Red Hat’s Latest is a Bad Sign
Red Hat has removed the scaffolding to reveal its bold, red sign atop its new headquarters in downtown Raleigh, and, eh….oh dear. First of all, I’ll admit to being biased by saying that I liked the big grey schmoo that topped the building in the Progress Energy era. It not only gave the building some much needed asymmetry, but it also complemented the outlines of the taller buildings on Fayetteville Street, especially when viewed from the south.
The new, rectangular bright red facade atop the building is eye-catching, but only in its garish amount of bright red which stands in stark contrast to every physical structure in downtown Raleigh. It’s as if Red Hat got a waiver on the city’s unusually harsh sign ordinance. I’m sure the CityGate Real Estate owners who are being assaulted not by both the joe schmoes of the Twitterverse and by city councilors for CityGate’s street level video signage, are taking due notice. BB&T and PNC Bank, with their little bitty tower-top signs, are probably also noticing.
Not only is the sign “not in keeping with the neighborhood”, the logo’s vertical alignment is too low in the red billboard to be fully seen from the south (see photos). Whether exiting Memorial Auditorium or entering the city from South Saunders Street, there is no good place to view the sign due to its layout.
Hopefully Red Hat will notice the problems with their sign and correct it. I’m all for tasteful signage, and don’t want a bad sign to cause a knee-jerk response from lawmakers that would would restrict the good signs.
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Charter Square Enters New Chapter with Announcement
Today city officials and developers joined together to announce the new plan for Charter Square. The 11-story project will contain 225,000 square feet of commercial space in a single glass tower. Currently 35,000 of the space is committed. Some of that space will be another ground floor restaurant by Echelon Hospitality. Construction is set to begin this fall, with a 1-year construction window.
The newest chapter in Charter Square is led by developer Dominion Realty Partners and architect JDavis. The site occupies the east half of the footprint of the former Raleigh Civic Center and was once referred to as “Site One ”. The project vision was for a two-tower mixed use development with one tower containing residential and the other commercial. As part of the development of the Convention Center and Marriott hotel, the City of Raleigh moved forward with the underground parking garage construction for the Charter Square plan.
Then 2009 happened, and the economy hit developers in every city hard. The new project will still be built on top of that investment. Thankfully the climate is such that progress on this site can move forward once and for all.
Durham Discusses New Tower
Today the City of Durham is discussing a proposed 26-story tower that would be the city’s tallest. The project would stand next to the venerable Hill building, inside of downtown’s loop, and would contain 133 apartment units in the buildings upper 21 stories. Half of the street level would be retail while the rest of the building would be parking garage.
There is a very nice pdf of the proposal posted at the Durham website. It includes details of the project, its positive and negative impacts on the surrounding neighborhood, and many, many renderings.
I first should say that I love the architectural style of the building. The use of balconies to give the building a softer, rounded look is beautiful. The building would be a great improvement to the stale Durham skyline. I do have many deep concerns about the viability of the building as a business project, and concerns about its affect on future housing in downtown Durham.
In Raleigh we saw the addition of two “highrise” condo buildings with the West at North project and the RBC Tower. Along with other projects such as Bloomsbury Estates, the Hue and the Paramount, Raleigh saw a fast glut of high-rise condo spaces in a very few years. Predictably the market was overbuilt for condos, and some projects either went to apartments or went into foreclosure. At this point does the downtown market of Durham need 133 sky-high apartment units when it really has…none? This is a big financial step for the developers into an untested market.
Does this project improve the quality of life in downtown Durham? For sure, the Durham loop is begging for some residential component. The area has much potential as a walkable, charming 24-hour live/work/play zone. I have serious concerns about any residential project that is more than 6 stories tall. Above 60 feet or so, residents are no longer part of the community, but rather, in their own world. It is more convenient in some cases to just go down to the car in the garage and drive to destinations. Would it be any different for this project? Does the Durham market want all of its apartment demand sucked up into one portion of one block.
In urban areas with an abundance of vacant lots, like Raleigh and Durham, I feel that the best residential plan for a viable long term community is in 3-4 story facilities. Row houses and small projects are far more likely to put pedestrians on the street, pedestrians who care about the neighborhood, than projects that allow residents to escape the very neighborhood being built.
