by Leo Suarez

Transit Related Events and Links You Need To Know About

Watch the video “Overview of the Triangle Regional Transit Program (TRTP)” on YouTube

Later this month are some transit related events that are worth talking about. This round of workshops are particularly important because they are the last ones of the Alternatives Analysis.

For those that are not caught up, the Alternatives Analysis has been going on throughout most of 2010 up until now. Each piece of all the proposed transit corridors in the Triangle have different plans for them, or alternatives, for us to choose from. (or not to) With a lot of research and public comment, we are close to creating what is called the Locally Preferred Alternative. (LPA)

To move forward with this LPA, you need to send in your comments towards the plans that are out there and these meetings this month are the best place to do it. They are the final round before the LPA’s are chosen. The dates and locations for the meetings are:

  • Tue, Mar 22, 4 – 7 PM | Triangle Town Center, space 1001, next to Dillard’s, Triangle Town Blvd, RALEIGH.
  • Wed, Mar 23, 4 – 7 PM | Durham Station Transportation Ctr, 515 W. Pettigrew St., DURHAM.
  • Thu, Mar 24, 4- 7 PM | The Friday Center, 100 Friday Center Drive, CHAPEL HILL.
  • Mon, Mar 28, 6 – 9 PM | Mt. Peace Baptist Church.1601 Martin Luther King, Jr. Blvd., SOUTHEAST RALEIGH.
  • Tue, Mar 29, 4-7 PM | Cary Senior Center in Bond Park, 120 Maury O’Dell Place, High House Rd. between Cary Parkway and NW Maynard Rd, CARY.
  • Wed, Mar 30, 4-7 PM | McKimmon Center, NCSU, 1101 Gorman St, RALEIGH.
  • Thu, Mar 31, 4-7 PM | RTP Foundation, 12 Davis Drive, RESEARCH TRIANGLE PARK.

There is no formal start time to these meetings and no presentations will be given. You can show up when you can, look at the large maps, read the information and ask questions. At the end, any comments you leave will be taken into consideration for the final plan.

From what I’ve heard, the downtown Raleigh piece has been the most difficult to fit into place. Trains heading east towards downtown inside the NC Railroad corridor will either stay inside it until Union Station or glide off onto Morgan Street, each scenario presenting its own types of problems. One alternative has the trains flying over the Boylan Bridge.

If you do take the time to look at each alternative, remember that these are just different scenarios and that comments not supporting any of them are OK. I hope what will be presented is promising and that this does not turn into another dramafest like last summer with the high-speed rail meetings.

To further get your transit on, here are some links for you to explore. This blog supports transit in the Triangle and now has the links in the sidebar for future use.

Also, dive into the videos in this post created by the TRTP to promote the transit plan and encourage public feedback.

Watch the video “TRTP Alternatives Analysis Process” on YouTube

by Leo Suarez

Restaurant Roundup Spring Teaser Edition

It’s a little early for the springtime tease around here but I’m alright with it. The warmer days have been bringing people out and last weekend was phenomenal for the sidewalk activity in downtown Raleigh. It was lively and so were the outdoor seating at downtown’s restaurants.

I feel like the restaurant news comes in waves so let’s list off some of the newer developments since the last roundup.

  • Cherry Bomb Grill is not closing. Its undergoing some changes as well as a name change.
  • RBC Plaza will get its first business in the ground floor retail spaces. According to Sue Stock at the N&O it will be a pan Asian restaurant.
  • There is a great piece on Ashley Christensen by the N&O’s Andrea Weigl that mentions plans for the space at the corner of Wilmington and Martin. (pictured above) Two restaurants and a basement bar are planned here.
  • Bogart’s in Glenwood South will close up shop after this Sunday, Feb. 27th.
  • Not so new but a Mediterranean restaurant called The Artisan has opened up where Sauced Pizza was in Glenwood South.

And according to this tweet below, a pie shop is opening up soon on Person Street.

by Leo Suarez

Suds and Speculation: Food Trucks In Downtown Raleigh

Suds and Speculation posts are ideas I come up with, usually while drinking and socializing with friends or people I meet. The posts also use real data leading to some idea, or dream, that we can speculate on for downtown Raleigh.

