city of greensboro urban redevelopment plan

CITY OF GREENSBORO
URBAN REDEVELOPMENT PLAN
Adopted February 21, 2011 by City of Greensboro
Areas of Focus
Adrian Circle Neighborhood
Airport Road
Apalachee Avenue Neighborhood
Canaan Neighborhood
Historic Downtown
East Broad Corridor
Historic Depot
Mary Leila Mill Village Neighborhood
North East Street Neighborhood
Mary Leila Mill
Reynolds Neighborhood
A Collaborative Effort of
City of Greensboro
Greensboro Downtown Development Authority
Greensboro Better Hometown
Greene County Chamber of Commerce
Greene County Development Authority
Northeast Georgia Regional Commission
Introduction
In 1786 an act of the Georgia state legislature set aside the western lands of Washington County to
create Greene County and its seat, Greenesborough (later Greenesboro, then Greensboro), which was
incorporated in 1803. Taking its name from Nathanael Greene, a Revolutionary War general,
Greensboro served as the commercial center of one of Georgia’s most important cotton-producing
counties. The city’s history illustrates the struggle, common to many small towns in the rural South, to
emerge from the shadow of a cash-crop monoculture.
Located between Ogeechee and Oconee rivers in Georgia’s formerly rich cotton belt, Greensboro lies
at the heart of Greene County, 70 miles east of Atlanta, 35 miles south of Athens, 80 miles west of
Augusta and 65 miles north of Macon along Georgia Highway 15 in Greene County.
The rise of the cotton economy facilitated the growth of Greensboro as the commercial center of
Greene County. Fifty years after its founding, Greene became Georgia’s largest cotton-producing
county. In 1838, responding to the need to transport the region’s ever-growing crop, the Georgia
Railroad reached Greensboro, cementing the city’s status as a commercial center. By 1854 the town
had its own cotton mill and a merchant class that profited from the new commodity.
While cotton made a few men extremely wealthy and underwrote the proliferation of stores, banks and
civic buildings in Greensboro, it also created an underclass in the form of slaves and poor whites. All
three of Greene County’s representatives to the Georgia Secession Convention voted to secede from
the Union, effectively introducing Greene County to the Civil War. A portion of Union general
William T. Sherman’s troops briefly occupied Greensboro in November 1864 as a diversionary tactic
meant to convince the Confederates that the Union troops were headed to Augusta, not Savannah, on
their march to the sea.
The end of the Civil War unleashed previously contained social forces in Greensboro. Many newly
freed African Americans migrated to Greensboro and formed a community known as Canaan, which
became a center of activism in the following years. With the votes of the newly enfranchised African
Americans, Greene County elected a slate of Republican candidates in 1868. A series of heinous
crimes assured a quick return to subordinate civic and socioeconomic positions for African Americans
and effectively thwarted the promise of Reconstruction.
Greensboro and Greene County quickly returned to its dependence on cotton and suffered the attendant
consequences. With the demise of the old plantation system, sharecropping and tenancy dominated the
post-Civil War southern economy. The elite of Greensboro prospered; many became moneylenders in
the furnishing system, which arose after the demise of the old cotton-factory system. The proliferation
of sharecropping contracts also led to a rise in the number of prosperous lawyers in Greensboro. As a
result of the local economy’s lack of diversification, the town’s fortunes rose and fell with the
fluctuations of the international cotton market.
As the boll weevil began to devastate much of Georgia’s crops, Greene County turned more heavily
toward cotton after developing a reputation for being “weevil proof.” The accompanying prosperity
led to an increase of automobiles and other luxury consumer goods and even allowed many tenants to
become land owners. In 1922 the weevil finally devastated Greene County’s cotton production, ending
the boom time and undermining land values. The city’s banks closed, the Georgia Railroad stopped
making scheduled stops and Greensboro languished until the innovations of the New Deal.
Greensboro benefited greatly from the New Deal years. The Civilian Conservation Corps and Works
Progress Administration were located in the city and generated a heavy amount of traffic, therefore
bolstering the number of consumers in the town’s commercial district. Whatever temporary relief the
New Deal years may have provided, Greensboro could not truly prosper until there were adequate
industrial jobs to absorb the surplus agricultural population’s workforce.
