Lloyd Farm Is Only “Doing The Wrong Thing Better” And Should Be Voted Down

Posted on October 22, 2018 by patrick

One of Canada’s leading urban planners, Brent Toderian, shares this slide with communities he consults in to spur discussion:

As the Carrboro Board of Aldermen contemplate the Lloyd Farm proposal Tuesday evening (10/23), they should know that they are clearly dealing with a case of Doing The Wrong Thing “Better.”

Despite years of discussion, the principal flaws of the Lloyd Farm proposal remain the same.

A Missed Economic Opportunity

We need to maximize our tax value per acre on parcels in Carrboro to better balance our commercial and residential tax base, and that means building up in a denser format. An urban grid with rectangular or square blocks makes redevelopment much easier in the long run.

Instead, Lloyd Farm gives us the limited value proposition of the Timberlyne Shopping Center and its strip mall-plus-outparcel format. Joe Minicozzi from Urban Three found that suburban Timberlyne produces a tax value of about $950,000 per acre while the taller, urban format Hampton Inn in downtown Carrboro produces over $33 million per acre.

A Missed Design Opportunity

The two most damaging design features of this proposal are the curvilinear road running through the site, and the poorly placed stormwater ponds that will make creating urban blocks on the site financially challenging or impossible for future redevelopers.

One needs only to view Durham’s Patterson Place in Google Maps to see how a suburban site can be laid out in a grid-like fashion to be infilled later. Twenty years after it was first developed, the Durham Planning department is doing exactly that, and a five-story Duke Medical office building and a Springhill Suites hotel are the first signs of a new, more vertical, higher tax-base per acre urban future at Patterson Place.

A Missed Housing Opportunity

Carrboro will not address its housing cost challenges without building significantly more new units, many of which could be built on such a large site. It’s also disappointing to see only senior housing being proposed. While there are housing needs for senior citizens in Carrboro, it is worth noting that older Americans are generally wealthier than everyone else.

Furthermore, the Town’s economic analysis indicates that the vast majority of the jobs expected to locate at Lloyd Farm will earn less than $15/hour, and are professions that are generally held by younger people. This proposal could have contained a significant number of micro-units in the 400 to 600 square foot size range so that people who worked at Lloyd Farm could live there, too, and walk to work- helping us be more inclusive in our housing while also reducing traffic.

So Where’s The Better?

The developer has made some changes to the original proposal. Getting buildings on the north side of the grocery store parking field may help that part of the site transform one day, and the addition of more floors of office space is better than those remaining one story buildings.

But while there is also a public gathering space/amphitheater designated, it does not have a real connection to the uses that would help activate it- the restaurants and retail. Instead, it is closest to the parking lot of an office building, and separated from those potentially synergistic uses by the beating heart of this proposal- the massive parking field for the grocery store.

Years of discussions have not changed the fact that the developer is basically following the punch list of a chain grocery store for their preferred suburban layout, where they work from the assumption that everyone always drives to the store, and that there’s no need to push back against that norm to do something better. This is the wrong thing to do in the 21^st century.

Carrboro cares about equity, works hard to make transportation choices possible, worries about how to grow the commercial tax base, and proclaims a desire to make a difference in a world where the IPCC just told us we have about 12 years to turn the tide on climate change.

Carrboro can do so much better, and it should. The Aldermen should reject this proposal and immediately get to work on a comprehensive plan to help guide developers toward those better outcomes. If you agree, shoot an email to boa@townofcarrboro.org and let the Aldermen know.

Lloyd Farm: What Happens When You Let a Grocery Store Chain Do Urban Design

Posted on June 27, 2016 by patrick

After several years of hearing suggestions for improvements from adjacent neighborhoods, elected officials, advisory boards and citizens from all over Carrboro, the folks at Argus Development have submitted plans for what they have always wanted to build here – a grocery-anchored strip mall. I first wrote about this project in 2014, nearly 18 months ago, and have talked to many Carrboro residents about it since. Very, very little about the proposal has changed and its chief flaws dating back to 2014 remain mostly unaddressed.

If I was a member of the Carrboro Board of Aldermen, I would vote to deny this rezoning application.