TBJ Presents New North Hills Renderings
Today TBJ posted a slideshow of upcoming North Hills projects that is worth a look. The photos show renderings for a 19-story building that will go between Sparians and Six Forks Road, the 6-story Midtown Green apartments, an amphitheater, a free-standing Chuey’s, and details of the upcoming Allister apartment complex on Ramblewood Drive.
Tucked away, however, in the slide show are images of some other unannounced projects, too:
- The high-rise condos planned for the space next to the Brothers Cleaners drive-thru are still present.
- The two high-rise buildings that were once denied by the Raleigh City Council still appear in the plan. The buildings would sit in the vast surface parking lot between Six Forks Road and Coquette, and Lassiter Mill. The plan shows the removal of the Exxon station at the corner.
- First Citizens’ low-rise crescent shaped office building adjacent to their odd circular building at Lassiter Mill and Six Forks is also present.
- At North Hills East, a low-rise building is present between Sparians and the Camelot/Dartmouth intersection.
- A very tall cluster of buildings is depicted between Piola and I-440, where Aldert Root School temporarily sat a few years ago. Originally this area was to hold a retirement development, but with an amphitheater going in at that end of the development, I certainly hope the plans have changed.
- Most interesting, though, is the pair of high-rises, taller than the Renaissance Hotel, that would replace the JCPenney parking deck. The current deck has seen better days, for sure. Currituck Road is not depicted in the view, however this pair would best logically fit between the Currituck extension and the existing JCP.
- The Ramblewood developments appear, as backward as they are, to be in place as being constructed now. (Why in the world are the single-family homes up at Ramblewood at the main traffic outlet while the high-density condo buildings are stuck in the back adjacent to Drewry Hills houses? )
- The (recently razed) BB&T and former Bank of America buildings across Six Forks from the fire station are still present, indicating some error in this master plan.
The plan looks good from the birds eye view, though the complex is going to have to have a lot more parking than it currently has. When that parking is built, hopefully it will make more sense than the CapTrust tower’s parking; the creepiest parking garage in Raleigh.
How’s the Economy Really Doing?
There has been a recent uptick in the local real estate market, but don’t be so sure that the economy is gaining too much momentum. A simple Zillow view of Pre-Foreclosures and Foreclosures in Raleigh shows that there are a lot of people who have missed payments on their houses over the past year or so. In fact there are more than are shown at this zoom level.
30 Predictions for 2013
Happy New Year, everyone! 2012 was an fascinating year, with the Olympics, the Election, and a little bit of economic traction, the year turned out to be more interesting than expected. With the close of the year, it’s time to pull out the old crystal acorn and make a few quick predictions (30 to be exact) for the upcoming year. (Don’t take these to the bank, though! If this thing were any good, I’d be in Vegas with it.)
- Publix will begin construction on their first Triangle store…in Cary in the Davis/54 area.
- Publix will pick Creedmoor/Millbrook for their first Raleigh store location. The new owners of Falls Village will make a strong play for Publix, offering to raze half of their center to accommodate a large grocery store.
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- Raleigh will begin discussions to tear down Memorial Auditorium – with the dominant bookings of the DPAC, Raleigh people are increasingly irked by having to go to Durham for so many good events. Leaders in Raleigh will talk about removing the center section of the performing arts complex and replacing it with a stacked, 3-tier facility to compete with the DPAC.
- Violence will be an increasing problem in Glenwood South, and patrons will start seeking another focus for nightlife, most likely in…the Hillsborough Street area, which will be the next wave of downtown revitalization.
- Orvis will close in Triangle Town Center and seek space in a part of the Triangle where their patrons actually live. Perhaps Kidd’s Hill behind Crabtree?
- Development of both Kidd’s Kill properties will finally begin, but the Soleil Center/Westin land will remain an empty lot.
- A new mall will be announced for the I-40/42/70/540 area between Clayton and Fuquay. It will focus on serving the Johnston County market.
- Best Buy will close at least one Triangle location. My bet is the newest store, Brier Creek.
- Between Liles, The Varsity, and Nowells, Raleigh will only support two, and one will close.
