I mean, if its not written into the contract, its not definitely the spec. Renders can be deceptive and even just marketing BS and nothing more. So yes, windows, exterior cladding, railings etc, but also structural build (steel, reinforced concrete or stick) has a big impact on things like sound transmission from outside and within the building and long term durability. Devon 616 and say Elan are substantially different and all of these items became cheap by Elan’s arrival.
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https://dtraleigh.com/2019/07/seaboard-station-plans-for-new-apartments-and-hotel/
@dtraleigh Did something change? Site plan I see shows two 7 story buildings over 2 levels of underground parking. 10,300 sf retail area at NE corner of residential building.
What details are you calling out? I think we’re looking at the same thing.
No ground floor retail (outside of the hotel restaurant) in this new development would be an enormous missed opportunity - Seaboard is literally supposed to be a shopping destination. 
That’s what I’m thinking but at the same time, the site plan doesn’t say it’s NOT retail space. However, I’m anticipating (betting really) the spaces are used for parking.
Maybe they are reconsidering significant retail because of the retail scene being created at Smoky Hollow? First out of the gate matters in these things, plus shoppers are typically drawn to shopping that’s anchored by something big like a grocery store.
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Would be a major shame. Replace surface parking lot with a ground floor parking deck. Boooooooo! Doesn’t matter how tall or mixed use the building is, if the pedestrian/street level experience remains unchanged, it’s a lateral move IMO. Especially since it’s kicking out a longstanding family owned business (Sunflower)
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DT should never allow future buildings to include ground floor parking. It should always be activated as people space.
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1000% agreed. “Tall buildings in downtown? APPALLING!!! Ground floor parking? Build 2!”
Am I missing something in the site review doc? There’s an entrance to parking on one side of the building. Everything else is just… building.
Or am I misunderstanding the conversation?
I definitely see a lot of sidewalk space on the north side. That could be a more interesting space. The shared amenity area may not be on the ground floor, so when I see that driveway along Seaboard Station Drive, I figure it’s for the majority of the first floor minus the hotel lobby. I’m open to other interpretations though.
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If I had to guess there’s probably a lobby, breakfast/bar/hangout area, and maybe a gym on the first floor of the hotel and the apartment which could take up a lot the space.
I’m not seeing any parking on the ground level. Looks like a ramp down to the below-grade parking levels.
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Taking another look at the side elevation sketches, the west side of the building has a retail entry line pointing to the southwest corner of the property. That might be some retail space that also compliments the lobby. Starbucks anyone???
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To me it looks like the ground floor at the corner of Peace and Seaboard (the lowest point on the site) will have a small “lower lobby” for the hotel at the corner, but mostly that level will be partly or entirely below grade, so will be used for parking.
The design seems to give it’s best treatment to Seaboard Avenue.
I wonder how much grade difference there is between Peace and Seaboard?
If it’s a full floor, then it makes sense that the first level is parking with the second level at grade on Seaboard. I guess that I’d like to see that section to envision what’s really going on here. I’d also like to see the elevations at Seaboard Station Drive and Halifax Street.
There’s not a driveway or vehicle access to the building from Seaboard Ave. Maybe that’s the majority of the confusion?
Nothing to new here but I did like this one quote.
Company officials say they have a multi-phase plan to grow the size of the shopping center from less than 100,000 square feet to 800,000 square feet.
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Wow! 800,000 ft2 is really, really significant. I was able to briefly read the story behind the pay wall and it says an additional 90,000 ft2 of retail. I suppose that’s on top of the 100,000 that’s already there?
If all of these large mixed use projects come to fruition, Raleigh’s going to quite the different place in 5 to 10 years.
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I’m a little confused after reading. Is that 800,000 of retail space or 800,000 including hotel, office, and apartments? Says increase size of shopping center from 100,000 to 800,000 but then later says adding 90,000 sq of new retail space> 800,000 of shopping would be around 2/3 size of Crabtree mall. !! So is there already 700,000 plus of retail there now?