The most recent site plan attached to Tuesday’s packet is below. If you look at the link above to my prior post, you’ll see little has changed in 18 months. I’m going to list several shortcomings ahead of the image below.

The overall design of the site is simply too suburban, which makes it hard to redevelop into something better in the future. Some of the suburban features damaging this site layout in particular are the gently curving road from the top of the site the area down by the two stores surrounded by stormwater detention ponds. This roadway geometry and lack of buildings along the side of the road will encourage speeding through the site by cars.
Tax base efficiency for the town. This design incorporates several of the low-value per acre approaches documented in the 2014 presentation by Urban 3 to the Chapel Hill-Carrboro Chamber of Commerce (click to see slides-they’re EXCELLENT!). In a town with a rural buffer, we need to do our best to maximize our tax value per acre on parcels inside the buffer to produce a better balance between commercial and residential tax base in Carrboro, and that means building up in a denser format. The site design for this plan incorporates the limited value proposition of the Timberlyne Shopping Center and the “Older Outparcel Format” on slide 18 with parking completely surrounding a building, providing a much lower value per acre (in this case, about $950,000/acre) than more urban building types such as the Hampton Inn in downtown Carrboro. (Over $33 million per acre!). Go to the final slide and look at the comparison of mall or strip development per acre with mixed-use at 3 and six stories. The Lloyd Property should be in the categories on the right hand side of the chart; instead, it is mostly in the strip mall category, with limited tax base per acre developed and a design that locks that in for probably 30 or more years.
The massive parking field in front of the Harris Teeter grocery store. I don’t think I have had a single conversation about this project that doesn’t involve someone lamenting the massive parking lot fronting the grocery store, and how much better it would be to have something more akin to Southern Village instead. This suggestion has been made repeatedly to the applicant, and they have done nothing to engage with this community request in their design. The most likely reason is that their client, Harris Teeter, has probably sent some middle management person to the site who looked around and said “yup, this looks suburban, it must have the suburban standard site layout,” which comes with a checklist that says, more or less- “if we can’t have all the parking right in front of the store in a massive parking field, the store will not make money. Our customers are simply too stupid to figure out how to use our stores otherwise.” Harris Teeter’s own store at North Hills in Raleigh shows this isn’t true, but since the corporate grocery office has labeled this “suburban” rather than “urban” they are shoving the standard design down our throats. Let me say that again another way- one of the most significant undeveloped parcels in Carrboro is being designed primarily around the needs of a checklist in a major grocery store corporate office, not the town’s needs and goals.
The two water detention ponds with the two outparcel sites featuring a triple drive-through (worst kind of drive through!) bank and another retail site are a pretty irreversible suburban set of uses that work to prevent a future urban street grid from being installed while also only supporting low-intensity uses.
No public gathering spaces. There are two locations titled “Plaza Lawn” on this drawing. Neither of them are likely to be used by many people and become the beloved community space that the Weaver Street lawn is. One Plaza Lawn (bottom left) is going to be nearly empty, all the time. With no adjacent uses other than parking, and a walking path to Old Fayetteville- the side of the site featuring the least pedestrian traffic, there’s no reason to be here. The Plaza Lawn in the curve near the top center of the site will have high-speed traffic on one side, and a retail/restaurant space on the left side. Perhaps there may be some spillover here if this is a restaurant, but if it is a retail store, this will just be another grassy berm that goes unused. Looking at these two sites plus the big green swath of land between the road and the detention pond north of the senior housing, there was plenty of space in this site to create a village green surrounded by active uses, but the parking for the grocery store was too important. Are you one of the folks who was really interested in a gathering spot, or are you interested in learning more about the failures of American “plazas,” and why the Lloyd Farm “Plaza Lawns” fail in the same way? Check out this neat piece by Neil Takemoto on the difference between Americanized “plazas’ and Italian “Piazzas.”
Age-restricted housing. My most recent post on Lloyd Farm covered the issues with Senior Housing instead of housing for all ages. Click here to read why going from apartments to age-restricted housing presents a dilemma when it comes to equity issues in housing.
None of the buildings have any relationships with the streets. They have relationships with the parking lots. This means that it will be harder to tear these buildings down and replace them with more dense development in the future, effectively restricting the future economic capacity of one of our limited commercial zones.
Virtually all of the commercial buildings are one story. Orangepolitics ran a great piece recently on how we don’t have space to receive small and growing companies, and we can’t get ANY of these buildings to have a second story with some space for the next business that breaks out of an incubator to move to?

