DOWNTOWN WINSTON-SALEM HIGH-RISE DEVELOPMENT OPPORTUNITY SITES

FORSYTH COUNTY Winston-Salem/Forsyth County & WINSTON-SALEM NORTH CAROLINA PLANNING & DEVELOPMENT SERVICES

Photo Courtesy of Visit Winston-Salem

DOWNTOWN WINSTON-SALEM HIGH-RISE DEVELOPMENT OPPORTUNITY SITES

Winston-Salem’s 2013 Downtown Plan, Legacy 2030, and other plans from the last 25 years have all stressed the importance of a robust downtown core to the growth of our community. A strong downtown core helps Winston-Salem compete with other communities on a national level to bring major corporations and residents to Forsyth County. A skyline of high-rise buildings helps create an identifiable visual character for our city and is a symbol of our com- munity’s past and present prosperity. Legacy 2030 recom- mends key sites for future high-rise buildings be identified so that these buildings may be located to have the best effect on our downtown.

Downtown high-rise buildings also promote a high con- centration of human interaction and efficient land use. Downtown Winston-Salem continues to have the largest concentration of high-density office developments in the large-scale development as demand warrants. Existing Piedmont Triad region, with an estimated 25,000 to 30,000 surface parking lots on the Core periphery may also be ap- people interacting daily in an area only 700 acres in size. propriate for major Class A office buildings.” Legacy 2030 That represents an average Downtown daytime density of echoes that recommendation with its proposal to designate 35 to 42 people per acre. 100 North Main Street, whose the best sites in Downtown for locating tall buildings. major tenant is Wells Fargo, is the tenth highest structure anywhere in North Carolina and the highest structure in the With the exception of the former Reynolds headquarters state outside of Charlotte and Raleigh. There are present- and the Nissen Building, Winston-Salem’s high-rises are ly six buildings in Downtown Winston-Salem that are 20 primarily comprised of office space. Newer high-rise stories or greater. developments, however, are becoming more mixed-use in nature or even residential. One City Center, currently un- Constructing additional skyline buildings as demand der construction in Durham, will be a 27-story tower with a dictates is critical for continued dense development Down- mix of offices, retail shops, apartments and condominiums. town. The 1998 New Century Downtown Plan recommend- Charlotte, Raleigh and Greensboro have high-rise buildings ed that “Specific large sites must be identified, especially in now that are residential in nature. Locally, the historic R. the Core, to prepare the way for future downtown develop- J. Reynolds Building is being completely renovated as a ment. Future sites for office development should be identi- boutique hotel, restaurant and apartments. fied and land-banked to be available for high-quality,

High-Rise Buildings in Downtown Winston-Salem Rank Name Height (ft.) Floors Year Built 1 100 North Main Street (Wells Fargo) 460 34 1995 2 Winston Tower 410 30 1966 3 Historic R. J. Reynolds Headquarters 394 22 1929 4 BB&T Financial Center 340 21 1987 5 GMAC Tower 331 21 1980 6 Nissen Building 283 20 1927 1 Numerous variables affect the feasibility of constructing building be composed of transparent glass; and that there new high-rise buildings. These variables include factors be one door per every 100 feet of building frontage on the related to building use such as the local market demand for street facing façade. Alternative methods of compliance the intended use, floor heights, and density of residential or are possible with approval by the Planning Board, however, hotel units. Land and construction costs per unit can further for unique situations. vary from site to site. Design factors such as building height and shape, architectural style, structural design, and The second overlay district is the Smith Reynolds Airport how efficient the building floor plan is in yielding rentable Overlay (AO) District. The AO District requires building space also play a large role in determining feasibility. Con- permit applicants to formally notify the Federal Aviation struction time, financing costs, and acceptable return rates Administration (FAA) (in accordance with Federal Regu- on investment are additional factors influencing viability. lations) of any proposed structure that would come close Changes to one or more of these variables can lower costs to or intrude above an established ceiling height, which is to make a project become viable. generally between 300 and 420 feet above ground depend- ing on the site’s location (see Appendix B for more detailed With the most recent locally-constructed high-rise building information). Some buildings are already above these erected over 20 years ago, it is very difficult to determine a heights. Given Downtown’s location at the southwestern reliable cost estimate per unit, or cost estimate per square edge of the 33.5 square mile AO District and the presence foot, at which point a new Downtown high-rise project of three structures already penetrating the height limits becomes workable. For example, the land value per square of the AO, it is unlikely that the FAA would oppose new foot for most of the suggested sites in this report varies Downtown structures above the height limits. Rather, the from $3.50 to $57.50 depending on location and zoning. FAA is tasked with helping developers consider building design changes (e.g. lighted markers) that will minimize the Zoning regulations influence where high-rise buildings effect of development on airport operations. can be and how they are designed. There is one primary underlying zoning district for most of downtown, and two Per the recommendations of Legacy and other downtown overlay zoning districts. The underlying zoning district is plans, planning staff identified fourteen sites in the Down- Central Business (CB). This district has no building height town core as potential sites for future high-rise buildings limitations and no minimum parking requirements. (see summary table on page 3 and overview map on page 4 for locations). This document includes a brief description of The first overlay district that affects many of the sites in the characteristics of each site along with an aerial site map this study is the Winston Overlay (WO) form-based zon- and a street level photograph. This study does not take into ing district. Its four primary requirements are to generally account the availability of these sites for acquisition. How- require buildings to be adjacent to the street with no set- ever, it is hoped that this document can serve as a guide for backs; to require parking be placed to the rear of buildings; the siting of future high-rise buildings Downtown. that fifty percent (50%) of the ground floor frontage of a