Quiet for now, but not gone yet, this food truck debate is a new puzzle for the city to figure out. For those needing to catch up, this article at the Raleigh Public Record is required reading.

I lean toward siding with the food trucks in this debate but want to see a smart plan come from the city to regulate this new industry. I strongly disagree that brick and mortar restaurants need to be protected by the city, an argument that restaurant owners make quite often. Mike Stenke, referenced in the article, makes a point about only competing with fast food chains and not the larger restaurants. It’s still a tough situation to figure out.

Why Food Trucks Do Not Compete With B&M Restaurants

To me, the main difference between the restaurants in the downtown buildings and the delicious food trucks is the experience you get from going to them. They differ completely and maybe at first you will be intrigued to get a burger or some Korean tacos from a truck but after a few tries, the curiosity is over and it’s the experience you seek.

Let’s list out some differences:

  • Hours: Typically trucks hold way less hours than most restaurants and since they move around, tracking them down is a hurdle you have to deal with.
  • Weather: I haven’t seen a single restaurant in the Triangle that is all outdoor seating so it’s safe to say that restaurants offer shelter from the elements while food trucks do not; order to-go only.
  • Atmosphere: If the weather is nice, some decide to eat near a truck and just make do with the space around the truck. Others prefer a seat and a table that a restaurant can provide every day they are open.

This completely to-go experience, or maybe ‘service,’ is what the food trucks are bringing. Plus, who’s stopping a restaurant from having to-go orders and still beating them out with hours, weather, and space while you wait?

The argument that food trucks compete with fast food restaurants makes more sense when you think of it this way. Both have low prices. Both offer little or no atmosphere. Weather, well, you got me there but you can call in your order at a food truck. Does McDonald’s do that?

Why Food Trucks Should Be Allowed In Downtown

Someone, somewhere, said that competition is a good thing. To raise the bar on food in downtown Raleigh, competition between businesses should be fierce and feisty. Established restaurants will gain their following and always be in business but newcomers need to prove they are worth something by bringing something exciting to the table. Allowing the food trucks into downtown just keeps stirring the pot and making things hotter. (and that’s a good thing)

Restaurants close all the time and owners claiming that the city needs to protect them from the food trucks are just plain wrong. Let’s flip the perspective. If these businesses were protected by the city, are they going to guarantee jobs and tax revenue for X amount of years in return? No. If the business isn’t doing well, it’ll shut down, even with the city’s “protection.” This is a bad deal, and that is not how things work around here.

I feel it’s in the interest of boosters to get food trucks to serve the downtown sidewalks. Food trucks will be an added amenity that we don’t have right now, expanding our variety of offerings. It may not sound like much but if successful, downtown Raleigh will now serve another market and be at the, somewhat, beginning of an emerging new industry.

Variety keeps you competitive. And you never know. Some of these guys in the trucks might open restaurants near their customers one day….in downtown Raleigh!

Why Food Trucks Should Not Be Allowed

But with the Pros comes the Cons and I have a couple points I’d like to make against having food trucks in downtown.

There is a certain feeling, call it experience, with being downtown. I’m talking about the outdoor urban experiences: walking down the sidewalks, drinking outside, people watching, things like that. In a worst case scenario, if food trucks were allowed to set up next to any curb, my hesitation to support them in downtown comes from a fear of ruining that experience.

With hundreds of people walking along the sidewalks, sometimes thousands during busy weekend events, it is in the owner’s interest to move where the people are. Who would stop a food truck from parking in a “good spot” early to rake in business from the nightlife or event crowds that will come a few hours later?

So, in this worst case scenario, food trucks sitting in parallel parking spots hurt the downtown experience. They take away parking, lowering turnover. The large trucks cramp the limited space we already have. Some have generators to power the kitchen – you think that will be pleasant to stand or sit near?

So I feel regulation is needed because if successful, who’s to say the food trucks won’t act predatory and just follow the crowds around like spam to an inbox?

A Difficult Plan

Figuring out how to make this work will not be easy and I’d be interested to hear some good ideas.