Lloyd Farm Plan April 2016

In closing, I’m going to share a few comments from the advisory boards that I thought were particularly good:

Add multistory mixed use development with ground floor commercial with residential
and/or office use above, and increased clustering of buildings relative to the current site
plan. Consider the model of Southern Village. The current site plan has too many
buildings too far apart with too much separated parking. Building up and clustering
would reduce impervious surface and therefore more effectively address stormwater
runoff and flooding issues. – Environmental Advisory Board

And…

The Board recognizes the need for senior housing in Carrboro, but is disappointed with
the lack of affordable or workforce housing. We would like to see some of the senior
residences made available at workforce rates. A payment-in-lieu should be required as a
condition of the rezoning.- Planning Board

And…

The Board strongly suggests that the final plan reverse the positions of the grocery store
and the buildings facing it. The intent is to reinforce a residential buffer. It would also
serve to decrease the distance between the grocery store and the senior housing.
The rezoning should include conditions regarding architectural standards, including
uniformity of materials and setback of taller buildings in proximity to residential areas,
which mirror the Downtown Districts. The conditions suggested by the Applicants should
also be included, however condition #1 should be amended to reflect the change in
positions of the grocery store and the facing retail buildings.

It seems pretty clear that the rezoning is the last chance to get any improvements to the design or reconsideration of strategies, and I hope the Board signals that this proposal should not proceed unless these issues are addressed. Given we’ve been at this for 18 months formally and longer informally, I’m not terribly optimistic that we’re going to get much better by giving them a green light.

In closing, I want to acknowledge that I think that development processes that don’t make it clear what the community wants and expects make it harder for developers to come to reasonable win-win outcomes for the community. I understand that the proposed investment at this site is a big deal, but I also think a superior project would offer better upside for the town and the developer if they could get past the inflexible approach to the parking on the grocery store and the other conventional mid-to-late twentieth century design approaches they are taking to the site layout and organization. Honestly, I feel like the investors and the Town are leaving profit and taxbase on the table to cater to the checklist at the Harris Teeter corporate office.

Given that we already have a Harris Teeter with a dangerous, pedestrian-hostile parking lot in Carrboro, and that these folks don’t seem to have incorporated much of what the community is asking for, I think that denying this rezoning is reasonable, and that the town should then turn to establishing a process that the TOWN leads to establish what type of development is appropriate for this site. We can (and should) do better.

Carrboro Advisory Boards Should Push For Gathering Space at Lloyd Farm

Posted on June 2, 2016 by patrick

Tonight, at 7:30 pm in Town Hall, the various Carrboro Town Advisory Boards will meet to review the Lloyd Farm rezoning proposal before it goes to the Carrboro Board of Aldermen later in June. This site represents a significant opportunity to do something compelling or make a lasting mistake for Carrboro.

All in all, Lloyd Farm is a mildly better than average suburban strip mall concept with a bunch of single story buildings surrounding a large parking field fronting a Harris Teeter. The “better than average” points come for significantly more attention to bike/ped mobility through the site than is usually present in proposals like this. That said, here are the key problems with it:

The layout is driven first and foremost by traffic engineering concerns; the two drive-thru parcels are particularly awful.
The green “Plaza Lawns” are located in places that almost guarantee they will never be used as public spaces.
No multi-story buildings on a large site that could accommodate them and surface parking
Too small a residential component for a town struggling with increasing housing affordability challenges

I’m not sure the last two are going to be addressed at this point in the game, so I’m going to focus on ONE MEANINGFUL CHANGE that could significantly improve this project.

