| Charlotte Observer,
November 7, 2007
Chelsea South End
Charlotte, N.C. - Appropriately named for its hip, urban location, Chelsea South End is the newest mixed-use development in Charlotte’s South End neighborhood. Just steps from Charlotte’s new light rail, Chelsea South End is located on the corner of West Boulevard and Hawkins Street. The building is comprised of 75 residences atop 8,000 square feet of planned retail and office space. Residences range from 556 to 1,364 square feet, with prices ranging from the mid $100,000s to the upper $300,000s. Construction is slated to begin in the summer of 2008, and the on-site sales center is now open. (Editor note: For a rendering of Chelsea South End, go to www.corderphilips.com/pr/chelseaatsouthend.jpg, or contact email@example.com.)
Planning for Chelsea South End began with a fact-finding trip to the historic Chelsea neighborhood of New York. Located southwest of Manhattan, this post-industrial district is known for its nightlife, as well as its vibrant arts and cultural scene. While in Chelsea, developers Dean Kiriluk of KIRCO, Terrence Llewellyn of Llewellyn Development, LLC, and architects from Perkins Eastman studied the area’s adaptive use of the old warehouses and industrial buildings and came up with modern-day interpretations to connect to the concept for Chelsea South End in Charlotte.
"The neighborhood of Chelsea can be compared to Charlotte’s area of South End, because they both evoke a similar urban feel," says Llewellyn. "Although the Chelsea neighborhood was an inspiration, the real story is in the modern interpretation of this theme, and utilizing historic inspiration but interpreting it with new energy, passion and technology."
In addition to the architectural expertise of Perkins Eastman, Chelsea South End’s development team sought advice from Wendy Field, Managing Partner of Cottingham Chalk’s Developer Services. In her role as a sales and marketing consultant, Field helped the team shape the vision and design that would appeal to the Charlotte South End market.
"Wendy Field is one of Charlotte’s most knowledgeable real estate consultants and has been instrumental in our creative process," said Kiriluk. "She is an integral part of the team providing expertise on all facets of the project, from design elements and amenities to sales and marketing."
Chelsea South End is designed to resemble a renovated warehouse that reflects the urban personality of the surrounding area. The exterior is red brick, with oversized windows and balconies or garden terraces, as large as 1,005 square feet, on each unit. The building features numerous high-quality amenities, including a common area terrace, a fitness center and controlled-access parking.
The interiors suggest an industrial character infused with modern-day conveniences. Features normally considered upgrades are standard at Chelsea South End, such as hardwood floors throughout the kitchen, living and dining room areas, granite countertops in the kitchen and bath, stainless-steel appliances and brushed nickel lighting and hardware.
Chelsea South End also embraces the latest technology. All appliances are energy-star rated, and the paint used in each residence is comprised of low volatile organic compounds, thus improving the quality of air. Other environmental features include special insulating on windows, a recycling center in the garage, as well as a special white polymer on the roof to reflect the sun’s rays, reducing solar heat gain. There is also an iPod docking station standard in each residence, as well as in the fitness center.
Optional features include a 42" plasma HDTV which can be pre-mounted and ready for move-in, as well as an optional exposed brick interior wall, common to many industrial warehouses. Also available are five-inch-wide plank hardwood flooring, storage spaces, ceramic tile upgrades as well as optional upgraded granite selections.
Most notable of the amenities is the location. Promoting the urban lifestyle of South End, this development is within a short walking distance of many of the area’s most desirable destinations. Residents will be able to walk to over 27 favorite restaurants, bars, art galleries and shops. Not only will residents have the convenience of being in the heart of South End, but they will also be one-half block away from the East/West transit stop of Charlotte’s new light rail, giving them access to the entire city of Charlotte at their leisure.
"We took great care to select a site that was less than 250 feet from a light rail stop, to incorporate a mix of uses for the site, and also to improve and heighten the pedestrian scale by making improvements to the streetscapes. We also tried to incorporate the industrial architectural style that complements the historic roots of the neighborhood," said Kiriluk.