A quick way to implement something could be to allow owners of surface parking lots a permit to allow a food truck to set up on their lot. This doesn’t disrupt the parallel parking spots in downtown and places the trucks on property managed by a private owner.

Another solution I’m sort of wrestling with in my head is an idea to implement ‘Flex’ parking spaces in certain curbside spots around downtown. Just like the truck delivery spaces work today, these spaces could be for deliveries and for food trucks to set up. Likely spots would be around Nash and Moore Square, the state government complex, and the museums.

I support these food truck businesses in downtown Raleigh and want to see it happen in a smart way that regulates this industry just as fairly as everyone else and also encourages it to grow.

by Leo Suarez

Moore Square Redesign Cost and Dates

I just added a post about the Moore Square Redesign on Raleigh DLA’s blog. One quote I’d like to highlight to readers:

Estimated completion: Summer 2013 (funding dependant)

Funding is the big question mark but each phase is broken out and my guess is we’ll see a slow approach to this project. Remember, Moore Square is state owned land and they have a seat at the table as well.

There are many opportunities for public comments which I encourage everyone to participate in.

Moore Square Redesign; When and How Much?

by Leo Suarez

Electric Vehicle Chargers A Plenty

Downtown’s green and sustainability cred is certainly rising these days. Electric vehicle (EV) charging stations are being installed into the newest parking deck on Edenton Street. As of this weekend, six, five shown in the picture above, stations are installed on the ground floor of the deck and wiring is run for more. There is also a station now on West Cabarrus Street near the Raleigh Convention Center. Currently the electricity is free but regular parking fees and enforcement hours still apply.

by Leo Suarez

Starbucks, Arenas, and Downtown Raleigh

RBC Center by Lalitree, on Flickr

After a hectic hockey filled weekend in Raleigh, the reviews are in. Raleigh was a fantastic host for the 2011 NHL All-star game. Articles and videos from the national media are wrapped up in this great post on Canes Country.

Clicks and Clippings: Soak it up, Carolina

Leading up to the event, talk of a downtown sports arena once again popped up, here and here. Comparisons between Raleigh and Charlotte are included in those articles also. This theme seems to pop up every so often and they all sound the same. If you listen to our local media, Charlotte has it right, Raleigh has it wrong. It’s always the same.

The arena topic in Raleigh is one of those few topics that fascinate me and I feel that no one is having an intelligent conversation about it. People love talking about how to put an arena in downtown but shouldn’t we stop to think about the why? Why do we need an arena in downtown Raleigh in the first place?

I thought this quote was interesting from Michael Farber about the area’s hosting of the All-star game:

The “non-traditional” All-Star venues have been problematic. And by problematic, I mean awful. Los Angeles swallowed the All-Star game without even bothering to chew while the mid-season hockey festivals came and went in Tampa Bay and Florida without leaving a footprint in the sand. The Atlanta event didn’t register within 100 yards from the arena. In all these cases, the tedium was the message.

But the Triangle region of North Carolina faced the challenges of holding an All-Star game — the diffuse nature of the area, the distance of the arena from the modest Raleigh downtown — and stared them down with a smile.

Venue will go down as biggest star of NHL’s All-star weekend: SI.com

The challenges of hosting a national event between areas that are miles apart here in Raleigh were overcome this past weekend and the reviews are incredibly positive. This same event was mediocre at best in cities much larger than Raleigh and with downtown sports arenas on their resumes.

So tell me, why was a sports arena in downtown needed?

Charlotte is Charlotte, Raleigh is Raleigh

One of the things that really gets to me about the downtown sports arena topic is that those that are for it seem to point out that the queen city has done it already. That and their light rail system, seem to be huge topics of comparison.

So what?

Raleigh is Raleigh, and what works for Charlotte does not mean it will work here. Charlotte can offer a downtown arena within walking distance to food and hotels. Why is this scenario seen as the best way to go?

In my opinion, the RBC Center’s current location actually makes more sense in West Raleigh than it would if in downtown. Most readers should know that I am a huge advocate for urban values in this city and hopefully it shows with this blog. But let’s be realistic. The development patterns here in the triangle are focused around moving in your car so the RBC Center on Wade Avenue makes so much sense and makes the experience of getting to it very easy.