2 Winston Tower

Downtown Winston-Salem High-Rise Development Opportunity Sites Site Owner Acreage General Site Tax Tax Value Zoning # Dimensions Value Per Sq. Ft. (Ft.) ($) ($) 1 R. J. Reynolds, Inc. 2.29 500’ x 200’ $348,225 $3.49 CI-WO-AO 2 R. J. Reynolds, Inc. 2.55 500’ x 200’ $384,103 $3.46 CI-WO-AO 3 R. J. Reynolds, Inc. and 0.77 200’ x 100’ $186,591 $5.56 CI-WO-AO City of Winston-Salem 4 Noble Winston-Salem Associates 0.70 255’ x 120’ $507,045 $16.63 CB-WO-AO 5 Spruce Development, LLC 1.76 200’ x 390’ $1,175,718 $15.34 CB-WO-AO 6 A & B - Slate Winston-Salem Holdings 0.85 200’ x 185’ $743,084 $20.07 CB-WO-AO C - Integon Home Ofce 7 A - Forsyth Economic Ventures 1.13 260’ x 190’ $986,350 $20.04 CB-WO-AO B - Holly & Spruce Corp C - Weidl Properties III, LLC D - 420 Building, LLC 8 A, B, D - Winston-Salem Arts Council, Inc. 0.90 218’ x 178’ $679,369 $17.33 PB-WO-AO; PB-WO C - Bgg Properties, Inc. 9 A - Branch Banking & Trust 1.14 178’ x 240’ $2,868,724 $57.77 CB-WO-AO B - Merz Family Investments, LLC 10 City of Winston-Salem 0.97 232’ x 182’ $1,005,400 $23.79 CB-WO-AO 11 Forsyth County 0.93 290’ x 140’ $1,145,494 $28.28 CI-S-AO 12 Edwardia Hall, LLC 1.20 190’ x 260’ $631,941 $12.09 CI-AO 13 A & B - West Third Street Inc. 0.53 116’ x 200’ $1,327,443 $57.50 CB-WO-AO C - Hubbard Realty of Winston-Salem, Inc. 14 A - Forsyth County 1.71 360’ x 200’ $20,181,300 $270.94 CB-WO-AO B & C - Piedmont Federal Savings Bank 3 Downtown Winston-Salem High-Rise Development Opportunity Sites

4 Site 1 - R. J. Reynolds, Inc.

Site 1 is a 2.29-acre tract composed of three tax parcels, located across E. Fifth Street to the north of the Reynolds Ameri- can headquarters. The site is presently developed as a surface parking lot for Reynolds American employees. It is a typical 500 foot long by 200 foot wide city block. The site is zoned Central Industrial (CI) and is located within the Winston Overlay (WO) form-based overlay district and the Smith Reynolds Airport Overlay (AO) district. It slopes from west to east at an average 12 percent grade. With the closing or bridging of a one block section of N. Church Street, the site could be combined with Site 2 to more than double in size. The property currently has a tax value of $348,225, or $3.49 per square foot.

