by Leo Suarez

Raleigh Musings, A New Banner, and Life

Another week, another disappointment. Am I disappointed with downtown Raleigh? Absolutely not. I hope everyone has had the opportunity to just be outside and to walk around these days. The trees are practically full now and the warm breezes are refreshing. Even with that going on, I’m disappointed with the amount of blogging I’ve done here on RalCon and I bet long time readers have noticed the slow down. I’m using this blog post to reflect a bit.

I’ve updated the banner image on the site and I’m a bit excited about it. For awhile I’ve had a version of this great skyline shot I took from down in the Boylan Wye. It has been almost three years since I took that photo and used it as the site’s banner image. Slowly, very slowly, I’ve started to realize that the skyline shouldn’t be what Raleigh is about at all.

Downtown Raleigh’s real life is on the sidewalks and the growth that this blog has been following for the past five years is all about the network of treasures within this small area. It’s not what you see from afar but what is happening between those buildings that make downtown Raleigh a place to be and experience. I’ve found myself becoming more and more interested in the human interactions that occur around all those structures within the five districts of downtown.

The banner image is a snapshot of humans interacting on what is clearly our main street, Fayetteville Street. This is how I want to showcase our city. I hope an image like this and ones similar to it make any new visitor to this blog see it and think, “Hey, I want to be there.”

Transit, public space, the sidewalks and the businesses that connect are just some of the topics I want to keep talking about. New buildings are a part of it and while the skyline looks great on TV in high-def it is not what is going to keep people coming back if there’s no life in downtown. I’ve realized that I’ve been taking this approach ever since day one of blogging for RalCon. All my material and photos come from walking the sidewalks and seeing things for myself.

My job is more demanding these days and life put me as the star (or the number 2 as most people tell me) of an upcoming wedding so times are tight. Along with some neighborhood projects to keep me busy I’m sometimes slammed and I can’t get to these great topics mentioned earlier.

But times may change and we’ll one day get to discuss those topics more in-depth. Get out and walk downtown Raleigh tonight or this weekend. It’s a great time to do it.

by Leo Suarez

Bad Outdoor Seating or Bad Location?

Wilmoore Cafe's outdoor seating.

Now that we’re into the spring season, outdoor seating during the warmer hours is in high demand. Downtown Raleigh actually has a plentiful amount of outdoor seating options with some doing it better than others. That’s for another post but here I wanted to highlight an interesting seating situation.

Take a look at the photo above. (click for larger) It shows the outdoor seating balcony of the Wilmoore Cafe located on Wilmington Street. The seating is slightly overlooking the walkway that connects the Moore Square bus station to Wilmington Street in the middle of the block. From what I hear and the times I’ve been by, very little, if any, people are actually using this outdoor seating.

So I’ll back up and admit that when the Wilmoore Cafe first opened, I thought that this balcony here would be great outdoor seating. I still do and in fact, there is a lot of potential for all that space behind the buildings of Wilmington Street and under the Moore Square parking deck. So when I heard that a lot of people don’t end up sitting out here I started to wonder.

The photo I have posted here is not during work hours so bear with me.

The balcony at first glance seems to have everything that a great outdoor seating space should have. It’s small and cozy. There’s a bit of separation between yourself and the walkway but not too much that you feel detached. The tree cover adds a hint of nature to the setting. The area is also not empty during work hours as people walk through here all the time so there’s plenty of people watching opportunities. People attract more people to any public space.

There’s something about this part of the station that I really enjoy. I walk through it all the time. The more complex nature of steps and walkways that are completely away from the street makes it feel urban. It’s a very different place within our city. So could this be a part of the reason that this great balcony for morning coffee drinkers isn’t working?

Outdoor seating within the core of downtown is dominated by sidewalk seating. The Raleigh Times, Capital Club 16, The Big Easy, Vic’s, Tir Na Nog, and many more restaurants just place the tables and chairs on the sidewalks and people flock. What is it about the sidewalk that works so well?

To me, I think sitting on the sidewalk puts you right in the middle of the traffic, the sidewalk traffic that is. The people watching when sitting on the sidewalk is so much more enjoyable than being inside. I also think that we’re all just in love with what is going on up and down the streets. The vehicle traffic provides that background noise that makes things more comfortable. Ever been to a party with the music turned off?

So back to the Wilmoore Cafe balcony and the photo at the beginning of this post. Could people not be sitting here because it’s simply not the sidewalk? Maybe it’s too far from the street? Or perhaps nobody knows about it?

The area has some flaws however and they are shown in the photo. You can see several cars parked right underneath the parking deck and pedestrians have to weave through them. There used to be a fountain here. Does anyone know what happened to it, why it was removed? The lighting is also that ugly amber that makes you feel like you are under a highway. I think it’s these little things that could make a big difference if re-thought.