I’m not sure of the exact number but I think it is safe to say that close to 90% of attendants to events at the RBC Center arrive by a car. The other 10%, at best, probably would account for taxis or charter buses. Imagine that same 90% figure, driving into a downtown Raleigh arena for an event. The current streets could not handle the amount of cars so more roads would have to be built to handle it. There is nothing urban about more roads in downtown.

Parking decks would have to be built, which cost much more then the surface parking lots at the RBC Center. This would most likely lead to higher parking fees. At $10 per space today at the arena, its anyone’s guess how much deck parking could be for an event.

The way I see it is that the RBC Center’s current location serves the Triangle and the surrounding areas very well. Fans from all over can drive right in and get out easily. A downtown arena would make the experience of getting to it more of an effort for those driving and would therefore deter the most loyal patrons. Those loyal fans are all of us who live here and support the teams that play there.

Charlotte decided to build downtown, or uptown if you live there, in order to better serve visitors from outside their region, visitors that were most likely staying in hotels in downtown Charlotte. That is their decision and it seems to work for them.

The question to think about is what you would prefer; an arena that fits into the development pattern that we have or one that is downtown, allowing visitors from hotels to walk to events and area residents still having to drive.

Stay with me as I try to get to my point.

Arenas Spur Development?

The downtown arena conversation sometimes includes other aspects with it. If the city funded an arena in one area, the thought is it will be a catalyst for development nearby. Let’s not forget that we are still waiting for that development to happen around the RBC Center today.

The reason the media describes the RBC Center as a life saver in the middle of an ocean is because the offices, shops, and condos never happened. At least, not to the extent that was envisioned back in the 90s. Now we are left with an arena all on its own with a few office buildings and no real atmosphere to cater to visitors. (well the Backyard Bistro seems to help out)

This is another reason why the downtown arena topic comes back every now and then. People see downtown Raleigh growing and more restaurants opening up then ever before. The area around the arena needs those restaurants. Downtown + arena seems to be a match made in heaven.

Rather then move the arena to downtown Raleigh, why hasn’t the area been studied and plans made to encourage smart growth around Wade Avenue and Edwards Mill Road? I’m starting to think that the best plan is to re-kindle the development fire around Wade Avenue and come up with a plan for smart growth that serves Raleigh and the arena.

Going forward, Raleigh should never build an arena with hopes to revitalize an area. Lesson learned, we move on.

RBC Center
by llnesinthesand, on Flickr

An Urban Arena For an Urban City

Downtown Raleigh represents only a small portion of urban areas in the city. If a downtown arena was added within a city made of suburbs, the arena would serve the suburbs, not the downtown. The conversation that is not happening is how to mesh an arena into downtown without creating an urban black hole when events aren’t happening and how to handle the massive amounts of traffic when there are.

An urban arena that serves the suburbs is one with a lot of parking decks. According to the RBC Center webpage, there are 8,000 parking spaces there. So how many decks does it take to cover 8,000 spaces? According to the Downtown Raleigh Alliance, the City Center Parking deck has 1,000 spaces so we would need eight similar in size. The City Center Deck is approximately half a block in size so we’re looking at four city blocks worth of parking.

Since no alternative to driving exists, except for walking by the few thousand residents in downtown out of over a million people across the Triangle who will drive, a downtown arena is not practical. When you add the fact that our transit system is in need of an overhaul and a huge boost in support, the idea is very weak.

The conversation we need to have after deciding that Raleigh should build an urban arena is at what point in Raleigh’s urban growth do we move it out of the suburbs and onto the urban grid. That is what Charlotte did, they decided to pair up their arena with some urban form but still maintain suburban aspects. It might not have been reported that way but that’s what it looks like to me.

The arena in uptown Charlotte is surrounded mostly by surface parking lots and a few very large parking decks. The time I went to visit for an event at the arena, uptown was gridlocked with cars looking for parking. Charlotte is still suburban enough to cause the same traffic headaches even though the arena is in an urban area.

