The Naked City Blog

A reader e-mails to point to a redevelopment in the old Sears Building on Lake Street in Minneapolis. She opines: “The Art Deco Sears building is much more attractive, of course, than Eastland, but the idea is the same as what you’re talking about.”

And it’s a few miles from downtown, not out in the suburban neighborhoods such as Carowinds, and a bit closer in than Eastland.

Want to read the original posting, with comments? Here’s a link. Or just look below.

If you haven’t visited Plaza Fiesta Carolinas, you should. You might be glimpsing an early version of the future for the Eastland Mall site.

Eastland is a fading ’70s-era regional shopping mall, in a part of Charlotte that’s seen huge demographic changes in the past 30 years, with an influx of immigrants and more racially integrated neighborhoods. The mall’s owner, Columbus, Ohio-based Glimcher Realty Trust, has had it on the market since 2005. It said in July it would no longer subsidize it. Store hours have been reduced; the non-anchor stores aren’t even open Mondays or at night. And the city of Charlotte now holds an option to buy two of the five parcels at the 70-acre property.

Plaza Fiesta is a newly opened, Latino-themed enclosed mall in a re-used building next to Carowinds, just off I-77 on the N.C.-S.C. line. It’s where the old Carolina Pottery and outlet mall used to be. New owners from Atlanta, home to the first Plaza Fiesta, bought it and upfitted the interior to resemble a Latin American village.

The nonprofit forum, Civic by Design, hosted Plaza Fiesta architects David Schroeder and Sean Slater from Norcross, Ga., on Tuesday night. They talked about modeling the interior after real towns in Mexico, even to the extent of replicating owner Arturo Adonay’s (corrected from earlier misspelling) grandmother’s house in Mexico.

It’s laid out with streets and “alleys.” There’s a central plaza, a fountain and a lot of kid- and family-friendly spaces, such as a huge playground and a video arcade. It’s becoming a popular draw, even for Anglo families, the architects said. Yes, they’re going to be giving a positive spin, but I visited it with friends one recent Sunday afternoon and saw lots of people eating, strolling shopping.

But I was most interested in another aspect: its role as incubator for small, locally owned (in this case mostly but not exclusively Latino-owned) businesses. Much of the interior is filled with booths, arranged in trade-show layout, which play something of the role kiosks do at conventional malls – except those kiosks are likely to be run by national chains, not mom and pop businesses. In Charlotte, Plaza Fiesta officials visited Latino businesses along South Boulevard and recruited some of them to open spots at Plaza Fiesta.

Is it faux? Of course. Shopping malls are all replicas of true shopping streets in towns and cities. Is it in the wrong place, planning-wise? Sure. I asked Slater and Schroeder about those concerns, and they pretty much said, yep, it would be better in a more central spot, next to transit, and it would be better if it were in a real neighborhood with real streets and real houses instead of fake ones. “It is what it is,” Slater said.

But, according to them, it’s working as a way to give small entrepreneurs a toe-hold, it’s attracting crowds with lots of planned events, and it’s functioning as well as anywhere else in Charlotte as a gathering spot for the geographically dispersed Latino community. It’s safe, it’s pleasant, and – assuming they’re telling the truth – making money.

Here’s the Eastland hook: In the audience was Tom Warshauer, a city economic development manager whose assignments include Eastland Mall (also Independence Boulevard, and North Tryon Street). He was intrigued by the concept of a marketplace of small businesses arranged around a plaza, acting as a community gathering area. Maybe he was doing just a little daydreaming – don’t we all? – but he talked of the possibility of creating a Plaza Fiesta-type incubator space in a real neighborhood, in a more central and transit-served location – Eastland.

Just remember, you read it here first.

They’re calling it a “parkway”? That’s about as Orwellian as the Republicans running a presidential campaign AGAINST Washington – you know, where they’ve held the White House?

Have you ever driven Connecticut’s Merritt Parkway? Now that’s a parkway. Here’s one key fact: It prohibits truck and commercial traffic. So even when it’s jammed with traffic, you’re not hemmed in by tractor-trailers driving through your tailpipe or blowing you off the road. It’s a noticeably more pleasant experience.

North Carolina’s so-called Garden Parkway, a proposed toll road through western Mecklenburg County and eastern Gaston County, isn’t – really – being built because it will relieve clogged roads. It’s a development-enhancing road. And part of the rationale is to help the truck traffic from an intermodal (yucky word, it means dealing with trucks, trains and planes) facility planned at Charlotte’s airport.