Site 1 - view to the northwest from N. Church Street

Site 1 - R. J. Reynolds, Inc. Acreage 2.29 General Site Dimensions (Ft.) 500’ x 200’ Tax Value ($) $348,225 Tax Value Per Sq. Ft. ($) $3.49 Zoning CI-WO-AO

Site 1 Aerial Photo

5 Site 2 - R. J. Reynolds, Inc.

Site 2 is a 2.55-acre tract composed of four tax parcels and is located across E. Fifth Street to the northeast of the Reyn- olds American headquarters. The site is presently developed as a surface parking lot for Reynolds American employees. It is a typical 500 foot long by 200 foot wide city block. The site is zoned Central Industrial (CI) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The property slopes from west to east at an average 5 percent grade and is bordered by a Norfolk Southern Rail line to the east. With the clos- ing or bridging of a one block section of N. Church Street, the site could be combined with Site 1 to almost double in size. The site has a tax value of $384,103, or $3.46 per square foot.

Site 2 - view to the northeast from N. Church Street

Site 2 - R. J. Reynolds, Inc. Acreage 2.55 General Site Dimensions (Ft.) 500’ x 200’ Tax Value ($) $384,103 Tax Value Per Sq. Ft. ($) $3.46 Zoning CI-WO-AO

Site 2 Aerial Photo

6 Site 3 - R. J. Reynolds, Inc. and the City of Winston-Salem

Site 3 is a 0.77-acre portion of one tax parcel located on the north side of E. Fourth Street between N. Church and N. Chestnut Streets, immediately south of the R. J. Reynolds parking decks. The site is presently developed as a surface parking lot for Reynolds American employees. The City of Winston-Salem owns the parking deck structures while R. J. Reynolds, Inc. owns the land. It has general site dimensions of 200 feet long by 100 feet wide. The site is zoned Central Industrial (CI) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Over- lay (AO) district. It slopes from west to east at an average grade of 7 percent and is bordered by a Norfolk Southern Rail line to the east. The site has a tax value of $186,591, or $5.56 per square foot. This site will need to be subdivided from the larger parcel, which contains the two R. J. Reynolds parking decks, in order to be developed as a high-rise.

Site 3 - view to the east from N. Church Street

Site 3 - R. J. Reynolds, Inc. and the City of Winston-Salem Acreage 0.77 General Site Dimensions (Ft.) 200’ x 100’ Tax Value ($) $186,591 Tax Value Per Sq. Ft. ($) $5.56 Zoning CI-WO-AO

Site 3 Aerial Photo

7 Site 4 - Noble Winston-Salem Associates

Site 4 is a 0.70-acre portion of a site located at the southwest corner of N. Trade Street and W. Fifth Street to the rear of the Marriott hotel. The site is presently developed as a surface parking lot for the hotel. The site has general dimensions of 255 feet long by 120 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. A public walkway connecting N. Cherry Street to N. Trade Street borders the site to the south. The site is relatively flat and drains from the west to the east. The site has a tax value of $507,045, or $16.63 per square foot. This site will need to be subdivided from the larger parcel containing the Marriott hotel to be developed as a high-rise.

Site 4 - view to the southwest from N. Trade Street

Site 4 - Noble Winston-Salem Associates Acreage 0.70 General Site Dimensions (Ft.) 255’ x 120’ Tax Value ($) $507,045 Tax Value Per Sq. Ft. ($) $16.63 Zoning CB-WO-AO

Site 4 Aerial Photo

8 Site 5 - Spruce Development, LLC

Site 5 comprises 1.76-acres located at the northwest corner of N. Marshall Street and W. Fifth Street to the west of the Benton Convention Center. The site is presently developed as a surface parking lot. The site has general dimensions of 390 feet long by 200 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The site slopes from the southwest to the north- east at an average 14 percent grade. The site has a tax value of $1,175,718, or $15.34 per square foot.

Site 5 - view to the east from N. Spruce Street

Site 5 - Spruce Development, LLC Acreage 1.76 General Site Dimensions (Ft.) 200’ x 390’ Tax Value ($) $1,175,718 Tax Value Per Sq. Ft. ($) $15.34 Zoning CB-WO-AO

Site 5 Aerial Photo

9 Site 6 - Slate Winston-Salem Holdings and Integon Home Office

Site 6 contains 0.85-acres located along the north side of W. Fourth Street between N. Spruce and N. Poplar Streets, im- mediately south of the GMAC building. The site is presently developed as a surface parking lot with general dimensions of 185 feet long by 200 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The site slopes from the northeast to the southwest at an average 6.5 percent grade. The site has a tax value of $743,084, or $20.07 per square foot.