Their arena, however, has a light rail station and a major bus station adjacent to it. The opportunity exists for them to grow mass transit around the arena as a way to release some pressure off the streets but that may take a major shift in car culture in this country for that to happen. (or decades of intense urban growth in Charlotte)

If Raleigh wants to build an arena in an urban setting, the city’s own urban areas needs to grow as well. Mass transit needs to link the Triangle and be immersed in our local culture. Downtown Raleigh should be five times larger in size and the amount of people living car-free should be a sizable portion of the Triangle’s population.

In my opinion, an arena doesn’t make sense at all for downtown Raleigh and wishing we had one to serve the events of today is silly and getting a little old. So to sum up, Raleigh isn’t urban enough for an urban arena and we shouldn’t have the conversation of an urban arena until our urban areas can handle it. Make urban sense?

Stand Out From The Crowd

A blog I follow to satisfy my urban planning desires is The Urbanophile. Aaron Renn, an urban analyst and consultant, has an article over at Design Intelligence and I wanted to highlight a paragraph.

While cities may specialize in different economic niches and have a historic legacy that gives them a unique built environment, they increasingly have turned to the same standard issue playbook for their development: boutique hotels, upscale housing, generic offices, international fashion labels, celebrity chef restaurants, and above all, starchitecture. The sameness of so many of these cities can be readily seen by flipping through the likes of the Wallpaper travel guides to various cities. On many pages, one would be hard pressed to determine what city is being discussed without looking at the spine.

Century of the City: Design Intelligence

Renn suggests that for cities to stay sustainable and maintain a competitive edge, they cannot follow the leader and build like their neighbors. If Raleigh copied what Charlotte did, Raleigh would trend toward being that generic, glass towered city with the same amenities as everyone else. If all cities offered the same experience then the only difference would be who can offer it the cheapest and that is not a game I want my city to be a part of.

So Raleigh needs to be different from Charlotte, which should actually be a very easy thing for us. With an enormous creative class, why can’t Raleigh try to stand out in the crowd of American cities and offer something other than Starbucks and flashy urban amenities? Renn’s article points to Portland and how they embraced the street car when no one in America was. Now, they own that space and cities that want to revamp their mass transit is going to Portland for advice.

Back to the arena, who’s to say that the RBC Center is located in the wrong place? If we listen to all the other cities that have put their arenas in their downtowns then we are just standing in line and borrowing their ideas. We should always question the decisions we make in building Raleigh but maintain a focus on being competitive and not catching up to what others are doing.

Some may call it weird or strange to try something different then the crowd but that is how you get noticed.

And don’t tell me that doing things just like everyone else is required to land big time events after the NHL All-star weekend in Raleigh.

Let’s Start Thinking

Instead of copying another city, Raleigh should consider creative ideas on how to enhance the experience of the RBC Center in its current location. Ideas no other city has done and possibly grow new traditions that become known across the country.

There is one unique thing that the RBC Center allows us to do that downtown arenas cannot; Tailgating. Carolina Hurricanes fans are starting to get a national reputation for tailgating before games. I remember seeing extensive coverage of the activity during the cup run in 2006 by visiting teams’ newspapers.

Another idea that I feel isn’t embraced enough is Raleigh’s ‘city inside a park’ look. We have a ton of trees around here and that local resource should be protected and even incorporated into certain areas. What if the RBC Center parking lots had towering trees throughout it? That would most certainly stand out to the national crowds looking upon us.

I’m sure an open forum on this topic could produce many more unique ideas from people that live here. What we should do is recognize what other cities are doing but be smart enough to think for ourselves so Raleigh does not turn into a generic city of the 21st century.

Closing Thoughts

So apparently I have some thoughts on the arena topic.

Even though the idea of walking to and from major events at an arena is something that I want, I still believe it is best that Raleigh stick with the RBC Center’s current location for many more years. Let the naysayers talk and try to stir controversy on a subject that is tired and old. I simply won’t listen.

Raleigh’s execution of the NHL All-star game impressed the nation, we should be proud of that. Next year’s hosts are taking notice. Now that we have raised the bar, we should take a look at how to raise it even more and offer something that other cities cannot.

There is still so much we can do to expand downtown into something for Raleighites to use every day and for visitors to take away something unique. Let’s not copy another city or be jealous that they appear to have more. After this weekend, Raleigh needs a bigger challenge.