Probably a good idea. If anything, there should be a tapering of density from North Hills down to the SFR neighborhoods. Townhomes make a lot of sense.
You pretty much nailed it with your guess!
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Then youāll get NIMBYs from their adjoining neighbors in the North Hills neighborhood. That said, I can imagine a row of 3 story townhouses pulled toward the street with garage access on the rear. Frankly, thereās probably enough depth on those combined parcels to double load townhouses. Maybe 3 story townhouses on the street with 2 story townhouses at the rear for transition to adjoining SFHs?
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I have faith in Kane but Iām starting to wonder if he will actually be able to fill this much retail. This district of north hills is the higher traffic one but across six forks he has had some retail spots that have not been filled for 2 years now.
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@John It was my impression that the neighbors have already responded to future dev at North Hills by implementing the North Hills NCOD. All NIMBY energy has been used up but I guess I shouldnāt be surprised.
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Thereās just something about the original NH thatās much more pleasant and pedesytrian than NH-east.
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I do find it humorous that we are already planning the destruction of the single family homes across the street and also blaming them in advance for whatever they might possibly do to prevent itā¦
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For sure, I hope he is able to fill that but I just feel like we have to hit some sort of retail ceiling at some point.
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I think itās wise to figure out why people go to their in the first place. Are they going to shop, or are they going for an experience? How will all of these new āfeetā (residents and hotel guests) use their immediate environment? What do they want to see there? You can buy almost everything on Amazon, but you canāt meet friends for a casual dinner or drinks on Amazon. You canāt go to Amazon to exercise or socialize, or have your kids run around and play with other kids.
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If he can pull off all the new construction east of Six Forks, plus this new stuff on the JCP site, I think the next big obstetrical for North Hills will be bridging/tunneling Six Forks. I have crossed it on foot (early on a Saturday morning), but it would be very difficult at most times of the day. There will have to be a safer passage (or two) to connect East and West for this area to thrive.
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I used to work in NH above the AT&T store and would walk across Six Forks on occasion. My vision is a tunnel with retail kiosks like at the mall. It would connect to one of the parking deck floors on the west side and come out next to Cow Fish. Thatās how it is in my head anyway.
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That matches my vision too. A tunnel fits the topography way better, since the plaza between tower 1 and tower 2 at NHE is already sunk 12 feet below grade of Six Forks Road.
I fully expect that they will build a bridge, because bridges are easier to build, more visible (= every politicianās dream: a signature span!), and the fact that vague user preference surveys indicate that people like bridges more than tunnels. But nobody will use it. Why? You have to get to the bridge first, and if getting there means waiting for an elevator or climbing up three stories worth of stairs, then that more than negates any user preference for bridges over tunnels. When it comes to walking, convenience easily trumps aesthetics.
Crabtree is the ideal spot for a bridge. From the top level of the parking deck, to a hill on the other side of Glenwood. Win.
North Hills needs a tunnel.
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The bridge will work. You simply remove the ability for pedestrians to cross the road forcing them to use the bridge. And they could possibly create pedestrian bridges like they use in Las Vegas and incorporate outdoor escalators. I would love to see the plan first before I decide if I like it or not.
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Hereās a shot of Crabtree North, a proposal for the north of Hwy70 across from the mall, which includes a pedestrian bridge. It works good here with the road being a natural low spot between the higher elevation north side, and the mall parking garage on the other side.
Itās a little tougher to do a bridge at North Hills since itās so level there. I think TedFās idea with the escalators could help pull it off.
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A pedestrian bridge is most likely to tie into the 3rd or 4th level of the parking deck for Tower 1 or Tower 2 on the NHE side and would probably rely on the existing stairs and elevators there for vertical circulation.
Not sure what it would look like on the West side.
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Agreed a tunnel makes most sense. It has the perfect topography for it. But it needs to be done right. Clean, wide enough for pop up vendors underneath and good lighting. No one will use it if itās dark, dank, and smells like 10 day old urine.
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If they do get connected, Iād presume that it would be by whichever method is more cost effective. I presume that would be by bridge. Iād love to see buildings replace surface lots along Six Forks in the original NH (west), with one of them having a bridge integrated into it and connected to a similar building on the other side.
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Best case scenario for most likely to be used would be remove a retail space at the corner near ChikFilA, escalator down, wide tunnel, lots of lighting, art exhibits, moving walkways, pop out near Cowfish. ~450ā distance.
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If they do a bridge they might as well add a people mover. A park would be nice too
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The tunnel itself would only need to be long enough to cross under Six Forks. Something closer to 150 feet. The rest could be an open air pedestrian walkway.
It would make sense to do this when the North State Bank outparcel building gets redeveloped into a tower of some sort.
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