Greensboro, in an attempt to lure industry to the area, created the Greene County Development
Company. The first major project of the Development Company was the recruitment of the MaryLeila Cotton Mill, which opened in 1899 and provided a longer-term solution to Greensboro’s
evolving economy – serving the community for over a century.
In the aftermath of World War II, the number of farms and farm workers continued to decline.
Greensboro struggled to provide enough jobs for those no longer wanting to farm or, having been
pushed off the land, no longer could farm. In 1974 the town claimed over 900 manufacturing jobs,
most in the garment industry, at a time when the population was 2,583.
The industrial jobs offered in years past by large-scale operations, which could have provided a
pathway for workers into the middle class, had largely evaporated, and the city still struggled to attract
much-needed jobs to the area. Greensboro’s largest employers provided service-sector catering to
individuals that lived or vacationed on the shores of Lake Oconee.
Several public initiatives have established present-day Greensboro as a progressive town interested in
the preservation of its rich cultural and historic resources, the revitalization of its downtown
commercial district, the celebration of the arts, the promotion of recreation and tourism and the
continued recruitment of entrepreneurial activity. Greensboro has experienced many positive changes
over its 224 year history; however there are areas which display persistent neglect and/or stagnation.
The City of Greensboro, through the adoption of an Urban Redevelopment Plan, will build upon its
past and current successes by applying directed redevelopment strategies at alleviating existing
negative conditions and helping the city realize their full potential as a wonderful place to live, work
and play.
Legislative Authority
The Urban Redevelopment Act was adopted in 1955 and has been amended several times since its
establishment. The “Urban Redevelopment Act” may be found at O.C.G.A. §36-61-1.
The legislative findings and declaration of necessity for urban redevelopment powers are found in
O.C.G.A. §36-61-3 and state:
“It is found and declared that there exist in municipalities and counties of this state slum areas,
as defined in paragraph (18) of Code Section 36-61-2, which constitute a serious and growing
menace, injurious to the public health, safety, morals, and welfare of the residents of this state;
that the existence of such areas contributes substantially and increasingly to the spread of
disease and crime, constitutes an economic and social liability, substantially impairs or arrests
the sound growth of municipalities and counties, retards the provision of housing
accommodations, aggravates traffic problems, and substantially impairs or arrests the
elimination of traffic hazards and the improvement of traffic facilities; and that the prevention
and elimination of slums is a matter of state policy and state concern, in order that the state
and its municipalities and counties shall not continue to be endangered by areas which are
local centers of disease, promote juvenile delinquency, and, while contributing little to the tax
income of the state and its municipalities and counties, consume an excessive proportion of its
revenues because of the extra services required for police, fire, accident, hospitalization, and
other forms of public protection, services, and facilities.
(b) It is further found and declared that certain slum areas or portions thereof may require
acquisition, clearance, and disposition, subject to use restrictions, as provided in this chapter,
since the prevailing condition of decay may make impracticable the reclamation of the area by
conservation or rehabilitation; that the other areas or portions thereof, through the means
provided in this chapter, may be susceptible of conservation or rehabilitation in such a manner
that the conditions and evils enumerated in subsection (a) of this Code section may be
eliminated, remedied, or prevented and that, to the extent that is feasible, salvable slum areas
should be conserved and rehabilitated through voluntary action and the regulatory process.
(c) It is further found and declared that the powers conferred by this chapter are for public
uses and purposes for which public money may be expended and the power of eminent domain
may be exercised. The necessity, in the public interest, for the provisions enacted in this
chapter is declared as a matter of legislative determination.”
The Urban Redevelopment Act provides local governments with the ability to:
 purchase blighted property and resell it to private developers for redevelopment purposes
deemed in the best interest of the community,
 execute long term contracts with housing authorities, downtown development authorities, urban
redevelopment agencies or private entities,
 issue revenue bonds or general obligation bonds to accomplish the purposes of the Act, and
 waive building codes and other fees within the redevelopment area to achieve the goals
established in the Plan.
The Act also strengthens the local government’s ability to enforce development and building codes and
allows for the establishment of design standards that may be more stringent or specific in terms of
aesthetics than typical zoning ordinances.
To access the redevelopment powers allowable under the act, a local government must, under
O.C.G.A. § 36-61-5,
“adopt a resolution finding that one or more slum areas exist in such municipality or county;
and the rehabilitation, conservation, or redevelopment, or a combination thereof, of such area
or areas is necessary in the interest of the public health, safety, morals, or welfare of the
residents of the municipality or county.”
