Sitting in a gas station turned into a café and coffee shop along Rozzelles Ferry Road in Charlotte’s Historic West End, J’Tanya Adams, a longtime community activist, spotted a commercial real estate broker who has been working with developers interested in building new homes in the area.
The conversation was brief, but packed with news. Adams is founder and program director of Historic West End Partners, a non-profit which largely promotes economic growth and revitalization. She swapped information with Forde Britt about a potential dog grooming shop and other businesses for several nearby empty buildings along the street.
Such interactions are happening more often in the Historic West End as the historically African American community on the outskirts of uptown Charlotte braces for an anticipated spike in growth and development.
A steady rain of giggles falls on a busy street in Uptown Charlotte. It’s May 2019, and a neat row of see-saws undulate back and forth, bright LED strips highlighting their movement, as elated, carefree riders push off. The smell of food trucks serving eager patrons wafts through the air.
Parents watch, relaxed, knowing they don’t have to pull their child out of oncoming traffic, as kids run about.
You stop to marvel, and think: “Why isn’t it always like this?”
There’s a growing consensus that if we want to get out of the housing affordability mess we’re in, we need to hear a lot more swinging hammers.
Policymakers, developers and housing advocates are all talking about the need to build more, and more of everything: single-family houses, duplexes, triplexes, quadplexes, townhouses and apartments. It’s fast become the conventional wisdom that we need to lower regulatory barriers, streamline the development process and unleash the power of the market on our housing problems by allowing as much density as possible.
Leaders from across the region gathered Monday in a conference room at Charlotte Douglas International Airport with an ambitious goal: Creating a comprehensive plan for public transit, covering a dozen counties and setting the transit agenda for decades.
Called CONNECT Beyond, the 18-month planning effort by the Centralina Council of Governments is, to put it simply, big. The planning area covers 12 counties, in two states, with 17 different transit systems. Previous transit planning efforts have been focused mostly on one county at a time. The goal here is to come up with a plan to coordinate and prioritize projects, as well as funding requests, across the whole region.
“Twenty years from now, I think everyone is going to look back on this as the jumping-off point,” said John Muth, the Charlotte Area Transit System’s chief development officer.
The 2010s in uptown Charlotte were a decade with a split personality, starting with an epic crash and swinging to a huge boom that transformed the skyline and left an enormous mark on the city.
At the start of the decade, rusting rebar poked up from the EpiCentre, a reminder of a condo project that never got started. Now, those buildings are full and cranes dot the skyline, picking their way around new towers.
In more than three decades since she moved to the city, UNC Charlotte professor Deb Ryan has seen a lot of changes. At Charlotte City Council's annual retreat in January, Ryan said she thinks it’s time for the city to raise its expectations of developers.
“We’re not the needy little city we used to be,” Ryan said.
Charlotte faces a wide range of needs, from affordable housing to more police, bigger parks and better transit, but they all share a similar root cause: growth.
That was one of the main themes at City Council’s annual planning retreat, held this week over four days in Durham at the Washington Duke Inn. There was little anxiety about when the city’s boom might end. Instead, the focus was on ways to manage, change and deal with the side effects of a booming city.
“We’re growing faster than we’re putting in that critical infrastructure around it, and people are feeling the pain,,” said council member Tariq Bokhari.
A new, mixed-income housing development is set to take the place of a long-troubled, low-income housing complex in South End.
Brookhill Village is a paradox: An oasis of affordability in the midst of a booming and fast-gentrifying part of the city, but full of run-down units, many of them boarded up and visibly decaying from the street. Developed in the 1950s by the late C.D. Spangler, a wealthy Charlotte businessman, the complex of one-story buildings occupies 36 acres. Less than two miles away, uptown’s skyline glitters on the horizon.
HunterWood is fast approaching a tipping point, as new houses replace old. A quick walk around the neighborhood found 76 old houses (built before 2007) and 50 post-2007 houses.
On my walk, I found long-time neighbor Jane Stout walking her dog. “The neighborhood is simply recycling. I get it. That happens,” she said. “I just wish the builders could be more sensitive to the surroundings. They seem to be so callous to what a lot of us like about the neighborhood.”
The Walters-brand piano held a commanding spot for decades in Sue and Dale Riley’s den, on Charlotte’s Wonderwood Drive. They bought it for $75, used, for their daughter Megan to learn on when she was 4 or 5 (she’s 47 now). Even when she was grown and came home on weekends or holidays, the piano, ever in need of tuning, came alive again.
