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June 19, 2006

Wynfield Forest Homes For Sale, Huntersville

Wynfield Forest Homes For Sale, Huntersville, NC 28078

16007 Prestwoods Ln $325,000

15926 Prestwoods Ln $329,500

16007 Prestwoods Ln $325,000

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8920 Park Grove St $307,900

15814 Breton Brook St $298,500

8809 Oakham St $284,900

15744 Berryfield Rd $279,900

8836 Glenside St $269,900

8915 Glade Ct $264,900

15100 Macbeth Ct $365,000

MacAulay residents vow fight to the finish - of clubhouse

By Brett Freeman
Top, the second floor of the Tudor style clubhouse at the McAulay neighborhood pool has been left unfinished. (below) McAulay residents at their Homeowners’ Association meeting last Thursday.

Residents of the MacAulay subdivision, already irate over the condition of roads in their neighborhood, now have a new reason to be angry at an old foe.

Fanning the flames of protest with neighborhood developer Rhein Interests this time is the recent discovery by many residents that the neighborhood’s clubhouse, construction of which they expected would at some point be completed by the developer, is complete, at least according to Rhein. “I think the issue is how you define completion,” says Glenna Musante, spokesperson for MacAulay Farms,LLC, the Rhein subsidiary which developed MacAulay. That piece of information is unlikely to sway residents who suspect that “complete” would mean that the entire interior of the clubhouse, and most notably the upstairs portion, was actually finished. But to Rhein, “complete” means that the company has already done what it said it would do, which is build the mock Tudor building and finish … most of the inside. “The developer never represented verbally or in writing to the builders or any homeowners that the second floor would be finished,” Musante says. “It was never intended to be finished. The reason it is two stories is for aesthetics. It was designed along the lines of a Scottish carriage house, which is a two-story building.” Bosh, say MacAulay’s residents. “I think it comes down to the definition of what a clubhouse is,” says John Sabbagh, who chaired the ad hoc committee formed to look into the clubhouse’s completion.“I think it comes down to what is the legal thing to do, and what is the right thing to do.” But according to Musante, Rhein has already done the right thing, generously giving the ad hoc committee a check for $30,000 to be put towards the completion of the clubhouse’s second floor. “The $30,000 was a gift,” she says. “An interest was expressed in finishing the second floor, and pretty much out of the goodness of their hearts, the developer gave $30,000 to the (ad hoc committee).The committee that was formed to look over this understood this, that’s why they accepted the check.” Sabbagh obviously remembers things differently, as he says the ad hoc committee will continue to try and pressure Rhein into completing the clubhouse. He bristles at Musante’s assertion that the upper floor was intended for storage, along the lines of an attic. “(The second floor) is not an attic,” he says. “It’s very obviously not an attic. It’s got what would be (if finished) an open meeting area; it’s got doors that go out to a balcony that overlooks the pool area. It’s not like we’re trying to put a clubhouse in an attic. It is a true, unfinished second floor.” Unfortunately for residents, that’s all it is likely to remain unless the neighborhood’s homeowners’ association, which was recently turned over to the residents, wants to contribute significantly. Despite a recently gathered petition with 130 signatures calling for Rhein and builders Shea Homes, D.R. Horton, Ryland and St. Lawrence Homes to complete the clubhouse, Musante says the developer has more than met its obligation. She adds that when the check for $30,000 was signed over to the ad hoc committee, it was with the condition that Rhein was off the hook with respect to any further work on the clubhouse. That kind of throws a kink into Musante’s goodness-of-the-developer’s- heart theory, but it does present a contractual/legal problem for the homeowners. “Unfortunately, I think that good-faith offer (of $30,000) was misunderstood,” she says. “I think what you’re seeing now is probably well-meaning people acting just on hearsay or misinformation. But because there were misunderstandings, and it became apparent that there were misunderstandings about why the developer was giving that money, it did have a clause that accepting this check would release the developer from future claims.There was never a legal basis for any claims, but they were just trying to put it to rest. It was just a very generous offer that’s apparently been misunderstood, and that’s a shame, but they do have that money now, and they can do anything they want with it.” Shabbagh says his committee has more meetings planned to work on getting the upper floor finished, and it is working with architects to get a more solid estimate of what it will cost to do so. “We’ve gotten a couple of estimates already,” he says. “It exceeds what Rhein has offered. Significantly. It will cost at least double, if not triple what they’ve offered.”

Familiar road?

If Rhein seems to be suffering from a credibility gap with MacAulay residents, it could be because the residents have found the developer to be somewhat unresponsive in dealing with their complaints over the condition of the roads in the neighborhood, many of which are heavily patched and unsightly.To be fair, Rhein has met its technical obligation, building up to the code under which the subdivision was approved, and making repairs where necessary. The Huntersville Town Board was, in fact, prepared to accept half a dozen roads in MacAulay for maintenance at its meeting Monday night, but opted to wait at the urging of Robert Labadorf, newly elected president of the new MacAulay HOA. “The moment you enter the subdivision, it’s nothing but patching,” Labadorf said.“We as homeowners don’t feel that the roads are up to the town’s standards. ... I’m asking for your help in making sure this developer takes care of business before leaving town.Well, we know he’s not leaving town. Labadorf’s last comment referred to a proposed mega-development by American Asset Corporation and Rhein/Medall Properties off of Old Statesville Road (Highway 115) across from North Mecklenburg High School and Alexander Middle School. Rhein/Medall has no direct affiliation with MacAulay, but both are owned, at least in part, by Robert C. Rhein Interests. The $600 million mixed-use development would include 1.2 million square feet of office space, 825,000 square feet of commercial space, 2,750 multi-family living units, and 250 single-family homes. The scale and nature of the project are such that significant participation on the town’s part is required to make a go of it, meaning the town could have some leverage in trying to get Rhein to leave less of a mess road-wise in McAulay. “I know they want to do some work in the town that is quite significant,” Mayor Kim Phillips said at the board meeting. “I think they need to hear these concerns. “Let’s schedule a meeting with them,”she suggested,“and see if they are willing to make some concessions.”