Like I said, I think there is a lot of potential for a great public space inside this block that has the Moore Square bus station. However, it needs a people friendly touch so that visitors stop and visit rather than pass through. Some of these things, I hope to see as part of the Moore Square bus station upgrade that is upcoming in the next few years. That may create more cozy balconies and alcoves for us humans to stop and relax in.

by Leo Suarez

Introducing Link Peace Street, A Resident Backed Alternative For Capital Boulevard and Peace Street

Peace Street with Capital Boulevard bridge

There’s a new project that’s growing some legs in downtown Raleigh. Link Peace Street is a vision from Raleigh residents for a more walkable environment on Peace Street. It coincides with the Capital Boulevard Corridor Study and hopes to put another alternative onto the table that is currently not being considered. I’m helping out with the effort and the core focus of it revolves around creating a plan for an at-grade intersection at Capital Boulevard and Peace Street.

Over the next few days, more information will be put onto the vision website of Link Peace Street so I encourage readers to check out the site we’ve built and sign up for updates.

Link Peace Street revolves around three main goals,

  1. Economic development in a form that fits into downtown Raleigh.
  2. Strengthen the connections between neighborhoods.
  3. Deliver on the 2030 Comprehensive Plan.

The Capital Boulevard Corridor Study, taking public comments at this time, targets private investment in the area using several projects. Some of those include an expanded greenway, a park at the old Devereux Meadow site, and multiple tweaks to Capital Boulevard itself. We’ve mentioned here before that the state of North Carolina is going to replace the bridge over Peace Street within a few years. The study wants to piggyback on that project and is considering some alternative routes to getting on and off of Peace Street. You can read about those alternatives on the Peace Street Vision document in the sidebar on the city’s website. These ideas are what planners think will help spur private investment in the area.

All plans being considered so far include the new NCDOT designed bridge and Link Peace Street wants them to consider the ‘no bridge’ option. We feel that the upgrades to Capital Boulevard, outlined in the study document, only promote more speed and will continue keeping vehicles moving through the area rather than stopping at a destination. Peace Street is the northern border of downtown Raleigh but most people don’t see it that way as the built landscape is not meant for a downtown at all. It’s possible that an environment that balances pedestrians, cyclists, and vehicles can promote development that is appropriate for downtown Raleigh and is a much better use of land.

With vehicles speeds kept the same and not increased, a walkable Peace Street will connect the neighborhoods rather than be an obstacle between them. In March, the Blount Street Commons project was asking the Raleigh City Council for a zoning change to allow for more density. At the same time, there is an apartment boom near Glenwood South. Both neighborhoods are so close yet feel much farther because of the uneasy walk down Peace Street in its current state.

It is a half mile walk from the Mellow Mushroom to Tyler’s Taproom yet so few people make that walk. In comparison, Fayetteville Street from one end to the other is a half mile. Peace Street may never have the towers and historic structures of Fayetteville Street but we think that we can atleast set up Peace Street for the same walkable experience. To have it, it starts with people and not vehicles.

The 2030 comprehensive plan specifies that this area is in the Core Business District category. It states:

This category applies to the Raleigh Central Business District, and is intended to enhance Downtown Raleigh as a vibrant mixed use urban center. The category recognizes the area’s role as the heart of the city, supporting a mix of high-intensity office, retail, housing, government, institutional, visitor-serving, cultural, and entertainment uses. Multiple zoning districts apply within the CBD, corresponding to the different character and vision for its various neighborhoods. The maximum residential density in this area would be 320 units per acre with densities tapering off towards edge areas adjacent to established residential neighborhoods, but not falling below 40 units per acre.

The Capital Boulevard study wants to widen lanes and help the flow of traffic. This does not fit with the description above and Link Peace Street feels that goes against the plan adopted just a few years ago.

How can we continue to do what we’ve been doing here in the corridor and expect different results?

Insanity: doing the same thing over and over again and expecting different results.

-Albert Einstein

We’re hoping to build support for the idea before the study is brought to the city council before the May 1st meeting.

by Leo Suarez

Renovations For Libations in Glenwood South

603 Glenwood Avenue, Raleigh

Approved back in December 2011, the house in the picture above, located at 603 Glenwood Avenue, is being heavily renovated for a new bar with outdoor seating. While passing by I asked some of the gentlemen working on the renovations about the new bar. They mentioned that this was being done by the owner of 606, the club across the street, and that the bar would be styled like a speakeasy.

Another thing to note about the picture is that you can see the comprehensive plan in action. Look at those wide sidewalks!

by Leo Suarez

The State of Seaboard Station

Seaboard Station

Seaboard Station sits at the northern end of downtown Raleigh and is a unique area compared to Glenwood South or Fayetteville Street. Over the last few years, the area seems to be riding with the downtown revitalization wave but there’s just something that’s holding it back. Why don’t people come to Seaboard and stay for awhile? I’ve always felt like the area was convenient for quickly getting there, but just the same, easy enough to get right out.

