FIRST WARD'S REVIVAL IS SECOND TO
NONE
ONCE CRIME-RIDDEN, HOT UPTOWN DESTINATION
GETS A NATIONAL AWARD
The Charlotte Observer
Sunday, November 21, 2004
Section: BUSINESS
Edition: ONE-THREE
Page: 1D
DOUG SMITH, Staff Writer
Column: DOUG SMITH - DEVELOPMENT
Just a few years ago, Charlotteans would drive out of their
way to avoid crime-plagued Earle Village in First Ward.
Today, that former 409-unit public housing project has been
replaced by mixed-income housing in what has become one of uptown's desirable neighborhoods.
Charlotteans have watched condos go up, new residents arrive
and investment dollars pour into a 12-acre corner of First Ward known as the Garden District.
Now, the nation is noticing, too.
The Urban Land Institute, a prestigious land-use research
and education organization, has recognized the transformation with a 2004 Award of Excellence.
"It's a pretty big deal," said David Furman, whose
Boulevard Centro developed nearly 140 condos valued at $24 million in the Garden District.
"The jury visited Charlotte and toured First Ward,"
he said. "When I saw the names on their list, I was impressed with the competition."
Among the other nine winners, for example, were projects in
Singapore, Atlanta, Los Angeles and Seagrove Beach, Fla.
Life in First Ward has changed significantly - not just for
young uptown professionals moving into condos with skyline views, but for working single mothers like Chantayah
Joseph, who lives in First Ward Place.
The mixed-income apartment complex - it includes about 200
public housing units - replaced Earle Village, which the Charlotte Housing Authority started demolishing in 1995.
Joseph, who moved into a four-bedroom apartment with her six
children about 1 1/2 years ago, never lived in Earle Village, so she can't compare then and now.
But life in First Ward today, while not perfect, is pretty
good for her family, says Joseph. She works as a receptionist at First Ward Community Center, developed as part
of the makeover.
Her children, ages 1 to 11, take part in the recreational
programs and sports leagues at the center, a neighborhood gathering place.
Joseph regrets that more of her neighbors don't take advantage
of the opportunity to meet and get to know each other better there.
As for problems, she suggests the city and the housing authority
do more to attract shopping and services to the neighborhood and pay closer attention to crime.
"My car was broken into; my neighbor's car was stolen,"
she said. "I wish they would do something about that."
But, all things considered, Joseph said living in First Ward
Place has given her "a change in lifestyle. Now, my goals are set high."
She's applying to participate in a training program offered
by the housing authority to help residents become homeowners.
That's one reason the Urban Land Institute was impressed when
it evaluated the First Ward Place/Garden District public-private partnership entry on such criteria as contribution
to the community, response to societal needs and financial success.
"The difference between the First Ward of 1997 and the
First Ward of today must be seen to be believed," said Bank of America senior vice president Nancy Crown in
submitting the entry.
"Earle Village was an extremely distressed public housing
project, and its redevelopment into an integrated, mixed-use community has been far reaching and catalytic, resulting
in the rebirth of an entire quadrant of Charlotte's center city."
First Ward Place's rental units are next to the Garden District,
which extends between Ninth and 11th streets to Interstate 277 in the northeast corner of First Ward and includes
for-sale townhomes, condos and single-family houses.
Crown's Banc of America Community Development teamed with
the city and housing authority to create First Ward Place and the Garden District at a development cost of $93
million.
The housing authority received a Hope VI federal grant of
slightly more than $40 million for demolition, construction, relocation and other support services.
Crown's community development team helped with a master development
plan and participated by buying land at market prices, redesigning streets, creating green space and reselling
prepared parcels back to developers.
Land was priced to entice developers to build in a variety
of price ranges and create a housing mix ranging from starter condos to luxury single-family houses.
"We really wanted to make a variety of housing types
available at a variety of price points," Crown said.
"We started out at one of the first projects in the high
$80,000s or low $90,000s and ranged up to the $150,000s.''
Furman's Boulevard Centro has been one of the most active
developers, but others participated, include Tuscan Development and Lancraft Properties with their Tivoli condominiums
and Saussy Burbank Homes with single-family houses and duplexes.
"I never had any hesitation," Furman said. "I
believed in the concept, and I believe the integration of economic levels is how you deal with the housing issues
you have."
Clustering the lowest income people in one place "creates
a concentration of hopelessness, which creates a concentration of problems," he said.
Since redevelopment began in First Ward, two other signature
projects have been started there: the 20,000-seat uptown arena and ImaginOn, the children's learning center.
Tim Newman of Charlotte Center City Partners, which also has
been involved in the neighborhood's re-emergence, said, "The whole transformation of First Ward is a national
model for success."
Furman said he'd like to see it happen again - perhaps in
Second Ward, where plans call for a mixed-income community of 4,000 households covering more than 100 acres.
Doug Smith: (704) 358-5174; dougsmith@charlotteobserver.com
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