June 16, 2006

Vermillion Huntersville NC Real Estate For Sale

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PLANNING PHILOSOPHY FUNDAMENTALS

In November, 1996 the Town of Huntersville adopted new ordinances to guide the development of our community. These ordinances reflect the Town’s new focus: coordinating growth based upon the time-honored principles of traditional town planning. Simply put, the elected officials and the committee that prepared the new regulations determined that Huntersville would not be consumed by the same suburban sprawl that has already engulfed large portions of the Charlotte region. The Towns of Cornelius and Davidson have adopted similar policies; together, the three towns cover 100 square miles of Mecklenburg County. This large area will, over time, evolve in a manner substantially different from the pattern that dominates the rest of the Charlotte metropolitan region.

"Sprawl" is the term used to characterize the predominant pattern of development that has occurred over the last five decades in the United States. This pattern typically possesses a number of qualities:

development at very low land-consuming densities;

eradication of farmland and other open spaces that define the character of a community;

zoning codes that mandate rigid separation of land uses;
expensive reliance on the automobile as the only viable transportation option;

minimal pedestrian amenities;

expensive extensions of water, sewer and road systems to serve far-flung development;

houses arranged around cul-de-sacs rather than interconnected streets;

look-alike strip malls as opposed to traditional village centers; and

urban traffic volumes in non-urban settings as suburb-to-suburb commutes become more prevalent.

Of great concern to the individuals who drafted Huntersville’s new growth policies was the fact that suburban sprawl oftentimes eradicates a town’s uniqueness by establishing conventional building patterns that disrespect the existing fabric of the community. Huntersville has, until very recently, been a small rural town with a modest central business district, numerous working farms, and extensive woodlands. Certainly no one expects Huntersville to remain this way forever---but there are steps that can be taken to accommodate new development that respects the values and characteristics that are unique to Huntersville.

The irony of most suburban development is that it often promises "life in the country" but typically delivers a finished product that, when combined with other suburban development, eliminates the "country" characteristics that drew new residents and businesses in the first place.

On the following page are some of the philosophies that will guide the growth of Huntersville into the next century and which are embodied in our existing zoning and subdivision regulations.

Huntersville’s planning policies embrace a number of fundamental concepts:

Growth---a great deal of it---is coming to Huntersville as landowners continue to sell properties to developers in this vibrant market. Therefore, the Town must be proactive in its approach to guiding this development in a sustainable and efficient manner. The Town’s sphere of influence covers 64 square miles; some estimates place Huntersville’s ultimate population well over 100,000.

Each new park, house, school, store, and road—in its small way—incrementally---helps to build our community. This perspective requires the Town’s decision-makers to view each new development proposal in a larger context rather than as a stand-alone, isolated "pod" that bears no relationship to its neighbors.

The suburban sprawl model will not be the guiding principle of Huntersville’s growth. While this model does provide some short-term advantages, it produces many more long-term inefficiencies related to infrastructure maintenance, environmental degradation, and loss of community character. Huntersville’s adoption of traditional town planning principles is therefore grounded in economics as well as aesthetics.

Streets are the fundamental building blocks of the communityand will be inviting public places that respect the pedestrian and accommodate the automobile. Streets in Huntersville are required to connect to one another. Doing so assists in the dispersion of traffic and fosters pedestrianism.. Connected streets provide numerous avenues for emergency access. Through streets do not have to be dangerous high-speed raceways—traffic calming measures can be implemented to achieve the same design speeds found along cul-de-sacs. There is no evidence to support the assertion that connecting streets increases crime and lowers property values. Careful and conscientious design is the key.

Huntersville will generally concentrate higher-density development where existing highways and future rail lines are located. Rural areas—many of which lie in state-protected watersheds---should experience less development, more open space preservation, and the establishment of small, walkable village centers as an alternative to wall-to-wall subdivisions. The Town must always respect the rights of individual property owners to develop their land, but to do so in accordance with growth policies established by the Town’s elected officials.

Huntersville will work to design communities that are transit-supportive wherever possible. The Town cannot rely solely on the private automobile forever and must constantly study the important link between land use and transportation. It is impossible to build one’s way out of congestion by constructing more and more roads while ignoring land use patterns. Other transportation alternatives will be pursued (buses, rail service, paratransit) that can be used to mitigate congestion and offer alternatives to residents that are unable to depend on the private automobile.

It is not unreasonable to declare that Huntersville should be a distinct and beautiful community, as well as an efficiently-run and responsive municipal operation. For example, while the Town does not regulate architectural style, the community has every right to demand the highest level of excellence in building design, streetscapes, pedestrian amenities, preservation of special places, and enhancement of community distinctiveness.

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GROWTH AND CONTEXT

The Town of Huntersville is one of three small towns in north Mecklenburg County. It lies along Interstate 77, just 12 miles north of Charlotte's center city and 20 minutes from Charlotte-Douglas International Airport. It is within a 10-minute drive of Lake Norman, a major recreation area. Historically an agricultural community with a small textile mill and a modest commercial area along a north-south railroad spur, Huntersville remained insulated from metropolitan area growth until the late 1980's. However with the advent of the 1990's, growth exploded, resulting in a 825% population increase from 1990 to 2000. Today's population is estimated to be more than 30,000. Town development regulations govern an area of 64 square miles, which includes both the municipality and a large extraterritorial zoning jurisdiction. Along with the towns of Davidson and Cornelius, its neighbors on Charlotte's north side, Huntersville has dramatically remodeled its development regulations following a multi-year process of public participation.