Re-Configure the Lawns and Parking to Create a Gathering Space, So That There is An Urban Core to a Suburban Site

The image above is the most recent site plan with a few minor changes:

It removes the 7,810 square foot building in the curve of the road, and places parking there instead. (Blue circle)
It moves the square footage of those buildings into two buildings that front a place reminiscent of the the Weaver Street Market Lawn among several buildings. Just as people can walk into the center of Southpoint Mall’s primary walkway between Barnes & Noble and the Apple Store, you could do the same between these two buildings. Harris Teeter would still have a massive parking field out front, albeit in a slightly different shape than they are used to. If they can build a two-story Harris Teeter at North Hills, they should be able to handle this.
The public space allows for more urban cafe-style dining fronting a space for people rather than a space for cars. This could be accomplished with greenspace, hardscaped space like a brick plaza, or both. Ideally I think the developer could steal brick and planting design cues from the UNC campus, and then allow for dining along both sides of the space. The Piazza at Schmidt’s development in Philadelphia strikes this balance well, see below:
This closes the movement of trucks from behind Harris Teeter to the road with the bus pull-out closer to the apartments. Trucks will then need to make a 90-degree turn in front of Harris Teeter and then head north to the road to go left towards Old Fayetteville Rd, or somehow move south of the public space and adjacent retail and exit that way.
Finally, this move does take some retail away from the terminus of the greenway coming from Carol St. I understand how if I was coming from Carol Street, I would find this a bit of an aesthetic loss. However, I think that transition by walking and biking can be made reasonably well if there is also a greenway east of the bioretention area (PURPLE dotted line) that leads to the crossing near the proposed bus pullout. This consolidates crossings from the two directions that pedestrians and cyclists may arrive near a potential bus stop, and give them the smallest amount of parking lot/road combination to cross to reach the stores and the public space.

This Site Needs More Housing, For ALL Ages

It’s also worth noting that there’s just not enough housing being built on such a large site. Carrboro is not going to be able to address its rising housing cost challenges without building new units. Although there are 200+ new units here, this site can accommodate many more, and more stories of height over podium parking. Additionally, it’s disappointing to see only senior housing being proposed. While there are clearly needs for housing for senior citizens in Carrboro, since the Board of Aldermen proposed to look at every decision through the prism of equity at their annual retreat, it is worth noting that generally speaking, older Americans are generally wealthier than everyone else. The chart below shows the median net worth by age in the USA. The data is from the Census Bureau in 2015 via an article at the financial planning website fool.com. Given this distribution, it is hard for me to see how we can talk about equity in a complex that doesn’t allow people under 55 to live there.

One Chance to Get This Right

In closing, I strongly recommend that the advisory boards to be energetic in encouraging the Lloyd Farm development team to use this opportunity to provide a special place on the edge of Carrboro. Not only do I think this concept of a gathering space would garner them more support for approval, I think they’d actually get higher rents! I suspect that the primary pushback will be about their anchor tenant (Harris Teeter) and expectations regarding parking. If they are getting roughly the number of spaces they expect in view of the front door of the store (as my proposal above provides) I think they should be willing to compromise.

Dream Up Downtown Walk in Chapel Hill / Carrboro Tomorrow

Posted on March 30, 2016 by patrick

Are you free tomorrow evening, March 31st? If so, and you want to walk and talk city life, I will be joining Molly DeMarco to lead a walking tour and discussion of Public Spaces in Downtown Chapel Hill and Carrboro as part of the Chapel Hill Downtown Partnership’s “Dream Up Downtown” event series.The walk will begin at Peace and Justice Plaza (179 E Franklin St, Chapel Hill-in front of the downtown post office) at 6:30 pm. and proceed west, finishing in downtown Carrboro around 8:00 pm.

The walk will focus on the theme of Our Public Spaces! We’ll visit several public spaces as we wander through the two downtowns, and talk about what’s working well and what could use improvement. This event is meant to be a Jane’s Walk named after the influential writer and urbanist Jane Jacobs; it is as much a conversation as a tour. So please bring your own insights, questions, and vision for the future to share.

Come join us, all are welcome!

Key Take-away From Summer Streets: It’s Time For Autumn Streets

Posted on July 22, 2015 by patrick

Sunday, July 19th, from 8:00 am to 2:00 pm, Carrboro held its second “Summer Streets” (Herald Sun article) event, in which the block of Weaver St between Main St and North Greensboro St was opened to people and closed to cars. For the umpteenth time in the decade and a half I’ve lived here, the Town closed this portion of Weaver Street with no visible negative impacts to traffic or downtown in general.

