Recreation of a Historic Warehouse
The innovative eatery and entertainment space, Tipsy Pickle at Camp North End, builds on a legacy of innovation and entrepreneurship. 黨ǿmvnavigated complex unexpected conditions to deliver this exciting new development, demonstrating how a strong local team with a proven track record of success is vital for adaptive reuse projects.
Capitalizing on the explosive popularity of the recreational sport pickleball, 黨ǿmvpartnered with hospitality brand Protagonist Beer to challenge expectations of what an entertainment-focused eatery can be. Tipsy Pickle is a monumental mixed-use “eater-tainment” space that incorporates over 35,000 square feet of interior and exterior amenities for guests to play, socialize, and shop. This adaptive reuse building transformed a former military site.
Adding Another Chapter to the Story
Located in the Camp North End neighborhood of Charlotte, Tipsy Pickle sits on a 76- acre facility that first functioned as a car manufacturing plant for Ford Motor Company, creating close to 300,000 Model T and Model A cars. Henry Ford had worked with a Detroit-based architect to design and build the site’s original structure, including the iconic water tower—which still stands today.
After the company shuttered the facility’s doors during the Great Depression, the US Army purchased the site in 1940 and added five large warehouses and several outbuildings, first to support the war efforts and later to facilitate research, development, and manufacturing throughout the Cold War. In 2017, developer ATCO Properties purchased the site and began ambitious plans to reconnect it to the local community by redeveloping close to 3 million square feet of vibrant, mixed-use space.
Designed by , Tipsy Pickle is located in one of the US Army’s former weapons storage facilities. This site was classified as a “brownfield”—a property for which development might be complicated due to the presence of contaminants—and required a vapor intrusion mitigation system to remove any potential hazardous or pollutant substances housed in the soil. The 黨ǿmvteam closely followed all proper procedures and worked under intense oversight from the , all while securing the highest levels of safety.
Leveraging the Full Potential of Adaptive Reuse
Swinerton’s 135 years of construction expertise, array of sophisticated technology, and ability to problem-solve challenges with historic structures make the firm a true value-add partner for adaptive reuse projects. Close attention to detail is paramount, not only to ensure safety and quality, but to maximize opportunities to leverage the unique attributes of the existing structure to achieve the project’s design, schedule, and budget intentions.
At Tipsy Pickle, the project team utilized pre-existing exterior envelope penetrations to install new, modernized overhead roll-up doors. Additionally, one of the original garage doors was transformed into a traditional swinging door with adjacent windows. The team was also able to retrofit existing, unused kitchen equipment from another restaurant in Camp North End that did not come to fruition, providing significant budget savings for the client.
However, one of the project’s most significant challenges was not visible above-ground.
Navigating Historic Tunnels
An underground network of concrete tunnels winds beneath Tipsy Pickle, a remnant of the site’s former military use. Prior to the start of the project, the tunnels had already been covered with a concrete slab and filled with dirt. But this slab was thicker than previously anticipated by the project team.
The team utilized a Matterport scan that mapped the existing underground water, sanitary, and sprinkler main lines that were needed to support the space. In order to remain as efficient and cost-effective as possible, the team strategically aligned Tipsy Pickle’s Mechanical, Engineering, and Plumbing (MEP) systems through the inside of the dirt-filled tunnels. This reduced the amount of coring to only a select number of concrete tunnel walls.
Getting things right the first time was the only option with these conditions, especially when working with the kitchen vendors to install sanitary lines underneath the concrete slab. The project team ensured that concrete penetration and connection points were pre-planned and verified. Furthermore, the team was able to conduct slab repairs and add additional footings to provide structural support for Tipsy Pickle’s interior mezzanine.
Proven Hospitality Success
The local team’s ability to deliver this technically complex build is a testament to the strength of Swinerton’s expertise, resources, and hospitality prowess. In addition to installing a full commercial kitchen, two bars across two levels, and all the associated equipment, ventilation, and finishes, 黨ǿmvfacilitated close collaboration with kitchen vendors, food service providers, golf simulation installation teams, audiovisual trade partners, and a historic review board to bring the client’s vision to life.
Swinerton’s collaboration with the client demonstrates why the firm is a top-ranking hospitality builder nationwide. The team provided design assistance and building expertise where necessary to realize the design intent, but allowed the owner to drive the overall brand vision. When unexpected conditions threatened the schedule, the team worked with the client to make strategic onsite scope adjustment— and even provided additional cost savings by self-performing the drywall and acoustic ceiling tiles scopes.
More than just a hallmark of a successful collaboration, Tipsy Pickle marks another milestone in rich innovative and entrepreneurial history of the Camp North End development.
