Oct. 31, 2007
PROJECT TURNING TO LOCAL ARTISTS TO HELP TRANSFORM FORMER INDUSTRIAL TRACTS
The art of light-rail 
DOUG SMITH

The art of light-rail development Commuters traveling the South Corridor light-rail line will see former industrial tracts evolve into transit-oriented apartments, condos and shops.

But when they peer out the train windows near the New Bern Station, the scenery will be distinctly different -- if a developer's plan jells as expected.

Citiline Resortline Cos. wants to create an arts-and-design district with three of the eight silos from Rea Contracting's old asphalt plant as a focal point.

On the side of the property visible from the tracks, the silos would be wrapped with the creations of local artists.

The other side would become a massive light and video projection screen for a community art park to include a band stage, a fire-pit gathering place and outdoor sculpture.

The one-acre arts park would be only one piece of a 9.5-acre multi-use project named The Silos at South End, which eventually is expected to include 100,000 square feet of commercial space and 500 homes to be developed in three phases over several years.

What makes The Silos a potential Next Big Thing is the way the park could become the nucleus of burgeoning development near the New Bern Station.

Construction is planned or under way on two neighboring apartment complexes with a combined 631 units, a restaurant-retail center, a warehouse-to-office conversion and the final phase of the 3030 South condos.

James Mathis III, director of Historic South End, describes what's happening as "the next logical accumulation" on the south side of Remount Road in the South End area.

Much of the initial $291 million in new transit-oriented development tallied by the city has occurred closer to uptown north of Remount along South Boulevard and the tracks.

Now, with large industrial tracts being transformed into residential and commercial projects, the momentum is building south of Remount. Near the far end of the line, for example, Charlotte developer Steve Harris has purchased 57 acres for townhomes and condos near the Arrowood Station.

The Silos and the other anticipated projects will help fill a gap in transit-oriented development between Remount and the New Bern Station area, where Heath Partners started 3030 South about four years ago.

At the time, it was the first project developed specifically to embrace the light-rail line.

Pioneering developer Andy Heath has been waiting a long time for neighbors.

"It's really wonderful to see what's happening now," he said. "I think CATS' vision is becoming a reality very quickly."

Citiline Resortline President Tim Crawford plans to start the site work for The Silos by late this year and construct the initial buildings in early 2008.

The $45 million first phase is to include 99 residential flats, 14 residential townhomes and 70,000 square feet of commercial space that could accommodate artists lofts along an extension of Poindexter Drive through the property.

Prices won't be determined until sales begin early next year.

At least two additional phases would include more mixed-use development along Poindexter and an 11-story residential high-rise.

About a year ago, Citiline proposed a larger project called Poindexter Village for the entire block, but, Crawford said, not all the properties needed for the 17-acre proposal fell into place.

"Now we are working with what is current," he said, "A few properties could be added to The Silos later."

Developers have their eyes on the Pepsi-Cola Bottling Co. plant, one of the last industrial tenants in the block. It's expected to eventually move from the congested corridor, leaving 6 acres for redevelopment.

At The Silos, Crawford said, the project team plans to reserve ground-level commercial condos and lofts overlooking the park and the light-rail line for artists, designers and related businesses.

An "art code" would require ground floor property owners to display art or designs in storefront windows around the park and along a multi-use path paralleling the rail line.

Crawford said Citiline plans to set up a grant program to help pay for art. It's also working with the Arts & Science Council on a program that will challenge local artists to create works on a perpetual basis.

"He has a great vision for The Silos," said Jean Greer, vice president of public art for the council. "We are beginning the research with him to see what will work."

Crawford said The Silos and arts park design team included Wagner Murray Architects and land planner ColeJenest & Stone.

Using art to pull people into a development does have potential, Greer said.

Projecting light and video on the sides of buildings has been done in other communities and is prevalent in Europe, she said.

"It's sort of taking public art to the next generation," Greer said. "It's a great identity feature, a great way to get a buzz going."

Colonial Properties Trust

Colonial Properties Trust plans to develop 346 apartment units on the 4.9-acre Bonded Logistics warehouse tract in the 2800 block of South Boulevard next to Pepsi-Cola Bottling Co.

Development manager John Plageman said the project -- likely in the $50 million range -- is in the conceptual stage, but the developers expect to build four- and five-story wood-frame buildings and a parking structure.

They hope to secure a building permit by the third quarter of next year and complete construction in about two years.

The one- and two- bedroom apartments -- average size 829 square feet -- are expected to appeal mainly to young professionals who want to live near the center city and have access to light-rail transit.

The New Bern Station is about 250 feet from the apartments.

Rental rates haven't been determined.

Colonial officials are working with Citiline and other neighbors in the South Boulevard-Remount Road block to create connections among the projects for pedestrians and vehicles.

3030 South

Heath Partners is down to its final phase at the 3030 South condos on South Boulevard at New Bern Street.Developer Andy Heath was a transit-line pioneer when he started the 4.2-acre project in 2003.

"We were way out front," he said, "but we were able to do it in phases as we anticipated the opening of the light-rail line."

So far, 97 condos have been completed, and only seven remain for sale for $250,00 to $309,000.

All are two-bedrooms, a few are flats and two are townhomes with two-car garages, Heath said.

Phase four -- 18 units -- is to start in January and be completed by summer. It will include 15 one-bedroom condos and three two-bedroom units.

Broad Street Partners

Charleston-based Broad Street Partners plans 250 apartment units in a 5-acre, $50-million-plus development on Foster Avenue near the New Bern Station.

It plans to complete a complex of four-story buildings with a pool, clubhouse and other amenities in early 2009.

"We have passed on other local opportunities over the last few years as we have been looking for the right site," said Steve Walsh, managing partner of Broad Street.

"Charlotte is a growth market -- one that cannot be ignored if you are in this business."

This marks a return to Charlotte for Walsh, a major 1980s apartment developer whose business suffered setbacks and eventually led him to file for business and personal bankruptcy by 1990.

Four years later, he founded Broad Street, which now has $2 billion in projects in five states.

Area 521

Citiline Resortline Cos., working with Wagner Murray Architects, is renovating about 15,000 square feet in two buildings near Remount Road and South Boulevard to complement The Silos at South End.Citiline's Tim Crawford said the developer has begun a $4 million renovation that will add three or four restaurants, "cool urban retail," and a two-sided billboard on South Boulevard.

Tenant negotiations are under way and businesses in Area 521 should be open by mid-2008, he said.

The Silos sales office and lounge will operate from there. Citiline plans to eventually convert the office to a clubhouse and hangout for residents and artists.

FMK Building

FMK Architects is spending $2 million to convert an 8,000-square-foot warehouse at 123 New Bern Street near the light-rail station into offices for the firm.

In working with Citiline on conceptual designs in South End and Heath Partners on the 3030 South condos, FMK realized it wanted to be a part of the transformation, said principal Jon Krueger.

"We're right up against the station," he said. "We have nice frontage along the rail line."

FMK is converting the brick building to loft-style offices featuring an open studio environment and exposed metal trusses, Krueger said.

In the remodeling, the front of the building will be shifted to face the transit station instead of the street, he said.

FMK expects to move in by April, Krueger said. Doug Smith