As usual, people came out and enjoyed a calm public space, kids drew with chalk, and everyone generally had a grand time relaxing, even with 100-degree heat index temperatures. People did yoga, hung out in folding chairs just talking, and one of our Aldermen even held “office hours” for the second time during such an event.

What does opening a street to people do for a town? Stuff like this:

Kurt Stolka and his 3-year-old son walked around Weaver Street after playing a game of soccer in the street.

He said when there is traffic on Weaver Street, “I just can’t feel calm letting my kids play. You have to constantly keep an eye on them.”

But the Summer Streets program helps parents like him relax, he said.

Carrboro Summer Streets: Safe, Happy Kids Dancing on Yellow Lines

Kurt is absolutely correct. I took the picture to the right at the 2012 Carrboro Music Festival. I was able to take this photo because I did not have to hold DC’s hand in a vise grip in downtown Carrboro to provide protection from the greatest danger to children, cars. Why is this so important? Sure, I can take DC to Wilson Park, Carrboro Elementary School, McDougle School, or MLK Park and take advantage of any of the stuff there in the same way, but none of those places have the amenities of downtown in terms of food, commerce, and culture.

Back in May, WCHL reported that the Town was only going to hold three Summer Streets events, and to end them at 2:00 pm each time. This was due to concerns from “…local business owners inside Carr Mill Mall who don’t love the idea. They worry the street closures will keep shoppers away from the mall.”

Given the people-attracting quality a street closure can provide, I was baffled by these concerns. Fortunately, the latest Herald-Sun article reports:

“…[Carrboro Economic Development Director Annette] Stone said that after last month’s event, she sent out an email to business owners. She said she didn’t receive any negative responses and several businesses expressed support for the program.

Seeing as there appears to be broad agreement that there’s not problem here, let’s not take any more half-measures in managing what could be one of our community’s marquee public spaces- let’s set up an “Autumn Streets” program that starts the first Sunday in September and runs EVERY SUNDAY until the Sunday before Thanksgiving, from 8:00 am to 9:00 or 10:00 pm.

That would be twelve glorious autumn days to come downtown and relax, and twelve other great opportunities to try ways to program the block to engage residents. There are plenty of tourism co-promotion opportunities between UNC football games, 2nd Friday Art Walks, etc to take advantage of as well to engage visitors.

If you think this is a good idea, please email the Carrboro Board of Aldermen and let them know “I support weekly Autumn Streets!”

Lloyd Farm Development: Can We Avoid a Missed Opportunity?

Posted on December 1, 2014 by patrick

One of the more significant development projects in recent Carrboro history may reach the Board of Aldermen soon- the Lloyd Farm property. Located across NC 54 from Carrboro Plaza and just west of the Carrboro Post Office, this is one of the largest contiguous areas of mostly undeveloped land left in Carrboro. Here’s the location in question:

On September 11th I attended a meeting on the project at Town Hall. Late that night, I forwarded some thoughts to the development team. Having not heard back from them, I’m not sure what they thought of those comments, which were mostly about how to make changes to the organization of the buildings on the site that tried to allow for maintaining the overall building program, but organizing it into a more urban pattern, as opposed to a suburban pattern.

The more I think about the site plan that has been proposed, however, the more I think an outcome similar to what the developer is currently proposing is going to be a missed opportunity for Carrboro.

Let me start simply- if this parcel is going to develop (and it is) then it should develop in an urban pattern. In the plan proposed by the developer, the project is largely organized around a very parking lot. None of the other buildings have any substantial relationship to each other; instead they have relationships to the car circulation features. This is a suburban layout.

Lloyd Farm Site Plan

The Carr Mill parking lot in front of Harris Teeter and CVS is a good example of what you might get here with the large parking field.

Carr Mill Parking Lot from Greensboro St Side (click to enlarge)

What would an urban layout look like? More like one of these locations below. Forget about building height for right now. Just look at the relationships of the buildings to each other, and the spaces they create or frame. I chose these locations because the Lloyd site is about 40 acres. Where I could ballpark estimate the acreage of the commercial core of these projects, I did.