C Site 6 - view to the west from N. Spruce Street A B

Site 6 - A & B - Slate Winston-Salem Holdings C - Integon Home Ofce Acreage 0.85 General Site Dimensions (Ft.) 200’ x 185’ Tax Value ($) $743,084 Tax Value Per Sq. Ft. ($) $20.07 Zoning CB-WO-AO

Site 6 Aerial Photo

10 Site 7 - Forsyth Economic Ventures, Holly & Spruce Corporation, Weidl Properties III, LLC, and 420 Building, LLC

Site 7, which includes four tax parcels, is 1.13-acres located on the north side of Holly Avenue between N. Spruce St. and N. Poplar Street, immediately south of the Loewy Building. The site is presently developed as a surface parking lot with general dimensions of 260 feet long by 190 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The site drains from the northeast to the southwest with an average grade of 6 percent. The site has a tax value of $986,350, or $20.04 per square foot.

Site 7 - view to the northwest from N. Spruce Street

D Site 7 - A - Forsyth Economic Ventures B - Holly & Spruce Corp C - Weidl Properties III, LLC C D - 420 Building, LLC Acreage A 1.13 General Site Dimensions (Ft.) 260’ x 190’ B Tax Value ($) $986,350 Tax Value Per Sq. Ft. ($) $20.04 Zoning CB-WO-AO

Site 7 Aerial Photo

11 Site 8 - Winston-Salem Arts Council, Inc. and Bgg Properties, Inc.

Site 8 is 0.9-acres located on the south side of Holly Avenue between N. Spruce St. and N. Poplar Street, west of the Winston-Salem Arts Council complex. The site is presently developed as a surface parking lot with general dimensions of 178 feet long by 218 feet wide. The site is zoned Pedestrian Business (PB) and is located within the Winston Overlay (WO) form-based district. The site is partially located in the Smith Reynolds Airport Overlay (AO) district which bisects the site diagonally in a southeasterly to northwesterly direction. The site drains from the northeast to the southwest with an average grade of 6 percent. The PB zoning district standards limit the height of any building to 60 feet, but a high-rise building could be constructed if the property was rezoned to the Central Business (CB) zoning district. The site has a tax value of $679,369, or $17.33 per square foot.

Site 8 - view to the southwest from N. Spruce Street

C Site 8 - A, B, D - Winston-Salem Arts Council, Inc. C - Bgg Properties, Inc. A B Acreage 0.90 D General Site Dimensions (Ft.) 218’ x 178’ Tax Value ($) $679,369 Tax Value Per Sq. Ft. ($) $17.33 Zoning PB-WO-AO and PB-WO

Site 8 Aerial Photo

12 Site 9 - Branch Banking and Trust and Merz Family Investments, LLC

Site 9 comprises 1.14-acres located on the north side of W. Second Street between N. Cherry Street and Town Run Lane. The site is presently developed with a parking deck built in 1959 and a building used as the Downtown post office branch. The site has general dimensions of 240 feet long by 178 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The site drains from the west to the east with an average grade of 12 percent. The site has a tax value of $2,868,724, or $57.77 per square foot.

Site 9 - view to the east from N. Cherry Street

Site 9 - A B A - Branch Banking & Trust B - Merz Family Investments, LLC Acreage 1.14 General Site Dimensions (Ft.) 178’ x 240’ Tax Value ($) $2,868,724 Tax Value Per Sq. Ft. ($) $57.77 Zoning CB-WO-AO

Site 9 Aerial Photo

13 Site 10 - City of Winston-Salem

Site 10 has 0.97-acres located along the south side of E. Second Street between N. Main and N. Church Streets, imme- diately north of City Hall. The site is presently developed as a surface parking lot with general dimensions of 232 feet long by 182 feet wide. The site is zoned Central Business (CB) and is located in the Smith Reynolds Airport Overlay (AO) district. The site slopes from the northeast to the southwest at an average 2 percent grade. The site has a tax value of $1,005,400, or $23.79 per square foot.

