28:00.000-08:00

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

2010-03-09T18:59:00.000-08:00

http://www.thehedgepethhouse.com/2009/12/rosengarten-park-gets-makeover.html

New Downtown Farmers Market Only 12 Minute Walk From Rosengarten Park

2010-03-05T04:33:00.000-08:00

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

2010-03-03T15:51:00.000-08:00

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!

2010-01-24T14:54:00.000-08:00

ROSENGARTEN ALLEY PHASE NOW PRESELLING!

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

2009-07-24T19:14:00.000-07:00

JULY 2009

David Pittman started work on 510 S. Saunders. Among the first to take the plunge, David successfully completed his renovation and is now residing in his new home.

Raleigh Rickshaw Serves Rosengarten Park

2009-05-31T20:34:00.000-07:00

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

2009-05-16T14:26:00.000-07:00

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

2009-05-15T06:16:00.000-07:00

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

2009-04-02T20:42:00.000-07:00

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

2009-04-01T19:04:00.000-07:00

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

2009-03-31T21:00:00.000-07:00

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.

Notes on the Rosengarten Design Standards

2008-11-15T10:44:00.000-08:00

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.