North Hills, Raleigh – 21-acre core, 850,000+ sq ft. Apartments also.

North Hills, Raleigh

North Hills Beach Music Series

American Tobacco Campus, Durham- 22-acre core; 1 million sq feet office space, 10 restaurants, 90,000 sq feet of apartments

American Tobacco Campus

American Tobacco Musical Event

Birkdale Village, Huntersville, NC – 52 acres; 300,00 sq ft, 320 apts

Birkdale Village, Huntersville

Birkdale Village Streetscape

Birkdale Village Fountain

The Piazza at Schmidt’s, Philadelphia – 8-acres: 500 apts, 50,000 sq feet office space, 80,000 sq foot public space

The Piazza at Schmidt’s, Philadelphia

Piazza at Schmidt’s, Market Day

Piazza at Schmidt’s – From Above

Biltmore Park, Asheville – 42-acres: 276 apts, 270,000 ft class A office, 283,000 sq feet retail.dining/entertainment, 65,00 sq ft YMCA, 165-room hotel

Biltmore Park, Asheville Layout

Biltmore Park Event

Biltmore Park Main Street

I have additional more detailed thoughts on how we’ve arrived where we are with the Lloyd project, but big picture stuff first: What do you think of these places as inspiration for the Lloyd property?

Quick Thoughts on Carrboro Music Festival 2013

Posted on September 30, 2013 by patrick

Another Carrboro Music Festival (CMF) is in the books, and generally speaking, it was a great afternoon. The timing of the event usually provides some of the best weather central North Carolina can offer, temperature/humidity-wise, and today delivered on that count in spades. I biked all over the place, taking advantage of our new bicycle facilities on Main Street and the elevator to the roof of the parking deck. (more on that later)

As usual, the music was tremendous- I caught several excellent performances spanning a slew of genres, mostly from people who live in town or nearby. The Tim Smith Band‘s reggae-influenced cover of “Into the Mystic” by Van Morrison was my favorite surprise of the day- just flat out awesome, even in a set that pretty much killed for 40 minutes straight. Doug Largent‘s organ playing was a great joy to hear in person for the first time as well. DC and I closed out the night at Steel String listening to Wes Collins‘ riveting “Waiting,” and then packed up the stroller and headed for home.

Wes Collins (standing) & Danny Gotham at Steel String Brewery

Beyond enjoying the day, though, I spent a portion of my time wandering around thinking about what the CMF tells us about Carrboro for the other 364 days of the year.

Here are my take-aways. Unsurprisingly with me, they are public space and transport-centric:

Lots of cities talk about “managing/cultivating/some-action-verbing” their brand, and I have previously heard that a good brand “delivers on a promise.” Carrboro has a brand and it lives it without much fuss- the town is informal, fun, musical, artistic, accepting, and comfortable with a certain amount of chaos in service of those things. The CMF is not the town putting on a persona for a day; it’s just Carrboro being Carrboro, only more than usual. That’s a good thing.
It’s great to see buses running in Carrboro on Sundays. We need our transit network to be a seven-day-a-week service. I asked Chapel Hill Transit staff and they said that a total of 679 passengers rode the two buses that provided Shuttle service on Sunday.
Even on the day of the year when the most visitors the town receives at once are there, traffic just isn’t that bad. And maybe the alternatives to get downtown help a lot with that, but still.
The parking deck was open, but not from the side that most people were likely to get the chance to take advantage of it. Even so, Levels 1-2 and a small part of 3 in the deck were filled. The roof, 4, and 5 were mostly empty even after going past all the spaces reserved for the hotel. Check it out:
3rd Level Parking Deck During Late Afternoon CMF
The sidewalks on our major streets need to be wider. Walking in Carrboro can sometimes feel tenuous under usual conditions, but the CMF crowds exacerbate this by pointing out how deteriorated some of our sidewalks are in our most heavily-trafficked areas. I’m thinking particularly of the sidewalks just east of the railroad tracks on both sides of Main St. Hopefully we can plan for some improvements here for the pieces that 300 East Main’s redevelopment will not address.
Closing Weaver Street between the intersection with Main/Roberson and the Weaver/Greensboro intersection yields a pretty minimal impact to the overall traffic conditions but provides a fantastic livability dividend to everyone who gets to enjoy the street. We’ve had a long-term closure of this space for the Weaver Street re-construction and multiple events like CMF and Carrboro Open Streets show us that the town can not only survive, but THRIVE- without that roadway capacity. We should think about what an opportunity that is for Carrboro to create a public space unlike any other in a town our size. More on that in a future post.