The Shops at Seaboard Station website plays on the locally owned theme of restaurants and services. 18 Seaboard and J. Betski’s have been serving at Seaboard for a few years now and the recently opened Tyler’s Taproom seems to be an instant favorite. While not included on their website, Sunflower’s needs a big nod for doing business here for almost thirty years.

In retail, Seaboard is creating a little variety for shoppers. Logan Trading Co. may be the anchor tenant and the family-owned garden shop has been open since 1991. Over the last few years, places like Seaboard Wine, Ace Hardware, and O2 Fitness have moved in to diversify the list of services.

But the most dramatic story in recent history may be what happened in 2007. A grocery store, Capital City Grocery, opened in Seaboard Station with high anticipation. The news was all over it, saying it was the pinnacle of downtown Raleigh’s re-birth. However, over time the hype died down and reviews were mixed about the store. For whatever reason, the grocery store closed and re-opened in 2008, only to close permanently later that year.

Around that same time, condo projects were even planned for Seaboard Station. The 111 Seaboard condos were planned along Seaboard Avenue but that project never came to be. Now, the empty building will not be razed for development but renovated for more retail spaces.

Today, Seaboard Station has a few new tenants in addition to the previously mentioned with plenty of empty space for more.

Empty Storefronts at Seaboard Station
Empty Storefronts at Seaboard Station

The events, the largest probably being the Music on the Porch series during the warmer months, have been fine but what will it take for Seaboard Station to naturally be a hub of activity?

The area has some natural obstacles all around it. To the south, the black hole that is the state government complex will almost never contribute more than a steady lunch crowd. The customer base to the east is not growing much with Peace College and the Mordecai and Oakwood neighborhoods. The area is also cut off somewhat with the train tracks to the north and Capital Blvd to the west. The area is somewhat isolated.

Seaboard’s contribution to downtown is not urban at all so its suburban nature makes it compete with other places of similar style. The vast parking lots make it easier for cars to go in and out so it is now competing with other shopping centers around the city. If I have to drive to Seaboard Station, then why choose that area if getting to someplace better outside of downtown is just as easy now that I’ve made the decision to drive? You can see it in the map below.

In my opinion, Seaboard Station cannot do it alone and needs to be tied into a few other projects in order for it to be a place to stay awhile. The Blount Street Commons project that essentially stalled when the economy went bad a few years ago needs to be re-energized in some way. More residents need to move into the northern end of downtown to feed Seaboard. The Capital Blvd Corridor study will also be a huge factor in realizing Seaboard’s potential. This study also includes a Peace Street corridor redesign which could greatly improve Peace Street.

The location is great but the barriers are too restrictive at the moment for Seaboard Station. The current stop on the R-Line is another plus but even greater connectivity is needed for this area to feel like an integral part of downtown Raleigh.

by Leo Suarez

Municipography, Walking, Union Station, and Commuter Trains

Municipography is a summary of current issues going through the Raleigh City Council and other municipal departments in the city. The point is to try to deliver any video, photos, and text associated with the discussions happening at City Hall or elsewhere. Since this is a downtown Raleigh blog, the focus is on the center of the city.

Walk Raleigh


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Matt Tomasulo and his Walk Raleigh signs have been accepted as a gift to the city. The signs brought international attention to Raleigh and after some time had to be taken down because of the lack of a permit. Still, the signs made their statement and some will be put back up for a 90 day pilot program.

The council unanimously approved.

Union Station Financials


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Last month, city staff was authorized to apply for a Transportation Investment Generating Economic
Recovery (“TIGER”) grant for a component of Union Station. The NCDOT and Triangle Transit are helping with the application too and have come up with this financial breakdown:

  • Station development: 80% federal, 10% state, 10% city
  • Rail/track/platform improvements: 80% federal, 20% state
  • Street improvements: 80% federal, 20% city

This puts the city’s cost at $7 million. Remember, that last year $3 million was approved by voters in the Transportation Bond. So the remaining $4 million will have to be worked into next year’s budget cycle. This move helps the grant application.

John Odom voted against this stating concerns about the cost while the rest of the council approved.

Commuter Rail Station Locations


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The city’s Passenger Rail Task Force stopped by to endorse the locations of the commuter rail stations in Raleigh. Those four being at:

  • Southeast Raleigh at Hammond and Rush Streets
  • Downtown Raleigh at the Warehouse District
  • NC State near Dan Allen Drive
  • West Raleigh near Corporate Center Drive

You can read about more about this as well as light rail and buses at the Transit tag link but for the best wrap up of the commuter rail plans jump to, “Transit, Commuter Rail, and More, We Dive Into The Docs.”

The council approved this unanimously.