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- As brick & mortar retail continues to struggle, Crabtree will add another restaurant in its mall proper
- While Washington policy will grow much more liberal than we’ve seen in the previous 4 years (increasingly hostile fiscal policies toward the wealthy, increased spending on social programs, and a stark increase in liberal social policies and transit expenditures), North Carolina policy will become more conservative, but not by much. In the next four years issues like Gay Marriage, Legalization of Pot, and Gun Control will stay put in this state, unless there is federal mandate…
- …The Supreme Court will rule that Gay Marriage must be recognized by all states, and Federal Legislation implementing more stringent gun control will override North Carolina’s stance.
- North Carolina will get an increased amount of funding for transit (regional “high” speed and local light rail), but the State of North Carolina will decrease expenditures in these areas, and no real progress will occur in the next four years, especially with light rail.
- Raleigh will continue its oppressive assault on drivers in neighborhoods by reducing the speed limit on Glen Eden to 25 mph. They will also erect more of those contrived islands meant to annoy and slow drivers.
- UNC and NCSU will field bubble teams in football, once again, that will get absolutely no national attention.
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- If the NHL season is cancelled, Backyard Bistro will close.
- T-Mobile will be bought by one of the other carriers, most likely AT&T, reducing the number of carrier networks to three in the Triangle.
- Free Wifi will be everywhere by the end of the year. In the malls, the restaurants, and in grocery stores. Most importantly, I predict that free wifi for every fan in the building will be implemented in the PNC Arena. (yay!)
- The number of restaurants with tablet menus will grow quickly. In fact, only cheap or snobby restaurants will be without a tablet presence by the end of 2013.
- Buca di Beppo will announce their first Raleigh/Cary location
- PDQ will announce two more locations. One in the Southpoint area and one in Cary.
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- One of downtown Raleigh’s Indian restaurants will close. Will it be Blue Mango or Mantra that survives?
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- BJ’s Brewhouse will announce their first North Carolina locations – on in Charlotte, one in Cary.
- The next big culinary ethnicity, after Mexican starts to fade, will be South American. Restaurants like Machupicchu and Guasaca will have excellent years, but will see more competition, too, especially in the casual dining space.
- Guacamole variations will be the next trend within the Mexican food space
- The IHOP on Hillsborough Street will close, but will be replaced in 2014 by a mixed use apartment building that will have street level retail, including a new IHOP. (This is a planned project. The prediction is that execution will begin this year)
- The Triangle will be selected as the site for filming a nationally prominent movie.
- No significant changes to Raleigh’s skyline will be introduced in 2013.
- A MakerBot-like 3D printing business will open in Raleigh, allowing people to create functional and artistic plastic items just-in-time.
- Here’s the big one: 2013 will be the Year of Durham, and the crowning moment will be an announcement by Google that their second Google Fiber city will be…Durham.
HGTV Unveils Kiawah Dream Home
One of the great events of New Years is the HGTV Dream Home special. This year’s house is at Kiawah Island, near Charleston, SC. While this isn’t Raleigh, per se, it is the first Dream Home since 2006’s Lake Lure house that is within driving distance of Raleigh.
Set in the buggy marshlands of Kiawah, the house features 3 bedrooms and one living noise space. The house appears to be well built, and would be a great getaway a few times a year for Raleighites! You can enter to win this house thru February 15.
HGTV will run their Dream Home 2013 special three times:
- Tonight (Jan 1) at 7pm
- Tomorrow (Jan 2) at 6pm
- January 11 at 6pm
Publix Eyeing Triangle Sites
It appears that some may have missed TBJ’s announcement last week concerning Publix . It appears the excellent supermarket chain is eying sites in the Triangle.
The Lakeland, FL-based chain has nearly 1,100 stores spread throughout Florida, Alabama, Georgia, Tennessee, and South Carolina. The expansion would mean direct competition for Charlotte-based Harris Teeter, which has stores Florida, Georgia, South Carolina, Tennessee, North Carolina, Virginia, DC, Maryland, and Delaware.
If Publix wants a slam-dunk site in Raleigh, they should go into the former Hannaford and Lowes grocery store spot between Costco and Trader Joe’s. ( map it ) The complexion of that retail neighborhood has considerably improved since the failure of those stores, and the addition of Costco and Trader Joe’s draws people from across the entire eastern half of the Triangle already. The site has convenient I-440 access, and is a location where both Inside The Beltline and Outside The Beltline shoppers feel comfortable. The site is currently leased by a workout gym, but who are we kidding? Right?