The Urban Redevelopment Act, under O.C.G.A. § 36-61-2 defines "Slum area" as:
“an area in which there is a predominance of buildings or improvements, whether residential
or nonresidential, which by reason of dilapidation, deterioration, age, or obsolescence;
inadequate provision for ventilation, light, air, sanitation, or open spaces; high density of
population and overcrowding; existence of conditions which endanger life or property by fire
and other causes; or any combination of such factors is conducive to ill health, transmission of
disease, infant mortality, juvenile delinquency, or crime and is detrimental to the public health,
safety, morals, or welfare. "Slum area" also means an area which by reason of the presence of
a substantial number of slum, deteriorated, or deteriorating structures; predominance of
defective or inadequate street layout; faulty lot layout in relation to size, adequacy,
accessibility, or usefulness; unsanitary or unsafe conditions; deterioration of site or other
improvements; tax or special assessment delinquency exceeding the fair value of the land; the
existence of conditions which endanger life or property by fire and other causes; by having
development impaired by airport or transportation noise or by other environmental hazards; or
any combination of such factors substantially impairs or arrests the sound growth of a
municipality or county, retards the provisions of housing accommodations, or constitutes an
economic or social liability and is a menace to the public health, safety, morals, or welfare in
its present condition and use.”
Demographics
The City of Greensboro is a rural community located in northeast Georgia. Tables 1 through 12 show
statistics for Greensboro and Greene County compared to other counties in the northeast Georgia
region and the State of Georgia.
Table 1: Population – History and Projections
Greensboro
Greene County
1960
2,773
11,193
1970
2,583
10,212
1980
2,985
11391
1990
2,860
11,793
2000
3,258
14,406
2010
3,256
14,088
2020
3,382
14,887
Region (avg.)
190,746
224,983
275,449
328,223
438,300
634,900
881,760
Georgia
3,943,116
4,587,930
5,463,105
6,478,216
8,186,453
9,550,897
10,915,340
Source: Greene County Comprehensive Plan, 2004; US Census, 2000 Census; DCA Data Views, Northeast Georgia Regional Commission
Planning Department
Table 2: Historical Trends in Measure of Per Capita Income
Area
1969 1974 1979 1984
1989
1994
Greensboro 2,340 3,710 5,079 7,177 9,275 11,885
1,735 3,022 4,308 6,849 9,390 16,390
Greene
County
2,096 3,758 5420 8,277 11,133 14,996
Region
(avg.)
2,649 4,526 6,402 10,017 13,631 17,393
Georgia
1999
14,494
23,389
2005
16,872
28,167
2010
19,250
32,946
18,859
(X)
(X)
21,154
26,975
28,549
Source: Greene County Comprehensive Plan 2004; US Census, 2000 Census; DCA Data Views; Northeast Georgia Regional Commission
Planning Department
Table 3: Occupants Per Room (>1 occupants per room is considered overcrowded by Federal standards)
1,194
Total
646
Owner Occupied
548
Renter Occupied
51
Total 1.01 to 1.50 occupants per room
0
Total 1.51 to 2.00 occupants per room
Total 2.01 or more occupants per room 15
Source: US Census Bureau, Census 2000
Table 4: Telephone Service Available by Household
1,194
Total
118
No Telephone Service Available
10% of all households without service
Percentage of Total
Source: US Census, 2000 Census
Table 5: Plumbing Facilities by Housing Units
1,274
Total Housing Units
Lacking Complete Plumbing Facilities 16
Source: US Census, 2000 Census
Table 6: Selected Demographics – Minority Population, Poverty Rate, Housing Vacancy Rates
Greensboro Greene County
Region (avg.) Georgia
14,406
438,300
8,186,453
Total Population 3,238
63%
45%
23.4%
34.9%
% Minority
26.4%
16%
(X)
9.9%
% Families
Below Poverty
80 (6%)
1,176 (18%)
(X)
275,368 (8%)
Number of
Vacant Housing
Units (%)
Source: US Census, 2000 Census; DCA Data Views; Regional Comprehensive Plan 2004;ERS/USDA
Table 7: City of Greensboro Business Closures