Site 10 - view to the southwest from N. Church Street

Site 10 - City of Winston-Salem Acreage 0.97 General Site Dimensions (Ft.) 232’ x 182’ Tax Value ($) $1,005,400 Tax Value Per Sq. Ft. ($) $23.79 Zoning CB-AO

Site 10 Aerial Photo

14 Site 11 - Forsyth County

Site 11 includes 0.93-acres located along the south side of E. Second Street between N. Church and N. Chestnut Streets, immediately north of a Forsyth County parking deck. The site is presently developed as a surface parking lot with general dimensions of 140 feet long by 290 feet wide. The site is zoned Central Industrial-Special Use (CI-S) and is located in the Smith Reynolds Airport Overlay (AO) district. The site slopes from the north to the south at an average 3 percent grade. The site has a tax value of $1,145,494, or $28.28 per square foot. This site and site 14 are being considered for the pro- posed new Forsyth County Courthouse.

Site 11 - view to the west from N. Chestnut Street

Site 11 - Forsyth County Acreage 0.93 General Site Dimensions (Ft.) 290’ x 140’ Tax Value ($) $1,145,494 Tax Value Per Sq. Ft. ($) $28.28 Zoning CI-S-AO

Site 11 Aerial Photo

15 Site 12 - Edwardia Hall, LLC

Site 12 comprises 1.20-acres located on the east side of N. Chestnut Street, immediately south of the Forsyth County Government Center. The site is presently undeveloped with general dimensions of 190 feet long by 260 feet wide. The site is zoned Central Industrial (CI) and is located in the Smith Reynolds Airport Overlay (AO) district. The site drains from west to east with the frontage of the site being 14 feet higher than the rear of the site. This site elevation difference may be due to a building formerly constructed at the front of the site nearest N. Chestnut St. The site has a tax value of $631,941, or $12.09 per square foot.

Site 12 - view to the northeast from Chestnut Street

Site 12 - Edwardia Hall, LLC Acreage 1.20 General Site Dimensions (Ft.) 190’ x 260’ Tax Value ($) $631,941 Tax Value Per Sq. Ft. ($) $12.09 Zoning CI-AO

Site 12 Aerial Photo

16 Site 13 - West Third Street, Inc. and Hubbard Realty of Winston-Salem, Inc.

Site 13 comprises 0.53-acres located on the south side of E. Third Street between N. Main and N. Church Streets, imme- diately north of the Federal Courthouse. The site is presently developed with a parking deck built in 1956 with general dimensions of 116 feet long by 200 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The site drains from the west to the east with an average grade of 5 percent. The site has a tax value of $1,327,443, or $57.50 per square foot.

A Site 13 - view to the southeast from E. Third Street

B Site 13 - A & B - West Third Street, Inc. C - Hubbard Realty of Winston-Salem, Inc. Acreage 0.53 General Site Dimensions (Ft.) 116’ x 200’ Tax Value ($) $1,327,443 Tax Value Per Sq. Ft. ($) $57.50 Zoning CB-WO-AO

Site 13 Aerial Photo

17 Site 14 - Forsyth County and Piedmont Federal Savings Bank

Site 14 comprises 1.71 acres bordered by N. Main St. on the east, W. Second St. on the south, N. Liberty St. to the east, and W. Third St. to the north. The site is presently developed with the Forsyth County Hall of Justice and Piedmont Fed- eral Savings Bank. The site has general dimensions of 360 feet long by 200 feet wide. The site is zoned Central Business (CB) and is located within the Winston Overlay (WO) form-based district and the Smith Reynolds Airport Overlay (AO) district. The site drains from the northeast to the southwest with an average grade of 3 percent. The site has a tax value of $20,181,300, or $270.94 per square foot. This site and site 11 are being considered for construction of a new proposed Forsyth County Courthouse, so if site 11 is chosen for the new courthouse, this site could become available for devel- opment. There is also an unopened street right-of-way located between lot A and lots B and C which would need to be closed to become part of this building site.