Until recently. One bright afternoon on my daily walk, I found the aging upright kicked to the curb.
It’s hard shopping for the city that has it all: Gleaming office towers, a new-ish light rail line, a booming population and one of the world’s busiest airports.
But that doesn’t mean Charlotte couldn't still use a few gifts this holiday season. After all, despite the city’s obvious and explosive growth, there are still plenty of challenges: Housing that’s too expensive for many, a rising violent crime and murder rate, increasing traffic and low economic mobility for those born into poverty.
So, what would you get Charlotte this year, if you could gift the city anything? I took a (very informal, totally unscientific) poll on Twitter, and received more than 100 replies and suggestions.
After the 2008 recession, apartments came to dominate housing construction in Charlotte, reversing longstanding trends and outpacing the number of single-family buildings. What factors led to this, and will this furious pace of construction be sustainable?
Development has been sprawling. Places that were once rural now seem urban. Take Fort Mill, S.C., whose population, according to the American Community Survey, has nearly doubled since 2010. Many small towns have grown into bustling suburbs as developers search for large tracts of land to build residential communities. As the population grows, low-cost land and high volume are necessary to meet the regions demand for single family housing.
In the past decade, City Council has only denied 27 rezoning petitions out of more than 1,200 filed, according to city records. That means there are more new breweries in Charlotte since 2009 than rezoning petitions turned down.
What’s behind the high approval rate?
In one of the fastest-growing cities in the U.S., with rising rents and rapid changes in long-established neighborhoods, there’s sure to be a certain amount of churn in the local business scene. Angst and nostalgia are certain to follow. But as it grows and stretches, Charlotte is shedding pieces of its skin, and many don’t like the new identity they see emerging.
You’ve probably heard a few catchy statistics about Charlotte’s explosive growth: For example, the city’s population grew by 47 people a day from 2010 to 2018.
But did you know that over the same period, the city also grew by almost 1.5 square miles a year?
Charlotteans often lament how many old buildings here have been torn down, but there are still structures worth saving, along with groups and developers willing to put in the work.
On Thursday, the Charlotte Museum of History announced the winners of its 2019 Historic Preservation Awards. The five honorees, from 27 nominations, include a historic high school gym, a hip, repurposed mill, and historic houses.
The cluster of old factory buildings, a former munitions dump, missile assembly plant and warehouses just north of uptown has long glimmered with possibility - if you could look beyond the dingy facades and faded, rusty interiors.
Now, more of that possibility is becoming a reality at Camp North End, on a nearly 80-acre triangle of land between Statesville Avenue and North Graham Street. After years of planning and development, the biggest adaptive reuse project in Charlotte is coming together.
Next year’s news cycle is already looking pretty crowded, between big-ticket events like the Republican National Convention in Charlotte, the summer Olympics in Tokyo and, of course, the 2020 presidential, gubernatorial and congressional elections.
But if there weren’t so much else going on, 2020 might be known as something else in Charlotte: The Year of the Plan.
Charlotte is a city that loves big plans and heady visions. And since the 1960s, making a new plan for the city’s center has been the most regularly repeated tradition in Charlotte visions. Last week, Charlotte Center City Partners formally kicked off their next planning effort, meant to guide the development of uptown, South End and the neighborhoods just west of Charlotte for the next two decades.
With a full-time executive director and a $200,000 grant, a three-year-old west Charlotte nonprofit is accelerating its efforts to stave off displacement with a housing strategy that’s unprecedented in this fast-developing city.
Breweries, apartments, hip food halls, creative offices, coworking spaces: Charlotte developers keep finding new uses for the city’s old mills.
As a post-war, Sunbelt boomtown, Charlotte has garnered a reputation for tearing down its old buildings and replacing them with sterile plaques to make way for the city’s glittering new skyline. But while many once-grand buildings have fallen (Goodbye, Masonic Temple and Hotel Charlotte), the humble, sturdy mill has proved surprisingly resilient.
Why do we care about old places, and why should we work to preserve them? A Huntersville native and prominent national preservationist takes a look at those questions through a lens that stretches from Eastland Mall to the historic wonders of Rome.
Since City Council approved TOD Article 15 - the new Transit-Oriented Development ordinance - last April, land use consultants, architects, real estate attorneys and other insiders have had ample opportunity to sort out these new rules. As for laypersons, gleaning what they need to know from TOD’s eighty-one page assemblage of definitions, rules, standards, charts and graphics can be a real challenge, despite efforts by staff planners to make the document as jargon-free and user-friendly as possible.