Did you have any observations you’d like to share from CMF 2013? Please add them in the comments!

Five Great Reasons to Bulldoze the BCBSNC Building In Chapel Hill

Posted on June 1, 2013 by patrick

BCBSNC Headquarters – A Building Its Own Architect Doesn’t Know What Do To With (photo from newsobserver.com)

Today Blue Cross Blue Shield of NC announced they are consolidating their operations in Durham and vacating their dated, modernist solar-cooker-on-cinder-blocks digs in Chapel Hill, because the building is inflexible, expensive to operate, and bad for workers:

Blue Cross officials said the insurer’s distinctive Chapel Hill headquarters – a rhomboid, glass structure designed by the architect A.G. Odell Jr.’s firm – had become more costly to operate than its other buildings and didn’t fit the way employees work today.

The article adds:

Blue Cross expects the move to Durham will ultimately save it more than $2.5 million annually in utilities and operating costs.

“It will be a walkable, flexible environment, and create a community of literally all of our employees,” Borman said.

As for the Chapel Hill headquarters, Blue Cross plans to work with town officials to determine the property’s future, Borman said.

McMurray [the building’s designer] worries what will become of his building.

“It’s sad that they’re leaving it,” he said. “I don’t know what you do with it.”

I visited this building this past year on a day with temperatures in the 60s to low 70s. The air conditioning was cranked up like it was in the high 80s or 90s outside, which I assume is part of the reason why their utility costs are so high- whoever occupies the building must combat massive solar gain through the roof. Even the guy who built the building can’t think of a reason to keep using it.

The site layout is as flawed as the building, with curvilinear roads in a mid-century suburban layout that wastes space with both pavement and grass. But as much as anyone hates the announcement that a major employer is leaving, the silver lining is an opportunity to redevelop over 30 acres, or more than 1.5 million square feet of land. If this dysfunctional building was torn down, what could fit there instead?

For inspiration, here are five other examples of quality urban development that could fit in that area or less:

1. Cesky Krumlov, Czech Republic (photo by Flickr user Iurbi)

This picture perfect town is mostly enclosed by a bend in the river that winds through it. The area within the river bend is about 80% of the size of the BCSBNC site.

Cesky Krumlov, Czech Republic

2. Vernazza, Italy (photo by Flickr user damianocerrone)

Hemmed in by the see and a hill, Vernazza only takes up about 40% of the BCBSNC site, and that includes some of the harbor.

Vernazza, Italy

3. Downtown Shelburne Falls, MA (photo by Flickr user neonlike)

Picturesque small town in Massachusetts with a waterfall, an abandoned bridge covered with flowers, and a trolley museum – in about 25% of the BCBSNC site.

Shelburne Falls, MA

4. The entire pedestrian-only section of Church St and the 8 surrounding blocks in Burlington, VT. (photo by Flickr user devils4ever)

About 91% of the size of the BCBSNC site.

Church St, Burlington, VT

5. The Downtown Core of Black Mountain, NC (photo by Flickr user Bass Player Keith Hall)

East of Asheville, the downtown of Black Mountain is about 50% the size of the BCBSNC site.

Downtown Black Mountain, NC

6. And One Bonus Location: East Franklin St (photo by Flickr user Zannie Gunn)

The space bound by Columbia St, Franklin, Rosemary, and Henderson takes up about 25% of the BCBSNC site.

East Franklin St

Any of these building patterns are more resilient for changing times than the modernist design of the BCBSNC building, which was always more about making abstract aesthetic statements than being useful to the people using the building or embracing the neighboring parcels in a constructive way. When was the last time you heard someone say Franklin St “doesn’t support the way people work or live today?”