Site 14 - view to the northwest from N. Main Street

Site 14 - A - Forsyth County B &C - Piedmont Federal Savings Bank Acreage 1.71 General Site Dimensions (Ft.) 360’ x 200’ Tax Value ($) $20,181,300 Tax Value Per Sq. Ft. ($) $270.94 Zoning CB-WO-AO

Site 14 Aerial Photo

18 Appendix A. Detailed Downtown High-Rise Building Sites Information

Potential Downtown High-Rise Sites Information Table Site # Site 1 Site 2 Site 3

East Side of N. Main St., East Side of N. Church St., North side of E. Fourth St. Location between 5th and 6th Streets between 5th and 6th Streets between N. Church St. and N. Chestnut St., immediately south of R.J. Reynolds parking decks R. J. Reynolds, Inc. R. J. Reynolds, Inc. R. J. Reynolds, Inc. & Owner(s) Post Ofce Box 2959 Post Ofce Box 2959 City of Winston-Salem Winston-Salem, NC 27102 Winston-Salem, NC 27102 Post Ofce Box 2511 Winston-Salem, NC 27102 Location A-6835-27-5733.00 A-6835-27-8719.00 Portion of 6835-27-8329.00 B-6835-27-5903.00 B-6835-27-7963.00 Tax Parcel IDs C-6835-28-4160.00 C-6835-28-7038.00 D-6835-28-7703.00

Acreage 2.29 2.55 0.77

General Site 500’ x 200’ 500’ x 200’ 200’ x 100’ Dimensions (Ft.)

Approximate Ground 900’ - 924’ 892’ - 912’ 892’ - 906’ Elevation (Ft.) Site generally slopes from Site generally slopes from Site generally slopes from west to east west to east west to east LocationApproximate Elevation of Airport 1,200’ - 1,225’ 1,195’ - 1,215’ 1,227’ - 1,239’ Overlay Zone ApproximateLocation Building Height/Number of 300’ 303’ 334’ Stories* without 25 stories 25 stories 27 stories FAA Notication

Zoning Central Industrial-Winston Central Industrial-Winston Central Industrial-Winston Overlay & Airport Overlay Overlay & Airport Overlay Overlay & Airport Overlay

Tax Value ($) $348,225 $384,103 $186,591

Tax Value/Sq. Ft. $3.49 $3.46 $5.56

Land presently developed with Land presently developed with Land needs to be subdivided Comments parking lots. Sites 1 and 2 parking lots. Sites 1 and 2 from larger parcel. Land could possibly be combined could possibly be combined presently developed with a with closing of Church St. with closing of Church St. parking lot.

*Assumes 1 story = 15 feet

19 Appendix A. Detailed Downtown High-Rise Building Sites Information

Potential Downtown High-Rise Sites Information Table Site # Site 4 Site 5 Site 6

Southwest corner of N. Trade Northwest corner of N. North side of W. Fourth St. Location St. and W. Fifth St., Marshall St. and W. Fifth St., between N. Spruce and N. immediately east of the west of Convention Center Poplar Streets, immediately Marriott hotel south of the GMAC building Noble Winston-Salem Spruce Development, LLC A&B - Slate W-S Holdings, Owner(s) Associates 600 S. Main St. 4675 Macarthur Ct, Suite 1550 3434 Peachtree Rd., Suite 2000 Winston-Salem, NC 27101 Newport Beach, CA 92660 Atlanta, GA 30326 C - Integon Home Ofce, 500 W. Fifth St., Winston-Salem, NC 27101

Location Portion of 6835-17-7326.00 6835-17-0694 A - Portion of 6835-07-8198.00 B - 6835-06-9978.00 Tax Parcel IDs C - 6835-07-9068.00

Acreage 0.70 1.76 0.85

General Site 255’ x 120’ 200’ x 390’ 200’ x 185’ Dimensions (Ft.)

Approximate Ground 936' 922' - 950' 938' - 950' Elevation (Ft.) Site slopes gently from Site generally slopes from Site generally slopes from west to east west to east the northeast to the southwest LocationApproximate Elevation of Airport 1,248' - 1,264' 1,253' - 1,274' 1,302' - 1,290' Overlay Zone ApproximateLocation Building Height/Number of 312' - 328'/ 324' - 331' 340' - 364' Stories* without 26-27 stories 27 stories 22-24 stories FAA Notication

Zoning Central Business-Winston Central Business-Winston Central Business-Winston Overlay & Airport Overlay Overlay & Airport Overlay Overlay & Airport Overlay

Tax Value ($) $507,045 $1,175,718 $743,084

Tax Value/Sq. Ft. $16.63 $15.34 $20.04

Land needs to be subdivided Land presently developed with Land needs to be subdivided Comments from larger parcel. Land parking lot. from larger parcel containing presently developed with a GMAC building. Land presently parking lot. developed with parking lots.