After visiting a city with a waterfront, maybe stopping for a drink and a bite to eat along whichever river or ocean it’s built along, I’m usually left with one overriding thought: “Wow, Charlotte could really use some of this.” Water plays a prominent role in the design and history of most cities, whether it be a river, bay or ocean. And Charlotte’s skyline and downtown sit tantalizingly close-but-yet-so-far from a major river and lake system. So, the question looms: Why isn’t Charlotte built on the water?
It’s a straightforward question I realized I had never actually asked, despite a decade living in Charlotte. So I called up an expert.
It isn’t quite “Risk” or “Monopoly” or even “Settlers of Catan.” But city officials are using feedback from a new board game called “Growing Better Places: A More Equitable and Inclusive Charlotte,” as they craft the comprehensive plan and unified development ordinance that are meant to guide the next two decades of growth.
Charlotte’s suburbs are starting to look more like urban areas, and a new study is pointing to the value to be gained from promoting walkable, transit-connected, urban-style growth. Real estate experts have said they’re responding to market pressure: Businesses, workers and residents want to get from home to work to dinner without spending big chunks of their day in a car, and suburban-style developments that cater exclusively to drivers no longer cut it.
The year was 1955, but the city’s problems would look pretty familiar to its modern residents. Charlotte was confronted with growing traffic, inadequate transportation options, a lack of park space and the fear that growth was running away without a real, comprehensive plan.
Sometimes it can feel like the world is drowning in data: Big data, data mining, data science, data analytics and other buzzwords have become so familiar as to be cliches.
But the meeting last week of the National Neighborhood Indicators Partnership, held in Milwaukee, was also full of reminders about the power of data to tell stories and inform decision-making.
It’s happening across Charlotte: Apartments, office buildings and restaurants are popping up in parking lots, as dense, mixed-use developments, connected by bicycle paths and walking trails, invade suburbia. What’s driving the shift at some of the city’s most iconic suburban centers?
Smaller cities and towns across North Carolina are hoping an old, familiar sound will spark new life in their downtowns: The crack of a bat. Four new downtown ballparks with capacity for about 5,000 fans are popping up in the state, and officials are counting on them to draw new residents, breweries, restaurants and vitality.
With Charlotte’s population growing by more than 60 people a day, planners, politicians and many residents agree that denser development is inevitable in the city’s future. But just how dense - and where to build that extra density - remain thorny questions, especially when denser developments are proposed in single-family neighborhoods.
Eight years ago, Charlotte set a goal for itself: 50 percent tree canopy coverage across the city by 2050. But because of rapid development and an aging tree population, the city likely won’t reach that goal, officials said last week. Instead, they’re refocusing on smaller, neighborhood-level targets and other “fifty-themed” tree promotion efforts.
The Charlotte region is taking concrete steps towards building a regional transit system, and, in a local first, the proposed Silver Line could run through three counties. But plenty of big questions remain. Chief among them: Who will pay?
It’s a familiar story: A new transit line opens, spurring gentrification in nearby neighborhoods and pushing out long-time residents.
But is that always what happens? New research from UNC Charlotte suggests the story is more complicated.
We asked a dozen Charlotte community leaders from different walks of life one question: What does the city need more than anything in its new vision for growth? From designing for people instead of cars to building more equitably to not imposing too many regulations, here’s what they had to say.
Is the city's first protected bicycle lane, now open in uptown, a model for expansion - or a solution that only works in certain parts of Charlotte? Advocates hope it's the former, but they acknowledge that the city has a long way to go.
As cities continue to grow and thrive, with downtowns reviving and old neighborhoods being redeveloped, is their future still really in the suburbs? That's what one advocate said this week at a real estate forum, provoking debate about growth, transit and sprawl.
Imagine it’s 2030 and Charlotte’s popular South End has grown up like other neighborhoods in an increasingly urban and transit-friendly city. What does this area, just on the outskirts of uptown’s skyscrapers, look like? And most importantly, who is living there?
Self-storage facilities used to hide in the shadows, mostly low-slung, metal sheds spread out over a few acres of asphalt. But over the past decade, newer designs mean multistory buildings in visible places. Can these buildings fit into an urban context?
Each year thousands of people in Charlotte lose their homes to eviction. It’s not just a symptom of larger issues – high child care and transportation costs, rising rents and low wages – but can start a cascade of financial woes.