About the Development Team
As a family business, KIRCO takes great pride in their four decades of real estate heritage. In that time, KIRCO has planned and developed more than 11 million square feet of residential communities, office buildings, high-tech buildings, retail centers and institutional facilities. With extensive architectural review, KIRCO creates award-winning design, enhancing market appeal and increasing real estate values. Partnering with Llewellyn Development, LLC for the Chelsea South End Development, the combined team brings extensive experience with multi-family projects, creating an enhanced level of refinement, innovation and sophistication for its homeowners and residents.
About the Sales and Leasing Team
The development team enlisted the services of Wendy Field, managing partner of Cottingham Chalk Developer Services. For the past 12 years, Cottingham Chalk has successfully guided builders and developers in design, product planning and implementation. Credited with the success of other South End projects such as Park Avenue, Field brings seasoned expertise to the project. She has worked closely with the development team, assisting with design concepts and project planning.
About the Architecture Firm
Since its inception in 1981, Perkins Eastman has been an internationally renowned architecture, urban design and interior design firm. With a diverse portfolio of clients, including cultural, healthcare, hospitality, urban design, corporate and mixed-use developments, Perkins Eastman continues to be recognized for their range and superior design capabilities.
About the General Contractors
Founded in 1993 as a single-family housing renovation company, CW Construction & Development, LLC moved their headquarters from Raleigh to Charlotte in 1997 to focus its services on the multi-family housing market. Since shifting its focus, CW Construction & Development has renovated over 14,000 units for some of the largest Real Estate Investment Trusts and national property management firms throughout the Southeast.
For more information about Chelsea South End, please visit www.ChelseaSouthEnd.com.
March 21, 2004
Coventry Court being developed near Ballantyne
Developers of a 53-unit townhome project in south Charlotte's Ballantyne area have sold 10 homes while finishing a model on the site.
"Based on my experience, if they sell this strongly before we have a model, it's pretty likely we will build and sell them all this year," said Terrence Llewellyn of Llewellyn Development LLC.
The townhomes are on Providence Road West, about a quarter mile west of U.S. 521 and slightly south of Ballantyne Country Club. The 7-acre site is south of Interstate 485, where residential and commercial development are flourishing.
Lowes Foods-anchored Hunters Crossing shopping center opened recently at U.S. 521 and Lancaster Highway (old U.S. 521) near the planned project.
Llewellyn's company is teaming with First LandMark USA Inc. in LandMark/Llewellyn Holdings to develop Coventry Court, whose prices are getting the attention of home shoppers.
Two- and three-bedroom townhomes are selling for $129,900 to $149,900. The median price within a mile radius of the site is $243,928, Llewellyn said.
"We felt like there were a lot of people who wanted to live in the Ballantyne area and felt they couldn't afford it," he said.
Llewellyn said initial buyers fall in two main categories: young adults seeking to own their first homes and 35- to 49-year-old single-again adults living alone or with children.
Young adults gravitate to the smaller 1,300-square-foot, two-bedroom, 2 1/2-bath townhomes, and older adults prefer the larger 1,500-square-foot, three-bedroom, 2 1/2-half bath units with garages, he said.
The townhomes will be developed in 11 buildings around the edge of the acreage, which includes a preserved half-acre "green" with a 100-year-old oak tree in the center.
Residents will have views of wooded areas and two ponds next to the property.
Townhomes will include built-in, prewired computer desks; washer-dryer connections upstairs near bedrooms, and private back yards -- amenities Llewellyn said market research indicates buyers prefer.
Other features include 9-foot ceilings upstairs and down, master suites as large as 16 feet by 14 feet with double-bowl vanities, and arched interior doors.
Building exteriors will have brick and Hardiplank (a fiber-cement siding) with charcoal-gray roof shingles.
Llewellyn expects to open the first model units by early July. General contractor Saieed Construction Systems started work at the site about a month ago.
Watts Leaf Architects designed Coventry Court, valued at $7 million. Site Solutions handled land planning and engineering.
Charlotte Observer, May 17, 2005
DEVELOPMENT / DOUG SMITH
Sales show townhomes still popular
Coventry Court in Ballantyne area starts phase 2 site work soon
The uptown high-rise residential boom hasn't diminished Charlotteans' appetite for townhomes in suburban areas near shops, services and employers.