*Assumes 1 story = 15 feet

20 Appendix A. Detailed Downtown High-Rise Building Sites Information

Potential Downtown High-Rise Sites Information Table Site # Site 7 Site 8 Site 9

North side of Holly Ave. South side of Holly Ave. North side of W. Second Ave. Location between N. Spruce St. and between N. Spruce St. and between N. Cherry St. N. Poplar St., immediately N. Poplar St., west of the and Town Run Lane south of the Loewy building Winston-Salem Arts Council A - Forsyth Economic Ventures A, B, D - Winston-Salem A - Branch Banking & Trust, Owner(s) 500 W. Fourth St., Unit 300 Arts Council, Inc. POB 167, Winston-Salem, Winston-Salem, NC 27101 305 W. Fourth St., Unit 1C NC 27102 B - Holly & Spruce Corp. Winston-Salem, NC 27101 B - Merz Family 461 Archer Rd. C - Bgg Properties Inc. Investments LLC, Winston-Salem, NC 2642 Country Club Rd. 100 N. Cherry St., Unit 600, C - Weidl Properties III, LLC Winston-Salem, NC 27104 Winston-Salem, NC 27101 2806 Reynolda Rd., Unit 172 Winston-Salem, NC 27106 D - 420 Building, LLC 420 W. Fourth St., Unit 700 Winston-Salem, NC 27101

Location A - 6835-06-9611.00 A - 6835-06-9322.00 A - 6835-16-7354.00 B - 6835-16-0534.00 B - 6835-06-9393.00 B - 6835-16-8248.00 Tax Parcel IDs C - 6835-16-0602.00 C - 6835-16-0367.00 D - 6835-06-9689.00 D - 6835-16-0278.00

Acreage 1.13 0.90 1.14

General Site 260’ x 190’ 218’ x 178’ 178’ x 240’ Dimensions (Ft.)

Approximate Ground 916' - 930' 900' - 914’ 904' - 926' Elevation (Ft.) Site slopes from the Site slopes from Site generally slopes from northeast to the southwest the northeast to the southwest west to east LocationApproximate Elevation of Airport 1,318' - 1,302' Unlimited - 1,312' 1,293' - 1,307' Overlay Zone

ApproximateLocation Building 372' - 402' 60', height can increase to 381' - 389' Height/Number of 31 - 33 stories 398' - unlimited 31 - 32 stories Stories* without 33 - unlimited stories, if zoning FAA Notication changed to Central Business- Winston Overlay. Southwest portion of site located outside of Airport Overlay Zone

Zoning Central Business-Winston Pedestrian Business-Winston Central Business-Winston Overlay & Airport Overlay Overlay & partial Airport Overlay Overlay & Airport Overlay

*Assumes 1 story = 15 feet 21 Appendix A. Detailed Downtown High-Rise Building Sites Information

Potential Downtown High-Rise Sites Information Table Site # Site 7 (continued from pg. 19) Site 8 (continued from pg. 19) Site 9 (continued from pg. 19)

Tax Value ($) $986,350 $679,369 $2,868,724

Tax Value/Sq. Ft. $20.04 $17.33 $57.27

Parking lot developed on Parking lot developed on the BB&T parking deck and Comments the site. site. Airport Overlay Zone post ofce branch developed bisects the site from the on the site. southeast to the northwest.

*Assumes 1 story = 15 feet

22 Appendix A. Detailed Downtown High-Rise Building Sites Information

Potential Downtown High-Rise Sites Information Table Site # Site 10 Site 11 Site 12

South side of E. Second St. South side of E. Second St. East side of N. Chestnut St. between S. Main St. and between N. Church St. and immediately south of the Location S. Church St., immediately N. Chestnut St., immediately Forsyth County north of City Hall north of Forsyth County Administration Building parking deck City of Winston-Salem Forsyth County Edwardia Hall, LLC Owner(s) Post Ofce Box 2511 2012 N. Chestnut St. 40 Varda Landing Rd. Winston-Salem, NC 27102 Winston-Salem, NC 27101 Sausalito, CA 94965 A - 6835-26-7132.00 A - Portion of 6835-36-0134.00 6835-36-3241.00 LocationTax Parcel IDs B - 6835-26-7092.00 B - 6835-26-9125.00

Acreage 0.97 0.93 1.20

General Site 232’ x 182’ 290’ x 140’ 190’ x 260’ Dimensions (Ft.)