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VALUING THE SMALL TOWN LIFESTYLE

In an effort to preserve the small town quality of life and avoid the faceless suburban sprawl consuming the Charlotte region, town officials initiated a strategic land plan. The plan, developed during 1994-95, established a vision for the physical development of the town and surrounds, then defined a series of action steps to move the area toward that vision. A one-year moratorium on new development was enacted to forestall additional devastation of the countryside until a new code of development regulations could be drafted and adopted. By the end of 1996, the new code was in place. It requires that new and infill development follow the principles of traditional development in the town’s urbanized area. It shapes development patterns to anchor the town on a proposed rapid rail corridor along the little-used north-south rail spur, and makes an initial attempt to preserve rural vistas in outlying areas east and west of the town.

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FEATURES OF THE DEVELOPMENT CODE

The new development code is performance-based, with stringent urban design requirements. All new developments must be built on a fine-grained network of low-speed pedestrian-oriented public streets that are configured into blocks and connected into adjacent properties. The result, over time, will be an interconnected street system that is safe and accessible to pedestrians and cyclists, as well as automobiles. However, having met the requirements for streets and other public spaces, the developer finds immense flexibility to meet market demands for housing type, housing density, and mixed uses. For example, the predominant in-town residential zoning district is not regulated by housing density or by minimum lot size. Density in this district is irrelevant.

As a matter of right, apartments or other forms of attached housing may constitute up to 30 percent of the housing units in a major subdivision. Apartments and attached homes are permitted by-right on individual infill lots. Each single family home, attached or detached, is allowed one accessory dwelling, unrestricted as to occupancy. At urban intersections and along major streets, commercial uses with second floor apartments are permitted by-right. If developers take advantage of the ordinance’s flexibility, housing should become more accessible to a broad spectrum people of various incomes and ages. Small-scale commercial uses providing opportunities for shopping and employment will be located within easy walking distance of homes. This development form also reduces the likelihood that new housing will be formed into pockets of economic homogeneity. The most touted new development project in Huntersville includes a variety of housing types and small commercial buildings, and makes seamless street connections into an existing low to moderate-income minority neighborhood.

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ESTABLISHING LAND USE PATTERNS

TO SUPPORT RAPID TRANSIT

The development code seeks to establish a land use pattern supportive of future transit service among the towns of North Mecklenburg and the City of Charlotte. In addition to the permissive densities allowed throughout the "urban" area of the town, sites within a quarter mile of proposed transit stops are not restricted as to housing type. By eliminating the political storms that often accompany attempts at multi-family rezoning, the town hopes to increase development interest in dense housing within a five-minute walk of transit stations. The urban design requirements remain stringent, however, with all buildings, regardless of type, respectful of the scale and massing of its neighbors and arranged in an orderly fashion along streets designed for pedestrian comfort. Since successful transit systems require a healthy percentage of walk-in riders, we believe that what is good for pedestrians is good for public transportation.

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THE CHALLENGE OF PRESERVING RURAL HERITAGE

To reach a sustainable future, the majority of new development in and around Huntersville must be steered to those areas targeted for urban development, where pedestrian access to jobs and goods is practical, where service and intrastructure provision is economical, and where population concentrations can be efficiently served by the proposed commuter rail line and its feeder buses. So hand in hand with flexible density standards in the urban districts, the Strategic Land Plan sought to preserve some semblance of the town's rural heritage and create an "edge" which marks the line between "town" and "country". Thus the still rural areas are seen as appropriate for the compact village or hamlet, nestled in the landscape.

Toward that goal, the new development code promotes open space preservation in outlying areas with incentives for compact development sited to maintain rural vistas.

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MOVING AHEAD

Huntersville is an enthusiastic partner with Charlotte and the five other towns in Mecklenburg County to develop an integrated transit/land plan for rapid transit. The north corridor, because of its rapid growth and transit-friendly land plans, is a viable candidate for the first commuter rail line in the region. The north Mecklenburg County towns are also partnering in a related effort to develop detailed urban design plans for future station areas.

As we look to the 30-year future, the advantages of applying sustainable development principles are clear. The windfall economic development being experienced in Huntersville is the direct result of offering a small town quality of life in proximity to a major urban area. However the practice of suburban sprawl is fully ingrained in the thinking of designers, developers, builders, and financial institutions. Shaping new development to fit town goals for sustainability requires constant redirection of the professionals who work in our region. We remind each developer that he is building a piece of the town. After years of experience with the new development code, we see projects of substantially better quality underway. The work required to redirect building and development practices appears to be well worth the effort.

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ZONING ORDINANCE HIGHLIGHTS

Principles of traditional American town-building have guided the development of the Huntersville Zoning and Subdivision Ordinances. Standards promote a well-connected system of low-speed streets, faced with buildings and accented with sidewalks and street treea. Streets are designed for the comfort of the pedestrian and the cyclist as well as for the efficient distribution of traffic. Mixed uses of similar scale may be placed in proximity to one another providing pedestrians accessibility to shops and services, as well as their neighbors. An identifiable public realm is the focus of the planning and development process. It is composed of streets, parks, squares, and other forms of open space, which provide opportunities for recreation and an active community life.

The zoning ordinance establishes three primarily residential districts, three mixed-use districts, and three commercial districts. In addition, overlay districts provide for traditional neighborhood development, mountain island lake water quality protection, and appropriate siting of manufactured home neighborhoods.

The general zoning districts are as follows:

The neighborhood residential district (NR) provides for a pattern of infill housing in and around the traditional town center, future neighborhood centers, and along the rail line, designated for future transit service. Density and lot size are not regulated in the NR district. Development is regulated by building type. This district replaces single-family and multi-family districts found near the center of the jurisdiction.

The rural district (RD) is provided to encourage the development of neighborhoods and rural compounds that set aside significant natural vistas and landscape features for permanent conservation. Density of development is regulated on a sliding scale; permitted densities rise with increased open space preservation. Development typologies associated with the Rural District are farms, the single house, the conservation subdivision, the farmhouse cluster, and the residential neighborhood.