Developers who announced a 53-unit townhome project in the Ballantyne area a year ago, for example, have just begun selling 53 units in a second phase.
Two- and three-bedroom townhomes, 1,400 square feet and 1,548 square feet, are listed from $149,900 to $169,900 in Coventry Court.
Buyers are noticing the price and location -- near an upscale area of golf-course homes and a resort hotel and spa.
Twenty-six homeowners have moved into Coventry Court, and only six units remain available in the project's first phase.
The townhomes are on Providence Road West, about a quarter mile west of U.S. 521 and south of Ballantyne Country Club. The 7-acre-plus site is south of Interstate 485, where residential, retail and office development are flourishing.
The Lowes Foods-anchored Hunters Crossing shopping center is at U.S. 521 and Lancaster Highway (old U.S. 521) near the townhomes, and the first businesses are opening in the new Ballantyne Village shopping center at the southwest quadrant of U.S. 521 and Ballantyne Commons Parkway.
Llewellyn Development LLC is teaming with First LandMark USA Inc. in LandMark/Llewellyn Holdings in developing Coventry Court.
Terrence Llewellyn of Llewellyn Development said buyer feedback gathered in the first phase prompted the developers to tweak the second phase.
They made garages standard on all units, incorporated kitchen islands into three-bedroom units and added sunrooms to two-bedroom townhomes.
All units have 2 1/2 baths, nine-foot ceilings upstairs, double-bowl raised vanities and brick or Hardiplank exteriors.
Llewellyn said the developers incorporated the site's natural woods and ponds and located many of the townhomes around the perimeter so owners could take advantage of the views.
The community also features a half-acre green. A large oak in the center of the green is estimated to be more than 100 years old.
Llewellyn expects to start second-phase site work in about 30 days and deliver the first townhomes in about six months.
Watts Leaf Architects designed the project. Site Solutions was the land planner and civil engineer. Saieed Construction Systems is the general contractor.
LandMark/Llewellyn Holdings is handing sales from an on-site sales center.
June 6, 2003
Paul Davis-The Business Journal
Greensboro apts. being converted into for-sale condos
A Charlotte-based real estate company is moving ahead with plans to convert a Greensboro apartment community into for-sale town homes after reaching its pre-sale commitment.
First LandMark, USA last year announced plans to turn the 126-unit Chapel Watch apartments on Muirs Chapel Road into town homes. The company, which bought Chapel Watch in the late 1990s, needed 50 contracts before sales could begin.
Chapel Watch Sales Manager Terrence Llewellyn said his company has met the requirement, signing 56 contracts on the two- and three-bedroom units.
"Now we're actually closing sales," he said, adding that contracts are valued at $5 million, or four times the amount invested so far to make improvements to the former apartment community.
"It has turned into a really great place for people to live," Llewellyn said. "The improvements we have made, such as new roofs and parking lots, will be very beneficial to the property owners."
Though apartment conversions were typical in the 1970s and 1980s, they haven't occurred that much in the last decade, industry observers said.
Chapel Watch isn't the only conversion planned in the Triad, as empty apartment units reach historical highs as low interest rates entice more renters into homes.
Thomasville-based Brokers Inc. has been planning to turn the 96-unit Eastgate Village on Ardale Drive into for-sale condominiums.
Jul. 01, 2003
Much homework went into villas
Matthews developer surveyed market, studied demographics
When a Raleigh developer acquired 35 acres in Matthews for its first residential project in this area, it wanted to make sure it built the right product for the market -- very sure.
So before the first shovel of dirt was turned at Bella Sera Villas, a 166-unit townhome project on Matthews Township Parkway, DeWitt Real Estate Services put the area around Sycamore Commons shopping center under a microscope.
Marketing experts combined a demographic analysis with surveys of the needs and desires of the area's most likely buyers.
And what did they find after compiling the facts and figures?
The ideal customer will be between 45 and 70 years old, either retired or earning an average of $72,000 annually, and most likely married with no children in the household.
Bella Sera Villas' brick-and-stone townhomes, selling for a base price range of $189,900 to $220,000, are single-story, something 79 percent of prospective customers listed as a preference.