An alternative might be the newly razed lot between the old grocery store site and Trader Joe’s. My limited understanding of this former ITT industrial property is that it has had brownfield contamination issues. Depending on the progress of the cleanup, this site could be, and should be developed into a multi-use retail/residential development that ties in to Holly Park to the north, the future light rail corridor to the east, and the Costco area to the south. It is an excellent opportunity looking 10 years forward.
As far as other areas of older north and west Raleigh go, unless an existing grocery store’s current lease is not renewed, it is hard to imagine another site for Publix that could be gracefully executed, to be honest. Perhaps Kids Hill behind Crabtree? Perhaps a corner on Blue Ridge Road? These don’t have nearly the visibility and ease of access. Old Raleigh has very few non-industrial commercial corridors. Therefore the Wake Forest/Six Forks area is absolutely the best option for capturing old Raleigh. There are other lots in that area, such as the Southern States Nissan property, but considerable terraforming will need to be accomplished to deal with the flooding that property periodically experiences.
To be honest, though, Publix could go into any safe area and do well in Raleigh. The sooner the better!
Burroughs-Wellcome Tour Coming Next Weekend
Triangle Modernist Houses continues their excellent series of architectural tours with a tour of the former North American Headquarters for Burroughs-Wellcome. The building was one of Paul Rudolph’s best pieces, and has not been open to the public for decades. It was featured in the strange, salvaged Natalie Wood/Christopher Walken movie “Brainstorm.”
The tour takes place on Saturday, October 20 from 9am to 1pm. Advance tickets are $9.95 and $15 day-of. Tickets and more information are available at the TMH Tour Page .
Dental School Puts Two Hotels on North Carolina Avenue
UNC School of Dentistry Welcomes
Modern Era with Dedication of New Building
At the end of April, the UNC School of Dentistry opened a $118 million expansion that greatly enhances the school’s ability to accommodate not only larger class sizes, but to educate more effectively. The facility also positions the school as a worldwide leader in dental research.
The UNC School of Dentistry started out of a Quonset hut in some woods near the UNC Hospital in 1954. A few years later the “Old Dental Building” was erected and set the school on the path to being one of the South’s finest. However in 1969 the school opened Brauer Hall, 5-story complex that housed both clinical and educational spaces. It was an important step as the school was able to both grow its class sizes and split its clinics into specialized spaces.
However as the next couple of decades passed, the school found itself unable to keep up with the state’s burgeoning population, and found itself with outdated clinical spaces that no longer met the standards of modern dental technology. With a boost from Butler leader Bud Tarrson and his wife Linda, the school opened Tarrson Hall, a 5-story companion to Brauer Hall, in 1997 that solely included clinical spaces to meet the school’s needs.
While Tarrson Hall greatly improved the patient care the school provided, it was an architectural paradox. At the dismay of myself and many Class of 1996 classmates, the school chose to extend the 1969 Internationalist façade from Brauer Hall onto Tarrson Hall. Yes, it was aesthetically consistent, but so are his-and-hers El Caminos. Functionally, however, the folks at Odell in Charlotte designed a masterpiece. Tarrson Hall pulled the patient experience toward the corner of the complex closest to the parking decks, allowing the school to renovate the opposite end of the school in a manner that best satisfied educational and research needs. No longer were patients seen ambling through student locker rooms and janitors’ closets looking for hidden clinical spaces. Tarrson simply restored logic to was the functional spaghetti of the 70s and 80s dental complex.
In 2000 the citizens of North Carolina approved a massive bond initiative that saw every UNC campus greatly improve its physical campus. At the end of this parade is the Koury Oral Health Sciences “building”. Composed of two fused buildings that greatly resemble hotels in the game Monopoly, the facility replaces two minor buildings of the once 5-building dental complex. It adds a new hands-on simulation lab for teaching clinical skills to dental students, a large auditorium, a large classroom, research labs, and numerous conference spaces. Not only will current and future students benefit, but also practicing dentists, as continuing education courses can perhaps find their way back into the “schoolhouse”. Koury is its own building, but that is easy to forget as architects utilized the resulting gangway as a large multipurpose atrium.