The transitional residential district (TR) serves as a bridge between rural zones and more urbanized development. It is provided to encourage the development of neighborhoods and rural compounds that set aside significant natural vistas and landscape features for permanent conservation. Density of development is regulated on a sliding scale; permitted densities rise with increased open space preservation. Densities are higher and open space is less than what is found in the Rural District. Development typologies associated with the Transitional District are farms, the single house, the conservation subdivision, the farmhouse cluster, and the residential neighborhood.

The general residential district (GR) is applied to existing subdivisions (built or approved) to provide for build-out of each according to its approved plan.

The town center district (TC) provides for revitalization, reuse, and mixed-use infill development in Huntersville's town center. The district accommodates the higher overall intensity of development required to support a vibrant center and a future regional transit station.

The neighborhood center district (NC) provides for shops, services, small workplaces, civic, and residential buildings to anchor residential neighborhoods.

The campus institutional district (CI) provides for large institutional complexes, which, because of the scale of the buildings cannot be fully integrated into the fabric of the community.

The highway commercial district (HC) provides for businesses that are predominantly auto-dependent; such businesses serve the interstate traveler as well as the Huntersville community and are unlikely to provide a comfortable pedestrian environment.

In the corporate business district (CB) the predominant use is that of the large workplace, which, because of the scale of the buildings, cannot be fully integrated into the fabric of the community. This district takes the place of Business Park and Light Industrial districts.

The special purpose district (SP) is established to accommodate uses that have greater than average impact on the environment or on nearby properties. This district replaces the Heavy Industrial district and also provides a place for extremely large retail stores.

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DESIGN FEATURES MANDATED BY HUNTERSVILLE’S ORDINANCES

Delineate town and country. Regulations work in concert with the zoning map to strengthen the identity of Huntersville by delineating clear edges to town development while providing for a more rural-appearing landscape punctuated by pockets of development.
Build a public realm. A consciously conceived public realm must be provided to strengthen and enliven the public life of the town. Town streets in combination with squares, greens, parks, or plazas should be designed into each project.
Connect pedestrian-friendly streets. The classification of town streets is found in the zoning ordinance; it supplements, but does not replace, the Charlotte-Mecklenburg-NCDOT classification of thoroughfares. Town streets are characterized by low-speed geometry and the presence of sidewalks and street trees. Space for parallel parking is provided where on-street parking will meet the day-to-day needs of adjoining development. Town streets are fully connected in a system of blocks, creating a fine-grained network to disperse traffic and meet the mobility needs of vehicles, pedestrians, and bicyclists. Street design should incorporate traffic calming intersections to forestall high-speed through traffic opportunities in neighborhoods.
Enclose streets with buildings to create the public space of the street. Buildings should have consistent set backs and be aligned along the streets. In urban, village, or hamlet settings, buildings will be close to the street. In less urban settings, a larger setback is permitted as long as regular rows of large maturing street trees are provided to form the vertical edge of the street. Parking is placed behind buildings.
Maintain compatible building relationships along streets. Buildings of similar scale are placed alongside and across the street from one another. Changes in building scale should be negotiated at mid-block (i.e. at back property lines). This technique reduces dependency on wide buffers to separate variously sized buildings and differing uses.
Screen unattractive uses thoroughly. Dense screening of parking lots and other unsightly areas of projects provides good visual separation without space-consuming buffers.
Mix housing types. Infrastructure cost is offset and affordable housing is encouraged by allowing a broad mixture of lot sizes and housing types in the residential districts.
Design buildings to respect human scale. Rigorous attention must be paid to the scale and massing of buildings and the character of pedestrian entrances along streets. Appearance standards are provided to allow for a mixture of uses and housing types while maintaining compatible relationships among buildings.
In the Rural District (RD), preserve natural features which reflect the rural heritage of the community. The OPS district responds to the town's long-held commitment to maintain vestiges of rural appearance east and west of town. "Rural heritage features" should be excluded from buildable areas at the outset of project design. Development should be clustered on the remaining land. To protect lot yield, residential lot sizes are unrestricted and single-family houses may be attached and detached.
Thoroughly buffer uses that disregard the human scale. Most non-residential land uses can be integrated into the townscape by regulating building placement, massing, and scale. However rigorous conditions and large buffers apply to uses that cannot respect human scale or may detract from neighborhood livability. These include big box retail, quarries, commercial communication towers, various waste handling facilities, junk yards, outdoor storage, and the like.

June 11, 2006

Charlotte Lake Norman Real Estate

Subdivisions Charlotte NC Real Estate

A.W. Griffin is building in Innisbrook at Firethorne. Square footage range: 4,215-4,579. Price range: $859,000-$889,000. Take Johnston Road (U.S. 521) south from I-485, turn left on Marvin Road, subdivision on left. (704) 843-0606.Beacon Builders is building in HighGate in Weddington. Square footage range: 4,000-6,000. Price range: $600,000-$1.2 million. Take Providence Road (N.C. 16) south into Union County, subdivision on right 2 miles past I-485. (704) 846-3480.

Beazer Homes is building in Stowe Creek. Square footage range: 1,539-2,621. Price range: $145,990-$167,990. Take I-77 south to I-485 west, exit at Fort Mill (exit 4), turn left and cross over I-485, bear right onto Shopton Road West, subdivision on right. (704) 971-0040.

Bonterra Builders is building in Quintessa. Square footage range, 3,400-6,000. Price range, $550,000-$850,000. Take Providence Road south from I-485, turn let on N.C. 84, left on Underwood Road. (704) 320-5669.

Brookwood is building in Chestnut Oaks in Union County. Square footage range: 1,877-3,623. Price range: $216,000-$278,000. Take I-485 east to exit 52, turn right on Old Monroe Road, right onto Potter Road, cross Pleasant Plains, subdivision on right.