And the two- and three-bedroom units feature glass-enclosed sunrooms, two-car attached garages and no yard maintenance -- another preferred feature.
Exterior maintenance and landscaping care are provided.
The developer's master plan for the project includes a putting green, two lakes, a stream, a clubhouse, a pool, walking trails, fountains and streets with brick-paved roundabouts to slow traffic.
Construction is under way on the 3,100-square-foot clubhouse and several model units, due to open by Aug. 19.
The first phase includes 34 units, 14 of which are sold, said Terrence Llewellyn of Llewellyn Development LLC, a development consultant for the project.
The townhomes, ranging from 1,522 to 1,990 square feet, feature bathrooms with ceramic tile floors and marble vanity tops. Also included: privacy walls between each unit and attic storage space with pull-down stairs.
Llewellyn believes the project, valued at about $37 million, is on target for the area around Sycamore Commons, where 24 percent of the people are ages 45 to 64 and 43 percent of the homes were built between 1970 and 1988.
Developers typically find that empty nesters prefer to stay in their neighborhoods, close to friends, churches and familiar stores, if they can downsize into suitable housing.
The townhomes also appear to be in the right price range to appeal to nearby residents, Llewellyn said. Bella Sera's demographic surveys pegged the median income within a 3-mile radius at $76,657.
For-sale offices are under way next door to the project, and a 2.5-acre tract near the entrance off Matthews Township Parkway is earmarked for retail services.
DeWitt Real Estate Services, an 11-year-old company headed by Todd Saieed, does mixed-use, office, retail and residential development in the Carolinas.
Saieed Construction Systems, of which Todd Saieed also is president, is the general contractor for Bella Sera. Cline Design is the architect.
DeWitt Real Estate Services has developed projects similar to Bella Sera in the Research Triangle, Asheville and Wilmington.
Charlotte Business Journal
From the May 30, 2005 print edition
The Fountains to mix village shops, offices
J. Lee Howard
Senior Staff Writer
B.L. Patch and Associates has launched a $14.2 million, 95,000-square-foot mixed-use development at Ardrey Kell and Tom Short roads, with the project designed to look like a European-style village plaza.
The development, dubbed The Fountains, will feature courtyards around custom-designed fountains, heavily landscaped areas and streetscapes.
Even though the first units will not be ready for occupancy until November, more than 73,000 square feet of the retail and office space already has sold, says Bransen Patch, company president. "We believe that the plazas and fountains will be landmark features for many years to come," he says.
Companies taking space in the development include a dentist, a chiropractor, an insurance office, architectural firm Carolina Design Group, home building company Unique Builders and Palone's Italian Restaurant.
Space is available for lease at $18 to $26 per square foot, but it also may be purchased for $165 to $220 per square foot.
Features include a single-story, cottage-like office building measuring 3,200 to 5,000 square feet, as well as single-story retail space with internal parking and pedestrian walkways. Patch is also building two-story, elevator-served condominiums, with the ground floor reserved for retail use and the upper floors for offices.
The office market in the Ardrey Kell-Tom Short area suffered from high vacancy in recent years, hitting 21.55% at the end of the first quarter, according to real estate research firm Carolinas Real Data. But that vacancy rate has been driven largely by the volume of speculative development in and around Ballantyne -- space that typically fills quickly.
The retail picture is much rosier. Because the southeast Charlotte retail market is still mostly virgin territory, vacancy is a scant 1.5% -- the lowest in the city.
"It's becoming attractive to specialty retailers who may once have looked at the Pineville market and are now following the rooftops," says Chris Jeltrup, a senior associate at commercial real estate consulting firm Warren & Associates. "Now they're looking at Ballantyne and the Ardrey Kell areas as well."
Patch is developer and general contractor of The Fountains. The project is being designed by Overcash-Demmitt Architects.
Site Solutions is the land planner and civil engineer. Terrence Llewellyn of Llewellyn Development provided consulting and planning services.
Space in The Fountains is being marketed for sale by Chuck Lickert and Hershel Fogleman of ReMax Metro Realty and for lease by Denise Browning of Divaris Real Estate.