I took a brief tour of the facility last week and was duly impressed with the amount of detail and foresight that went into not only the design but the execution as well. The building is so well integrated that one is almost surprised to encounter any disconnect with the old complex.
It is better to think of Koury as a crescent that lines the western border of the complex. The needs for this building are quite different than those served by Brauer Hall, so architects eschewed floor height constraints set forth by the existing complex. Lab and large class spaces need high ceilings, so each floor is taller than those in Brauer, which creates a “malocclusion”, if you will, between the upper floors in the complex. The connection to Brauer Hall’s third floor is on a floating stairway landing, and connections to the Old Dental building are engaged by stairway landings and a two-sided elevator as well.
The teaching lab space in Koury is fantastic, easily serving a class size of 100 or more (Since 1969 the school could accommodate class sizes in the 75-83 range). Not only is the space bigger, the lab benches are updated with brand new equipment, and the A/V presentation system is up to date. More impressive, though, is the open space afforded by surprisingly few columns. This is more helpful to large class lab teaching than one would initially expect. The column issue is quickly noticed upon entering one of the recently renovated labs in Brauer Hall.
The large auditorium and the classroom are also fantastic, and are on par with the superb facilities found in other graduate school spaces on campus such as the Kenan-Flagler Business School. Additionally, the lab spaces are excellent, and presumably are the finest educational setting dental lab research spaces in the world.
As the science of Dentistry has evolved of the last half-century, so has the science of Education. In our four year period in the school, we were largely “lectured at” in lecture halls scattered throughout the dental and medical complex. They were cramped, run-down auditoriums that had been long-since converted into low-rise movie theater arrangements. Today’s era of education, however, advocates many more small group/discussion experiences. We saw hints of this style coming on in the 90’s, but the school, frankly, did not have the facilities to host such a model. Koury affords several locations for small group learning. I counted six conference rooms, but other minor spaces also exist.
The delivery of information has greatly changed since the mid-90’s. When we were not in lecture halls, we were in the basement of the Health Science Library viewing tapes of the driest of content. Now with the internet aiding this content’s delivery and the variety of spaces in Koury, students can learn the same material in a variety of ways with more flexibility.
The L-shaped atrium is one of the most fascinating pieces to the new dental complex. What was once a baron, dirty service entrance to Brauer Hall is now an excellent multipurpose space. Hallways in all of Koury’s five floors overlook the space which is largely lit by skylights during the day. The floor space of the atrium contains a new offering to the dental complex; a snack bar. The adjoining tables in the atrium all are located near numerous inset electrical receptacles in the floor, so the space can be used for small group study and other purposes at any hour.
Perhaps the most interesting element to the atrium, however, is the multifunctional elevator/stair column that now sits in the old connector space between Brauer Hall and the Old Dental Building. The landing facing the rest of the atrium contains a lectern, allowing one to address the cavernous room. From the the lecturer’s point of view, the atrium floor is not the only location imagined for the audience. There are perches on higher floors as well as the far corners of the atrium. This allows excellent sightlines for the audience of potentially hundreds in a space that for so many similar projects is discarded.
Most notable to drivers on Manning Driver, however, is the new pedestrian bridge that connects the second floor of Koury to the cafeteria in the Bowles building. This is another example of flawless design and execution, as pedestrians no longer have to dangerously cross one of UNC’s grand avenues.
Crossing the bridge is a pleasing experience. The walkway is covered in bricks, and feels like a continuation of the plaza spaces on each end, and is consistent with the more aesthetic older areas of the campus. The east view from the bridge is one of the best public views in Chapel Hill, too. Finally, the drainage system for the bridge is outstanding without causing a danger to those wearing heels.
There are a few problems with the additional facilities, though. The entire West façade of the South half of Koury integrates the sidewalk, offering pedestrians a covered walkway insulated from cars on Columbia Street. However this cover stops short of the Koury main pedestrian entrance, leaving a disjointed experience. Furthermore, the walkway extending north to the Health Sciences Library immediately swerves toward the road and exposes pedestrians to what is essentially a highway. Also, there is a clearing of land where the old Dental Office Building was that could have been converted into a small transportation plaza that would have been better than the current Health Sciences Library bus stop.