Read about how some transportation planners say the road isn’t needed. And read about how two state senators (David Hoyle of Gaston and Robert Pittenger of Mecklenburg, who’s running for lieutenant governor) have bought land along the proposed route Because of local politicians’ continuing inability to say no to developers, those “parkway” interchanges are destined to become as full of glop as those around Charlotte’s outerbelt highway. Tip o the hat to Observer reporter Steve Harrison for those stories. Pittenger, you’ll note, recused himself from two votes that moved the parkway proposal through the legislature.

The 67 miles of the Merritt and Wilbur Cross parkways are lined with trees and woods, and the Merritt has a series of architecturally interesting bridges, designed by one architect. Both opened as toll roads but tolls were removed in 1988.

Even New Jersey has a parkway that prohibits truck traffic: The Garden State Parkway (not to be confused with our proposed Garden Parkway) was built in the early 1950s and prohibits trucks on the northern third of the route.

Somehow I don’t think the N.C.-style “parkway” will be a “parkway” at all. New name suggestion: The Garden Boondoggle.

Which city in the country has the best planning department?
I’m on the e-mail list for a group of planners-architects-landscape architects-nonprofit activists and journalists who’ve all taken part, as I did in 2005-06, in the Knight Program in Community Building at the University of Miami. A question went out recently to the group:

• Which mid-sized to large cities have the best planning departments in the country?

I was interested in the dozen or so responses that came in. They went about like this:

• “Nashville?”
• “Denver?”
• “Rick Bernhardt Nashville” [That was from a Tennessee developer. Bernhardt is Nashville’s planning director.]
• “Montgomery, Ala.” [From the same developer. He had a lovely quote at the end of his e-mail, which is worth repeating here: “Every increment of construction should be done in such a way as to heal the city.” — from Christopher Alexander, architect and author. ]
• “I think Portland, Oregon, probably belongs on this list.”
• “Portland has done some great things. … A list of other forward thinking departments should include Fayetteville, Arkansas.”
• “Now that Harriet Tregoning is heading the DC Planning Department, that could very well join the list.”
• “One would hope Milwaukee qualifies, having had John Norquist as mayor and Peter Park (now in Denver) as head of planning.”
• “The cities of West Palm Beach and Stuart, Fla., might be worth looking into.”

There you have it. Totally unscientific and based as much on reputation as on reality, but interesting nonetheless. Any planner-types out there care to second the above opinions, or disagree, or brag on their own cities?

So now we have a vice presidential candidate who uses Amtrak every day. Joe Biden commutes from Washington to his home in Delaware. If he’s elected, some people think that bodes well for rail travel. Would be nice to have some Amtrak champion with clout in DC.

It’s worth noting that John McCain has been an Amtrak opponent for years. But who knows? Maybe his veep choice will be another train fan.

Planetizen.com offers this item about Biden and Amtrak.

While I was in Boston last year, we took the train to New York and I noticed that between Boston and New York Amtrak was something like nine Acela trains a day (that’s the speedier, slightly nicer train), as well as almost hourly regular trains. They ran on time, and were quite handy.

Made me envious. While we were in NYC’s Penn Station awaiting a train back to Boston, I heard an announcement that the train from New Orleans — which is one of the few trains that comes through Charlotte — was arriving … three hours late. Figures.

I caught up today with Charlotte Chamber president Bob Morgan (below, left), and asked what questions he thought voters should be asking of North Carolina’s gubernatorial candidates.
He didn’t hesitate for even an eye-blink: Transportation, he said.

1. First, he said, ask Lt. Gov. Bev Perdue (the Democrat) and Charlotte Mayor Pat McCrory (the Republican) whether transportation funding is a priority for them. (As an experienced questioner, I’d say ask them their top three — or maybe five, whatever — priorities. THEN you’d see if “transportation” or “transportation funding” is among them.

2. Second, he said, ask how the state should pay for its transportation needs in the future. Some state officials estimate that by 2030 there will be a $64 billion (not million, billion) gap between state transportation needs and funds.

So far, according to Morgan, candidates are saying, “Fix the N.C. Department of Transportation,” meaning (what follows are my words, not his) get rid of the cronyism and inefficiency that we’ve all come to know and love. Candidates also say they’d stop transferring money from the Highway Fund into the general fund.