Approximate Ground 916' - 920' 914' - 910’ 890' - 904' Elevation (Ft.) Site gently slopes from Site gently slopes from Site generally slopes from northeast to the southwest north to south west to east LocationApproximate Elevation of Airport 1,285' - 1,273' 1,263' - 1,277' 1,252’ - 1,266' Overlay Zone ApproximateLocation Building Height/Number of 353' - 369' 349' - 367' 362' Stories* without 23 - 24 stories 23 - 24 stories 30 stories FAA Notication

Zoning Central Business-Winston Central Business-Winston Central Business-Winston Overlay & Airport Overlay Overlay & Airport Overlay Overlay & Airport Overlay

Tax Value ($) $1,005,400 $1,145,494 $631,941

Tax Value/Sq. Ft. $23.79 $28.28 $12.09

Land presently developed Land needs to be subdivided Undeveloped property. with a parking lot. from larger parcel. This site Comments and site 14 are being considered for the new Forsyth County Courthouse.

*Assumes 1 story = 15 feet

23 Appendix A. Detailed Downtown High-Rise Building Sites Information

Potential Downtown High-Rise Sites Information Table Site # Site 13 Site 14

South side of E. Third St. Bounded by N. Main St. to the east, between N. Main St. and W. Second St. to the south, Location N. Church St., immediately N. Liberty Street to the west, north of Federal Court building and W. Third St. to the north. A&B-West Third Street, Inc. A-Forsyth County Owner(s) 8 W. Third St., Unit M7 2012 N. Chestnut Street Winston-Salem, NC 27101 Winston-Salem, NC 27101 C-Hubbard Realty of W-S, Inc. B&C-Piedmont Federal Savings Bank 1598 Westbrook Plaza Dr., Unit 200 Post Ofce Box 215 Winston-Salem, NC 27103 Winston-Salem, NC 27102 A - 6835-26-6754.00 A - 6835-26-4427.00 LocationTax Parcel IDs B - 6835-26-5689.00 B - 6835-26-3720.00 C - 6835-26-6668.00 C - 6835-26-3770.00

Acreage 0.53 1.71

General Site 116' x 200' 360' x 200' Dimensions (Ft.)

Approximate Ground 924' - 934' 914' - 934' Elevation (Ft.) Site generally slopes Site generally slopes from west to east from northeast to southwest LocationApproximate Elevation of Airport 1,253' - 1,263' 1,260' - 1,285' Overlay Zone ApproximateLocation Building Height/Number of 329' 326' - 371’ Stories* without 27 stories 21 - 24 stories FAA Notication

Zoning Central Business-Winston Central Business-Winston Overlay & Airport Overlay Overlay & Airport Overlay

Tax Value ($) $1,327,443 $20,181,300

Tax Value/Sq. Ft. $57.50 $270.94

Federal Building parking This site and site 11 are being considered Comments deck developed on the site. for new Forsyth County Courthouse.

*Assumes 1 story = 15 feet

24 Appendix B. Smith Reynolds Airport Overlay District

All of the Downtown high-rise development opportunity sites are located within the Smith Reynolds Airport Overlay (AO) District, which requires building permit applicants to formally notify the Federal Aviation Administration (FAA) (in accordance with Federal Regulations) of any proposed structure that would come close to or intrude above an imagi- nary ceiling height, which is generally between 300 and 420 feet above ground in Downtown. The AO district regulations are necessary to ensure safe takeoffs and landings of flights at Smith Reynolds Airport, which is approximately 2.5 miles northeast of Downtown.

The FAA will review the proposed development request and issue a finding as to whether or not the proposal will have a significant impact on Smith Reynolds Airport operations. Given Downtown’s location at the southwestern edge of the AO District, it is unlikely that the FAA would oppose new Downtown structures above the height limits. Rather, the FAA is tasked with helping developers consider building construction features such as lighting that will minimize the effect of development on airport operations. Small portions of the 100 North Main (Wells Fargo) Center Building, Winston Tower and historic R. J. Reynolds Building currently protrude into the side of the elliptical edge of the 33.5 square mile AO Dis- trict (see orange lines with height elevation limits on page 24). As a result, the tops of all three buildings are lit at night with markers.

25 FORSYTH COUNTY Winston-Salem/Forsyth County & WINSTON-SALEM NORTH CAROLINA PLANNING & DEVELOPMENT SERVICES

Telephone: 336-727-8000 Email: [email protected] Web site: www.cityofws.org/planning