February 6, 2008

NEIGHBORS ARE GUARDED ABOUT HOW THE NORTHWEST IS GROWING

Mecklenburg boom hits last frontier

Urban-style development sprouting around I-485 and Moores Chapel Road

Northwest Charlotte leaders often refer to their area as "the last frontier" in Mecklenburg's development boom.

But as we've learned from history, when pioneers arrive on the frontier, change isn't far behind.

One of the northwest's recent examples is the emergence of urban-style development at the southeast quadrant of Interstate 485 and Moores Chapel Road.

Food Lion has just opened one of its redesigned prototype supermarkets in Moores Chapel Village, an 80,000-square-foot shopping center to be combined with apartments, townhomes and single-family houses.

"We always look for growth opportunities," said spokeswoman Karen Peterson in explaining the Salisbury-based chain's attraction to the interchange.

What makes this a Next Big Thing for northwest Charlotte is the project's link to its neighbor: the Villages of Pawtuckett, which will include about 350 residential lots on the bulk of Pawtuckett Golf Course's former acreage.

Adding up all the projects in the planning stages, the developers estimate 750 houses, apartments and townhomes could be built at the southeast quadrant over the next few years.

Much like the arrival of the railroad in the Old West, transportation is helping accelerate the frontier's transformation.

"As the outerbelt has made its way around to the west, the area has become more appealing," said Edna Chirico, a member of the NorthWest area chamber.

There are few places in the county with such large tracts available within a short drive to Ballantyne, SouthPark and the airport, she said.

Not surprisingly, neighbors are wary of the changes ahead.

"The community was upset when they sold the golf course," said Pawtuckett community leader Linda Miller. "There are a lot of houses up for sale because of it."

Neighbors would rather not see apartments developed at the interchange, she said, but additional shops and services could prove to be a plus.

"It's good and it's bad in a way," Miller said. "At least they are not building starter homes."

Starter-home neighborhoods were the hardest hit by the subprime lending crisis, and that has put community leaders on alert countywide.

When homeowners can't make their payments, they often leave behind vacant and deteriorating houses, destabilizing an entire neighborhood.

NorthWest area chamber member Chirico hopes residential developers will pay attention to diversity in home prices.

"We want to make sure we have a wide range of prices," she said. "What people perceive as a higher caliber of retail would be attracted to more higher-end homes."

In the $80 million section of Village of Pawtuckett planned so far, Triven Properties LLC will build houses in five "neighborhoods," each with a different size and price range.

Triven's Judson Stringfellow expects homes to sell from about $130,000 to $200,000. Stringfellow estimated the average price would be $165,000.

Triven is completing models for a 69-house initial phase and plans to open a 100-house phase in the fall. Its master plan includes 26 duplex ranch homes with exterior and lawn maintenance included in homeowners association dues.

The developers will preserve about 25 percent of the land as green space and weave former golf cart paths into a walking and biking path system.

They also plan to dedicate a portion of the village property that touches the 245-acre Robert L. Smith park to the county to be included in a greenway.

Also in the same quadrant, Mann Properties is developing about 128 lots for home builder C.P. Morgan.

Plans are tentative, but the first models likely would be started late this year with sales to begin in early 2009, said spokeswoman Blair Kendall.

C.P. Morgan is considering homes selling for $130,000 to $210,000, she said.

Analysts are keeping an eye on the Charlotte market, where home sales and housing starts have slowed in reaction to a national downturn.

Triven's Stringfellow believes that barring any major national economic disasters, sales activity should increase over the next few months.

The local job market is still showing positive growth, mortgage rates are low and home prices are competitive, he said.

Stringfellow said that's why Triven feels confident starting the first construction phase in the Villages of Pawtuckett.

Lauth Property Group launched 54-acre Moores Chapel Village about 2 1/2 years ago anticipating more residential growth in the northwest.

The interchange didn't open until December 2006, but Lauth vice president of retail Paxton Hollar said the developers expect it to be used by thousands of visitors to the U.S. National Whitewater Center, helping generate business for merchants.

Also important in the conceptualization, he said, was Crosland LLC's plans for a 2,800-home community named Whitewater near the whitewater center.

Crosland anticipates opening 1.3-mile Whitewater Parkway this spring to link its community to the whitewater center.

Construction of homes priced from the high $100,000s to the $700,000s is expected to start in about a year.

The Whitewater community would include about 450,000 square feet of commercial space to be developed as housing density is able to support it.

Crosland estimates that completing Whitewater will take 10 years.

Neighbors are guarded about how the northwest is growing

New Food Lion

Charlotte's first new prototype Food Lion is in Moores Chapel Village. • The 34,928-square-foot store features a pitched rather than a flat roof. Departments are organized into "neighborhoods" to create a sense of friendliness, said spokeswoman Karen Peterson.

• Customers enter a vestibule and move through the store as if they are visiting a series of shops.

• Shelves are lower: 5 feet, 2 inches instead of the traditional 6 feet; signs are bold and lighting is varied storewide to focus on merchandise.

• A Nature's Place department stocks more natural, organic and special dietary foods.

• The produce department features more organic items, up to 50 from an average of about 35.

• The store also includes more international and specialty items and an expanded wine department with more premium and luxury brands.

• Department employees work in open areas instead of behind closed doors to provide customers more access.

• The store stocks more than 28,000 items and prices merchandise in line with other Food Lions, Peterson said.

Moores Chapel Village

Lauth Property Group's 55-acre Moores Chapel Village mixed-use development includes:

• An 80,000-square-foot retail center. Food Lion is open; CVS opens Feb. 15. Other tenants to be announced.

• 145 apartments.

• 35 townhomes.

• 60 single-family houses. Villages of Pawtuckett

Triven Properties plans to develop 350 residential lots on the bulk of the former Pawtuckett Golf Course. A 38-acre tract yet to be planned includes 20 acres zoned for multi-family development.

• Homes will be priced from $130,000 to $200,000.

• Construction of single-family models is under way in the first phase.

• The project includes 26 duplex ranch homes.

• Houses will be Energy Star certified to lower utility bills.

• About 25 percent of the former golf course acreage will be preserved as green space and include walking and biking trails.

• A community pool and recreation center are planned near land dedicated for a part of a public greenway.