Fixing DOT and stopping the transfer of funds may well be excellent ideas, but they don’t solve the problem of there being not enough money to pay for the state’s transportation needs: maintenance, new roads, maintenance, new transit systems, maintenance, better rail service, and did I mention maintenance?

Where does that money come from?

Of course, the answer has to be, “From the taxpayers.” Maybe it’s a sales tax, maybe it’s a gas tax, maybe the state shuts down its education department or UNC Chapel Hill and transfers the money to the transportation department. (Note, I am NOT recommending that.) Regardless of how it’s done, the money is taxpayer money.

Don’t hold your breath waiting on either candidate to say so, though. Both Perdue (left) and McCrory (right) are smart enough to know the transportation mess isn’t going to be solved without more money. And both are smart enough to know it’s really stupid to talk about new taxes during a campaign.

To answer Karina, who wrote:

“I sure wish this blog would attract some less nasty folk. (Why is it not listed under blogs on the website by the way?).”

You can find the blog if, upon opening CharlotteObserver.com, you click on the tab at the top labeled “Opinion” and then on blogs/columnists. Or click on the regular “Opinion” page and you’ll see a listing for my Saturday op-ed column, and a teeny link to the Naked City blog.

I’m trying to convince the Web page designers to give this (and other blogs) more visibility. But for now, try bookmarking it, or or set up an RSS feed.

As to the tenor of the comments, let me remind everyone I police the comments and remove insulting or crude ones. If you disagree with me or with anyone else, that’s fine. It helps provoke discussion. If you insult me or others or use profanity (even with ** for letters) or discuss the uses of corncobs or call people hillbillies or rednecks or other insults, your comments will be deleted. Stay civil and we’ll all have a better time.

Finally, another reminder that one day soon, this blog will migrate from blogger.com onto a CharlotteObserver.com platform and you’ll have to register and provide a name for your comments. So no more comments from “anonymous.”

The high cost of free parking, chapter 29:

Raleigh high school students are upset about a plan to raise their yearly parking fee by $50, the News and Observer reports. It would go from $120 to $170 a year. In 2005, the Wake school board doubled the fee to $240 a year, but rescinded it after students complained. Charlotte-Mecklenburg students pay $25 a year. Durham students pay $75; Chapel Hill-Carrboro students pay $100.

No parking is free, it only looks that way. The cost of the land, the grading and the asphalt to pave school parking lots is absorbed by taxpayers. In 2006, a CMS architect told me each parking space the system builds costs $4,000 — not including the land cost. Those same taxpayers also shell out for a complete mass transit system for students only — school buses. (Note, school bus costs come from two different pots of public money: county and state.)

Call me heartless. My driver’s license-toting high school daughter would shriek if she knew I was writing this. But I think schools should offer less parking and charge more for it. Yes, it would probably cost more for high school bus routes, but maybe not that much more. They’ve got to hire drivers anyway, and drive the routes for the kids who do take the bus. Many of the buses end up with empty seats anyhow, because so many kids drive. (OK, OK, offer a “hardship” option to low-income students if they can prove to the principal they need to drive to school and can’t afford a higher parking fee.)

If parking cost more, more kids would walk, bicycle, take the school bus or a city bus, or carpool. The pocketbook talks.

A few links for you today, as today I have to work on the part of my job that takes up the bulk of my work time: writing editorials, an op-ed column and helping produce the daily Opinion pages of the Observer. So happy reading, y’all.

— MIT scientists say the country could slash the amount of fuel guzzled by a gas-guzzling nation by 30% to 50% by 2035, with such changes as lighter cars, hybrids and fuel cell cars. In other words, newer technologies. Here’s a link to a piece about it. Note, the words “MIT” and “scientists.” That means it’s not light reading.

— Outside magazine’s list of what it deems the Best Towns 2008. No Carolinas towns made this particular list, though Wilmington made the “Rest of the Best” category.

Excerpt: “WILMINGTON, NORTH CAROLINA (POP. 95,900) … With nearby beaches along the Cape Fear coast, an ever-expanding Riverwalk, a National Register historic district comprising more than 230 blocks, and a renewed economy that has been fueled partly by an active filmmaking sector, “Wilmywood” has become much more than a shadow of its former self.”

— NY Times: Downtowns across the U.S. see streetcars in their future. Mentions Charlotte.

— San Jose tries to fight sprawl from the San Francisco Chronicle.