Five Great Reasons to Bulldoze the BCBSNC Building In Chapel Hill

Former BCBSNC Headquarters

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

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

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

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

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

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

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

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

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

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

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

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.