Also, the west end of the atrium floor is on a level that is a couple of steps up from the main room. These two terrazzo steps, found at the bottom of the main Koury staircase, are not permanently marked and are not seen easily by those who have completed their move down the stairs. Finally, the receptacles in the floor of the atrium are already getting torn up by the café furniture. A different design is needed for these to continue to be functional and safe.
There is so much more to the Koury building than can be appreciated in a simple tour during a dormant week for the school. A whole chapter could be written about the lab spaces as well as the building’s pursuit of LEED Gold certification. However it is fair to say that the complex almost perfectly satisfies the needs of the school in the Modern Era. The steering committee, designers at Flad & Associates, and builders are to be commended for making the UNC School of Dentistry the marquis dental education facility in the world for years to come.
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AIA NC Hosting “Old Buildings, New Designs” Author
from the press release:
Join Author, Charles Bloszies to discuss his book, Old Buildings, New Designs . Increasingly, architects are asked to design new work for existing structures. Whether for reasons of preservation, sustainability, or cost-effectiveness, the movement to reuse buildings presents design constraints and possibilities that differ from those encountered during the design of new buildings. Old Buildings, New Designs | Architectural Transformations reveals and explores the issues of working within a given architectural fabric—from the technical matters that arise from aging construction to the controversy generated by the various project stakeholders to the unique aesthetic possibilities created through the juxtaposition of old and new. Old Buildings, New Designs | Architectural Transformations features nineteen innovative case studies of built work by an international list of renowned architects including Daniel Libeskind, Renzo Piano, Foster + Partners, and Herzog & de Meuron, as well as an insightful foreword by noted architect and preservationist Hugh Hardy.
Date: Monday, April 30, 2012
Time: 6 PM – 7:30 PM
Location: AIANC Center for Architecture and Design 14 East Peace Street, Raleigh NC 27604
Free and open to the public
City Council to Pick Site 4 Developer
In February, the Raleigh City Council released a Request for Proposals for development of the storied Site 4 location in downtown. In Tuesday’s 1pm meeting (video stream), the Council will select a developer to build a new hotel on the site.
A boutique hotel was once planned for the site, however funding was unobtainable by the developer within a reasonable period, and the city retracted their selection and waited for the economy to recover. Now there are three developers proposing projects for the site:
- Summit Hospitality Group, Ltd.
- Raleigh Prime Investors, LLC
- Noble DLR Group
A selection committee of city staff and others reviewed the proposals and recommends the Summit Hospitality Group plan to build an Overcash Demmitt -designed Residence Inn of about 9 stories.
It’s been a long, long while since there has been this much ( any ) activity in the private sector, so we should probably just be happy that something is being built. However this building will be around a long time, and will contribute to the downtown Raleigh “Money shot”, so while the hotel doesn’t have to be a lavish design, it should stand for quality instead of just meeting a budget.
Overcash Demmitt has some interesting projects and some monotonous cookie cutter garbage. Hopefully we’ll see a project that more closely resembles the Charleston Hotel than the Hilton Garden (College Park, GA). Given the standard that has been set by hotel design in those blocks, well…we’ll see.
NCMNS Nature Research Center Gala, Grand Opening Set
The expansion of the the North Carolina Museum of Natural Sciences is almost open! On April 20 and 21 the museum will host Our Universe is Expanding , a 24-hour celebration. The facility will house four research laboratories used by scientific staff from the Nature Research Center (NRC), the museum, UNC System, and visiting scientists. Visitors can observe these spaces as well as participate in interactive and multimedia exhibits. There is a slate of events scheduled for the opening, and all events are free to the public.
Grand Opening:
Gala
The weekend before the grand opening, however, is the Grand Opening Gala . The event, which takes place on the evening of Friday, April 13, will feature performances from the TFC Band, Mark Wells QUartet, The Magic of African Rhythm, Mickey Mills Steel Drum Band, and Infinity Circus. There will be food and an open bar at this black tie optional event. Tickets are $200 each and include the After Party events.
The Gala After Party begins at 10pm and includes a late night menu, test tube shooters, an open bar and dancing to The Crooked Smile Trio , TFC Band , and Al Ski-Love (a video DJ) in the three-story surround screen “Daily Planet Disco”. Tickets for this event are $75.
The NRC will be an excellent addition to downtown Raleigh this year, and its stellar grand opening isn’t to be missed!
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