CedarCroft Homes is building in Bennington. Square footage range: 2,104-2,811. Price range: $207,990-$245,990. Take I-77 north to exit 333, turn right onto U.S. 21, immediate right on Fairview Road, right on N.C. 115, left on Faith road, left into The Hampshires, right on Mott Road. (704) 895-2225.

C.P. Morgan is building in Hartwell. Square footage range: 2,235-3,606. Price range: $162,500-$211,500. Take Steele Creek Road (N.C. 160) south from I-485, turn right on Sledge Road, subdivision on right. (704) 588-8893.

Dan Moser Co. is building in Remington Estates in Cabarrus County. Square footage range: 1,200-1,800. Price range: $115,000-$160,000. Take I-85 north, 8 miles past Concord Mills Mall; turn right at exit 58 on U.S. 29/601, turn right on Kannapolis Highway at second traffic light, then left on Cline Street. (704) 392-3434.

Dienst Custom Homes is building in The Point on Lake Norman. Square footage range: 4,000-6,000. Price range: $750,000-$1.3 million. Take I-77 north to exit 33, turn left on Williamson Road, left on Brawley School Road, sales center at traffic circle. (704) 892-8426.

Dillon Homes is building in Skybrook. Square footage range: 3,900-4,100. Price range: $630,000-$660,000. Take I-77 north to exit 18, turn right on Harris Boulevard, left on N.C. 115, right on Eastfield Road, subdivision on left. (704) 332-2285.

D.R. Horton Homes is building in The Parks. Square footage range: 1,839-3,202. Price range: $234,500-$276,500. Take I-77 south to exit 82C, turn right onto Celanese Road (S.C. 161), left on India Hook Road (becomes Herlong Avenue and then Meadowlakes Road), right on McConnells Highway (S.C. 322), right on Eastview Road. (803) 324-3089.

Dublin Homes is building in Crismark in Union County. Square footage range: 2,494-3,800. Price range: $319,900-$401,900. Take Idlewild Road into Union County from I-485, turn left on Millgrove Road, subdivision on left. (704) 573-2192.

Dwight Hunter Homes is building in Innisbrook at Firethorne. Square footage range: 4,215-4,960. Price range: $796,000-$969,000. Take Johnston Road (U.S. 521) south from I-485, turn left on Marvin Road, subdivision on left. (704) 843-0606.

Edwards Building Group is building in Old Gate in Union County. Square footage range: 2,300-3,500. Price range: $350,000-$500,000. Take Lawyers Road southeast from I-485, turn right on Ridge Road, left on C.J. Thomas Road, subdivision on left. (704) 577-4477.

Evergreen Homebuilders is building in Belle Meade in Belmont. Square footage range: 2,500-3,600. Price range: $300,000-$380,000. Take I-85 south to exit 27 (Belmont/Mount Holly), turn left on N.C. 273, left on South Point Road, subdivision on right. (704) 825-0707.

Gandy Communities is building in Oakhurst in Cornelius. Square footage range: 1,900-3,500. Price range: $180,000-$250,000. Take I-77 north to exit 25, turn right on N.C. 73, left on U.S. 21, right on Bailey Road, left on Washam Potts Road. (704) 896-0150.

GB Home Builders is building in Walnut Creek. Square footage range: 1,000-3,000. Price range: $100,000-$175,000. Take I-77 north to exit 16B (Sunset Road), cross Beatties Ford Road, subdivision on left. (704) 400-1577.

Harrington & Associates is building in HighGate in Weddington. Square footage range: 4,112-4,826. Price range: $929,000-$1.1 million. Take Providence Road (N.C. 16) south into Union County, subdivision on right 2 miles past I-485. (704) 849-0983.

HomeLife is building in Kelsey Woods. Square footage range: 1,757-2,433. Price range: $155,000-$185,000. Take Sharon Amity Road north, pass Eastland Mall, turn right on Wilora Lake Road, left on Mayberry Lane. (704) 531-7995.

K.Hovnanian is building in Parkway Oaks. Square footage range: 1,922-3,053. Price range: $213,990-$268,990. Take I-85 north to exit 46B, turn right onto Mallard Creek Church Road, left on Ridge Road, right on Highland Creek Parkway, subdivision on right. (704) 947-3202.

Lake Norman Signature Homes is building in The Peninsula at Lake Norman. Square footage range: 4,000-5,000. Price range: $700,000-$2.5 million. Take I-77 north to exit 28, turn left on Catawba Avenue, right on Jetton Road. (704) 799-1851.

Lennar is building in Old Stone Crossing. Square footage range: 2,097-2,773. Price range: $182,990-$213,990. Take N.C. 49 north, turn right on Back Creek Church Road, left on Timber Ridge Road, subdivision on left. (704) 971-1111.

Liberty Homes is building in Long Creek. Square footage range: 1,168-2,180. Price range: $102,500-$136,900. Take I-85 south to exit 20, turn right onto New Home Road, left on Robinson Clemmer Road, left on Briarwood, right on Larkspur. (704) 923-0991.

Lopez Homes is building in River Run. Square footage range: 2,800-6,000. Price range: $400,000-$1 million. Take I-77 north to exit 25, turn right on N.C. 73, left on Davidson-Concord Road, subdivision on right. (704) 892-9898.

Love Homes is building in The Oaks at St. Martin. Square footage range: 1,374-2,115. Price range: $145,000-$200,000. Take Albemarle Road (N.C. 24/27) east, turn right on N.C. 205, left on E. First Street in Oakboro, subdivision on right. (704) 283-4697.

Meeting Street is building in Chipping Campden. Square footage range: 3,100-3,250. Price range: $770,000-$1 million. Take Providence Road south from uptown Charlotte, turn left on Vernon Drive, subdivision on right. (704) 367-0855.

Orleans Homes is building in The Cove at Chesapeake Pointe. Square footage range: 2,887-4,314. Price range: $361,990-$453,990. Take I-77 north to exit 33, turn left on Williamson Road, left on Brawley School Road, left on Isle of Pines Road, subdivision on left. (704) 662-6800.