Build a street grid on this site and populate it with many smaller buildings, public spaces, and much less parking, and Chapel Hill can have a tremendous new urban neighborhood built to last. This is an exciting opportunity. What could you imagine here?

How Cities Capture Informal Markets: Lessons from Poland

Posted on February 5, 2013 by patrick

Why do we have cities and towns?

While medieval towns were established for a variety of reasons, including defense or access to key resources such as water or arable land, it is important not to overlook trade. In addition to specialization after the beginning of agriculture, geography and topography brought travelers together in many places. The confluence of the Allegheny and Monongahela rivers to form the Ohio River practically guaranteed that there would be a settlement there in the future, very close to where the skyscrapers of Pittsburgh now stand. Anyone traveling from any one of those waterways to either of the other two would likely meet others there making trips in similar or opposing directions, creating a natural place to stop, exchange information about travel and perhaps swap supplies.

Once a certain number of people agree that on a certain day, at a certain time, in a specific place, that goods will be sold or traded- an Informal Market has appeared. Go back far enough in history and you will find whole cities that emerged around the increasing formalization (permanent structures for trade, accompanying space for residents who work as traders) of some of these Informal Markets, while other such markets disappeared.

A great example of a market that became the heart of a city is Krakow, Poland, which has been reported in written records as a center of trade since before the year 1000. Krakow’s Rynek Główny (Main Market Square) is the largest public square in Europe, with its centerpiece being the Cloth Hall, where linen was sold in the current building as early as 1555 and is still sold there today. (Pictures below are all my own from a trip DW and I took to Poland in 2006)

Cloth Hall, Rynek Główny (Main Market Square), Krakow

Adjacent to the Cloth Hall is the 14th-century St. Mary’s Basilica, which replaced an earlier church on the same site from the 13th-century. The smaller buildings to the right now contain stores on the bottom floor and homes and offices above, which is probably similar to uses for the last several centuries.

Moonrise By St. Mary’s Basilica, Rynek Główny (Main Market Square), Krakow

Another more recent example in Poland of an Informal Market becoming formalized that we were lucky to see is the now-defunct Russian Market of Warsaw, which was unfortunately destroyed to make way for a new soccer stadium for the European Football Championship 2012 tournament. In 1989, the City of Warsaw leased a previously abandoned Soviet-era stadium to a private company who turned it into the largest open-air market in Europe. The market over time came to have a reputation for selling black-market Russian military goods, liquor, pirated media, and more mundane items such as clothing. By the time we visited in 2006, the market did not seem particularly dangerous in any way, but it had become so large that while the old stadium still held many vendors, it had also spilled beyond the stadium walls into a network of streets and paths reaching to the nearest bus station, creating a 1/3-mile long line of commerce.

Russian Market Alley, Warsaw, Poland, 2006

To me, the most interesting thing about this fascinating piece of Warsaw was that it had become so routinized into the life of the neighborhood and the city — the market definitely carried many goods that were not being reported for sale, even if they were legal goods. We found out about it by reading the Lonely Planet guidebook on Poland. The City of Warsaw had more or less turned a crumbling stadium with a sketchy past into an attraction, albeit a mostly local one, complete with its own bus station. I think it’s fair to say that when your Informal Market has a bus station, it’s no longer an informal affair.

Dworzec Bus Station, Russian Market, Warsaw, Poland, 2006

Both the Krakow and Warsaw examples indicate what mature Informal Markets can look like, the former completely formalized and integrated into the very core of the city, and the latter reaching a mature state in which it is still not part of the full, legal, traditional city economy but is still nevertheless a safe, established, and accepted community institution.

The reason this is interesting to me is that a lot of communities in the US are almost hard-wired to stomp out Informal Markets (and I’m talking about markets of legitimate goods, not pirated DVDs, etc) anywhere they spring up without thinking about what they are doing or why. But Carrboro is pretty good at tapping the potential of Informal Markets for making our community a more vibrant and interesting place to live, and this characteristic of the town is something we might consider how to capitalize on. Tune in tomorrow for a discussion of the Informal Markets of Carrboro.

CityBeautiful21

Urban Planning for the 21st Century

Category Archives: Piazzas, Plazas, Parks and Squares