Provident Homes is building in The Forest in Matthews. Square footage range: 3,892-4,084. Price range: $645,000-$739,000. Take Providence Road south, turn left on N.C. 51, right on Reverdy Lane, right on Wyndmere Hills Lane. (704) 814-4310.

Pulte Homes is building in Arbor Hills. Square footage range: 1,550-2,828. Price range: $163,400-$242,400. Take I-85 north to exit 46B (Mallard Creek Church Road), turn right on Mallard Creek Road, right on Galloway Road, subdivision on right. (704) 971-2011.

Regent Homes is building in Mulberry Pond. Square footage range: 1,440-2,317. Price range: $109,900-$140,400. Take the Billy Graham ramp off I-85 and turn north on Mulberry Church Road, right on Tuckaseegee Road, subdivision on left. (704) 971-2753.

Richland Homes is building in The Preserve at Oakview in Salisbury. Square footage range: 1,800-2,717. Price range: $209,900-$299,900. Take I-85 north to exit 75, turn right on Jake Alexander Boulevard, right on Faith Road, right on Oakview Drive, left on Oak Leaf Lane. (704) 638-0053.

Ryan Homes is building in Stonewater on Mountain Island Lake. Square footage range: 2,700-7,000. Price range: $395,000-$1 million. Take N.C. 16 north, pass Mount Holly-Huntersville Road, turn right on Horseshoe Bend Beach Road, subdivision on right. (704) 837-0239.

Ryland Homes is building in Linwood Farms. Square footage range: 1,278-3,171. Price range: $152,490-$265,490. Take I-77 north to exit 36, turn right on N.C. 150, right on N.C. 801, left on North Main Street, right on Linwood Drive, subdivision on right. (704) 658-1012.

Saussy Burbank is building in Hawthorne in Belmont. Square footage range: 2,324-3,490. Price range: $275,000-$450,000. Take I-85 south to exit 26 (Belmont Abbey), turn right from ramp onto Main Street, left on McLeod Avenue. (704) 825-0317.

Scenic Homes is building in Curtis Pond in Mooresville. Square footage range: 2,200-3,000. Price range: $180,000-$230,000. Take I-77 north to exit 30, turn right on Griffith Street, left on N.C. 115, right on Presbyterian Road, left on Shearers Road, right on Rocky River Road, right on Bluffton Road. (704) 658-1588.

Standard Pacific Homes is building in the Reserve at Gold Hill in Fort Mill. Square footage range: 2,458-3,760. Price range: $293,900-$368,900. Take I-77 south to exit 88, turn right on Gold Hill Road, subdivision on right. (803) 548-5687.

St. Lawrence Homes is building in Lawson in Union County. Price range: $355,000-$450,000. Square footage range: 2,400-3,600. Take Providence Road south from I-485, turn left on Cuthbertson Road, subdivision on right. (704) 281-2828.

Tony Williams is building in Fox Hunt Estates in Union County. Square footage range: 1,450-3,500. Price range: $190,000-$400,000. Take U.S. 74 east, turn left on Fowler Secrest Road, subdivision on right. (704) 619-6868.

Turnberry Homes is building in Skybrook. Square footage range: 2,500-4,000. Price range: $280,000-$400,000. Take I-77 north to exit 18, turn right on Harris Boulevard, left on N.C. 115, right on Eastfield Road, subdivision on left. (704) 992-6362.

Unique Homes is building in The Club at Longview. Square footage range: 4,400-14,000. Price range: $1.3 million-$4 million. Take I-485 to Rea Road exit, turn south, left on Tom Short Road. (704) 341-3390.

Waddell Homes is building in Meadow Lakes II in Rock Hill. Square footage range: 2,800-4,500. Price range: $350,000-$600,000. Take I-77 south, turn right at exit 82C, left on India Hook Road, stay on Herlong Road, subdivision on right. (803) 242-4295.

Zande Homes is building in The Point at Lake Norman. Square footage range: 3,200-4,500. Price range: $650,000-$950,000. Take I-77 north to exit 33, turn left on Williamson Road, left on Brawley School Road, sales office at circle. (704) 426-0799.

June 7, 2006

Vermillion Real Estate Huntersville, NC 28078

Birds Eye View Of Vermillion Community, Huntersville, NC Click Here10 Cinnabar PL Huntersville 28078 in Vermillion $269,000

14112 Garden District ROW Huntersville 28078 in Vermillion $259,900

13960 Cinnabar PL Huntersville 28078 in Vermillion $252,000

9 Cinnabar LN Huntersville 28078 in Vermillion $205,000

14044 Garden District ROW Huntersville 28078 in Vermillion $174,900

14100 Garden District ROW Huntersville 28078 in Vermillion $174,500

June 6, 2006

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June 5, 2006

South Park, Real Estate Charlotte NC

SouthPark may soon top condo market

With 30,000 workers, developers think area could surpass uptown

Condos are popping up like daisies near SouthPark mall.

And over the next few years real estate experts believe the SouthPark area could rival uptown as the hottest market.

Tim Crawford of Charlotte's Citiline Development doesn't need convincing.

When he announced Louisburg Square near the Sharon and Sharonview roads intersection about 1 1/2 years ago, he expected to launch a second phase early next year.

Instead, Crawford is starting the 12-unit second phase about six months ahead of schedule. He will offer those townhomes for sale Tuesday and likely will begin construction in August.

Crawford said he has "a handful" of unsold condos in the 47-unit first phase, but he's running out of the large two-story townhomes that have been popular with families.

His experience illustrates the contrast between SouthPark and uptown, where single professionals and empty nesters are a driving force in the market.

Part of the allure of SouthPark, Crawford believes, is the suburban neighborhood feel of the condos clustered among trees and landscaping.

At Louisburg Square, he said, the developers saved several mature trees. They provide shade but also give the complex's Boston Federal architecture buildings the appearance of having been there a long time.

It helps, too, that two of his closest neighbors, Park Phillips townhomes and The Charters condos are established projects.

SouthPark claims the city's most upscale shopping and services, while the center city is still trying to attract big name retailers to complement its dining, entertainment and nightlife.

Neither uptown nor SouthPark would win awards for pedestrian friendliness.

But Crawford said he sees more walkers than he anticipated near the busy Sharon and Fairview roads intersection, and he believes walkability will improve as more condos are built.

Among recently announced projects, Piedmont Row, off Fairview Road near the mall, and The Lofts at Morrison off Sharon Road have sold well.

Real estate sources say housing will be included in at least four more projects being planned in the SouthPark area.

One of those will be the redevelopment of the Live Oak public housing project on Fairview just east of Sharon with mixed-use housing, stores and offices.

Crawford said the new development will be next to Louisburg Square, where he intends to install a secure gate that would allow residents only to go back and forth to the neighboring shops.

Much like the center city, SouthPark has become an office hub of 30,000 to 40,000 workers over the past 36 years.

And that, too, has appeal to condo developers who can envision people living in SouthPark and walking to work.

Louisburg Square

• Gated project near Sharon and Sharonview intersection with 47 first-phase condo flats and two-story townhomes plus 12 second-phase townhomes.

• Townhomes: 1,700 to 2,400 square feet, are priced from the low $400,000s to the high $600,000s.

• Ranch-style condo flats: 1,900 to 2,900 square feet, priced from mid-$400,000s to mid-$600,000s.

• Amenities: Private balconies, climate controlled storage units, two elevators in condo flats building, spa-level master baths in townhomes, stainless steel appliances, private park and fountain for residents.

• Trees: Workers are constructing a roundabout around a large oak tree covered by a thick wisteria vine.

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Uptown Charlotte NC Condos Real estate

Courtside Condos, Charlotte, NC
A 17 story luxury high-rise condominium project located at the corner of E Sixth and N Caldwell Streets, many of the homes will have a panoramic view of Charlotte´s Uptown Skyline. Sitting one block from the New Charlotte Bobcats Arena, it will be a short walk to the basketball games, concerts and events that will take place there. Courtside is very close to the upcoming light rail line and the entertainment complex, one block from the trolley, and two blocks from the restaurants and bars of College Street & N Tryon Street. Courtside promises to be a most exciting address to have. Amenities: Floor to ceiling glass, rooftop terrace, security, private balcony, private underground parking, 10 ft ceilings, fluted glass, custom ceramic tile, bamboo flooring, top of the line appliances. Only a few units remain. Prices start in the low 300´s to about $1,000,000 for the largest penthouse.

The Vue, Condos Uptown Charlotte

The Vue will be a 51 story luxury-high rise condominium project with completion scheduled for mid-2008. Located a few blocks from Tryon Street at Fourth & Pine Streets, the building will offer panoramic views of Uptown´s Skyline and overlook Historic Fourth Ward Park. The project is planned for 410 units ranging from 600 sq ft studios to 4,000 sq ft penthouses. Prices are rumored to start at $200,000 for the studios and range up to $4+ million for the largest penthouses. Amenities will include a concierge and doorman, 5,000 sq ft fitness center, tennis and basketball courts, resident wine cellar, 25 yard swimming pool, pet park, recreation lounge, cyber cafe, media room and terraces. Its close proximity to Johnson & Wales University, restaurants, office buildings and cultural attractions makes this development a catalyst for the quality of life in the area.

The EpiCentre, 210 Trade St.

The EpiCenter, 210 Trade Street will be a mixed use project featuring a 267,000 sq ft base that will be an Entertainment Complex complete with restaurants, nightclubs, a movie theater, urban bowling alley, and retail shop at your doorstep. Atop the entertainment complex will be a 53 story, 420 unit luxury high-rise condominium tower. One and two bedroom units, some multilevel, range from 700 sq ft to 2,500 sq ft. Penthouses on the top floors will range from 3,500 to 11,000 sq ft. Amenities include a 20,000 sq ft outdoor entertainment deck with infinity edge pool, sun deck with private cabanas, fountains, pet walk, yoga garden, fire pit, and a putting green. Other amenities include an "Aqua Lounge" which will offer hotel-type services, including fresh towels and cold beverages, a two-story fitness club with cardio equipment, flat -screen TVs, classes, personal training and wellness spa, a formal resident lounge with multimedia center, conference room, professional test kitchen, cigar and martini bar, and a wine cellar. Concierge service includes 24-hour assistance, valet service and 612 reserved covered parking spaces for residences. Residential units will have hardwood floors, stainless steel appliances, granite countertops, 10 ft ceilings, oversized tubs and showers with stone and custom tile finishes and gourmet center isle kitchens. No pricing is currently available.

230 S Tryon, Charlotte, Uptown

230 S Tryon is a 12 Story luxury high-rise condominium project located at the corner of Third and Tryon Streets in Uptown Charlotte. The project will include 110 condominiums on twelve floors, two restaurants, a coffee shop and a deck containing 675 parking spaces. Prices start at $169,000 to $500,000 for the studio, one bedroom, two bedroom, and three bedroom units. The penthouse suites range from 1,900 to 4,000 sq ft priced at $750,000 to $1,500,000. Interiors will have nine and 10 ft ceilings, hardwood floors, granite countertops, and stainless steel appliances. Amenities include a full-time door man, concierge, club room, cyber cafe, fitness center, pool, and social area. Completion projected summer 2006.

The Avenue
A 36 Story high-rise condominium project located at North Church and 5th Streets in the heart of Charlotte´s Center City, The Avenue will comprise of 386 one and two bedroom units, as well as an 8,000 sq ft street-level retail space. Prices start at $170,000 for the one bedroom unit. Features include sleek, contemporary architecture with floor to ceiling glass, kitchens with granite and stainless steel, 10 ft ceilings, 24 hour concierge, ultra high-speed Internet access, virtual art gallery in the lobby, reserved parking and resort- like amenities such as an upscale, expansive fitness center and club room, and Sky Club amenities including a 10th floor pool and sundeck. Completion is projected mid 2007.

The TradeMark

A 28 Story luxury high-rise condominium project located on West Trade Street between Poplar & Mint Streets, The TradeMark will include 161 residential units with a 330 car parking garage capped by an elevated pool terrace with exercise room and community facilities overlooking the Panther Stadium. Features include floor to ceiling glass, security, private balcony, 10 ft ceilings, granite countertops, fluted glass, custom ceramic tile foyers, hardwood floors, secured parking, outdoor sun deck with heated pool, walk thru waterfall, hot tub, outdoor fire pit, and pet park. Prices start at $200,000 to over $800,000. Scheduled for completion in early 2007

The Citadin

Citadin is the largest, most diverse residential undertaking in the burgeoning Center City and promises to create a signature destination of 424 homes, as well as office space and retail space in historic Fourth Ward. An evolved master plan features two 25 story high-rise residential towers, two 10 story mid-rise residential buildings, as well as townhomes and brownstones. The plan incorporates the highest level of urban design principles - a mix of residential options in buildings of various scales, as well as 20,000 sq ft of retail space, all of which is intended to create a pedestrian-friendly environment that opens to the street. Over 40% of the site will be devoted to open space. Floor plans range from 600 to 2,500 sq ft and homes are priced from $170,000 to over $1,000,000.

The Park Condominiums

A 21 story luxury high-rise condominium project located in the heart of Uptown Charlotte, The Park will comprise of 107 units with prices starting in the $150,000's to over $700,000's. There will be 18 floorplans with over 300 finish options including 8 foot solid cherry doors, granite countertops, and bamboo hardwood floors. Amenities include a 10,600 sq ft rooftop park, pool, golf putting green, gardens, sitting areas, a skylight pavilion, fitness center, private secured parking, and panoramic views. The Park will be within close walking distance to the New Charlotte Bobcats Arena, the EpiCentre Entertainment Complex, the Light Rail Line and the center of downtown with all the restaurants and nightlife.

The Arlington Building

The Arlington is a 121 unit, 24 story high-rise luxury condominium project complete in 2002 . One and two bedroom units range from 886 sq ft to 1,797 sq ft. The Penthouse units have three bedrooms and range from 2,270 sq ft to over 4,700 sq ft . Prices Start at $200,000 to over $1,000,000. Amenities include private balconies, 24 hour security, rooftop terrace, fitness center and pool on the 24th floor, 10-16 ft floor to ceiling glass, 340 space parking garage, hardwood floors, custom ceramic tile, direct Trolley access, and future light rail access.

400 N Church Street

400 N Church Street is a mid-rise transitional condominium community built in 1996. It features a secure entryway as well as a secured parkingarea for residents. Most units are one and two story with a few three story units. In addition to being mere steps from restaurants and nightclubs, residents enjoy their own private fitness center and courtyard. Resale units in 400 N Church typically start in the high $300,000's.


Chapel Watch Condo's

Chapel Watch is a mid-rise transitional luxury condominium community located at North Church and 9th Street. Built in 1999, it features two & three Bedroom units. A secured entrance, private gated parking, private balconies, courtyard, shopping, and dining are only a few of the amenities. Resales typically start in the $500,000 range.

The Garrison at Graham

The Garrison at Graham will be edgy and urban bi-level lofts located on the edge of Uptown´s Historic Fourth Ward. These are likely the largest lofts you will find in Uptown with huge windows offering views of Uptown's skyline, hardwood floors, exposed ductwork, granite countertops, stainless steel appliances, and 16 ft ceilings. The building also offers a rooftop terrace with two hot tubs, two outdoor fireplaces, an outdoor kitchen, grills and a canopied entertainment area. Sizes range from around 1,250 to 2,500 sq ft and the units are priced from the upper $200,000 to mid 600´s Bottom line: On the fringe of Uptown, but offering some of the coolest lofts on the market!

Fifth & Poplar

Fifth and Poplar is being converted to luxury amenity-packed condominium homes. This destination in Uptown Charlotte´s historic Fourth Ward will include the following: granite countertops, stainless steel appliances, hardwood floors, a 1+ acre private courtyard with pool, outdoor putting green, dog walk area, social terrace with outdoor fireplace, fitness center with massage room, full time concierge, grand lobby with complimentary resident Starbucks bar, wireless Internet access, club room with flat screen TV & billiard table. Located next to the 3.5 acre Fourth Ward Park and walking distance to all that Uptown Charlotte has to offer! Pre-sales have begun with finished homes being delivered from Fall 2005 to Fall 2006.


Rosewood Condominiums

Rosewood´s distinctive facade is reminiscent of 15th and 16th century grand French Renaissance architecture. It is a luxury condominium community consisting of three eight-story buildings, 134 units ranging from 1,975 to 4,700 sq ft and selling from $400,000 to more than $1,000,000. The elegant centerpiece of the community will be the 7,560 sq. ft, two-story Atrium with marble floors, coffered wood ceilings, architectural molding and wainscoting. Each residence will have a rotunda-style foyer, 10 ft ceilings, hardwood floors and natural stone tile. Oversized kitchens will feature granite countertops, center islands, and Viking or Bosch appliances. Master suites are spacious with walk-in closets. Construction has begun, with the first phase scheduled for completion in the summer of 2006.

The Renwick

The Renwick, located in the First Ward between E 6th & E 7th Streets along N Myers St is a 85 unit condo project scheduled for completion in the Spring of 2007. Units will start at $118,600 for a 550 Sq Ft, one bedroom studio to more than $400,000 for a 1,615 Sq Ft three bedroom penthouse. The four story building will include some units with 10-foot ceilings, and the development also will feature structured parking, a pool, generous balconies and a landscaped courtyard.

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