Year
2010
2009
2
2
Business Closures
2008
3
2007
4
Source: Greene County Chamber of Commerce
Table 8: Unemployment Rate (2005 – 2010)
Month/Year
May 2010 May 2009 May 2008
10.5
6.1
Greene County 10.7
Percent
Unemployed
10.2
9.5
5.7
Georgia
Percent
Unemployed
May 2007
4.5
May 2006
5.8
May 2005
7.2
4.2
4.6
5.1
Source: georgiastats.uga.edu and Georgia Department of Labor-Labor Force Estimates
Table 9: City of Greensboro Crime by Year
2001
2002
2003
0
0
1
Murders
3
1
2
Rapes
1
3
2
Robberies
10
16
18
Assaults
49
32
35
Burglaries
174
141
180
Thefts
8
7
Auto Thefts 12
1
1
N/A
Arson
2004
0
1
4
17
23
168
14
N/A
2006
0
0
4
21
39
188
22
N/A
2007
0
2
4
27
34
165
4
N/A
2008
0
2
8
20
46
147
10
N/A
Source: City-data.com crime index; FBI Uniform Crime Report (numbers reported by Greensboro police)
2009
0
N/A
7
N/A
42
130
13
N/A
Table 10: City of Greensboro Building Permits Issued by Year
Year
Number of Building
Permits Issued
2010 2009
13
58
2008
70
2007
89
2006
124
2005
107
Source: City of Greensboro
Table 11: Historic Downtown Greensboro Vacancy Rate and Underutilized Property by Year
and Type (underutilization self-reported by Better Hometown Manager – September 2010)
Year
Vacancy as
Percentage of
Total Downtown
Property
Vacancy as
Percentage of NonResidential
Downtown
Property
Underutilized and
Vacant Properties
as Percentage of
Total Downtown
Property
Underutilized and
Vacant Properties
as Percentage of
Non-Residential
Downtown
Property
2010
10.69
2009
8.4
2008
9.16
2007
9.16
2006
7.63
12.50
9.91
10.81
11.01
9.09
14.50
12.21
12.21
12.21
10.69
16.96
14.41
14.41
14.68
12.73
Source: City of Greensboro Better Hometown Program and Downtown Development Authority
Table 12: Historic Downtown Greensboro Commercial Properties in Use by year
Year
Number of Commercial
Properties in Use
2010
78
2009
80
2008
80
2007
78
Source: City of Greensboro Better Hometown Program and Downtown Development Authority
2006
81
Redevelopment Need
Residential
Within the City of Greensboro’s Urban Redevelopment Area there are several examples of dilapidated
residential structures, both occupied and unoccupied, in need of redevelopment. In particular, the
following residential areas have been identified as areas of focus:
Mary Leila Mill Village
Constructed in the early 1900’s these Bungalow/Craftsman style homes once provided housing for the
Mary Leila Cotton Mill workers. Once a thriving neighborhood, Mill Village is currently plagued with
vacant dilapidated houses which require structural and aesthetic attention. The area encompasses
portions of Buffalo Street, North Spring Street, First Avenue, West Richland Avenue east of Georgia
Highway 15 and Mill Street, Sycamore Circle, West Church Street, Cherry Street and Maple Circle
west of Georgia Highway 15. The Mill Village is generally located north of the historic Downtown
District. The 2009 City of Greensboro Five Year Plan identifies this neighborhood as an area of focus.
Canaan Neighborhood
The Canaan Neighborhood, once the epicenter of the African American community in Greensboro, is
also plagued with overgrown landscaping and dilapidated houses in need of structural and aesthetic
repair. The area encompasses numerous residential structures located on Bush Street, Gordon Street,
Robbin Circle, East 2nd Street Canaan Street, Foster Terrace, Canaan Circle, Canaan Terrace, Brighton
Road east of Martin Luther King Jr. south of the historic downtown district. The 2009 City of
Greensboro Five Year Plan identifies Canaan Street, Foster Street, Robbin Court, Gordon Street, East
2nd Street, Mulberry Street and Brighton Street as areas of focus.
Reynolds Neighborhood
The Reynolds Neighborhood includes a collection of single and multifamily residential options of
varying types. There are several examples of c. 1920-1940 Bungalows, Great American small houses
and mid-century ranch style homes. The area encompasses the following residential streets: Reynolds
Drive, Walker Street, Wilson Street, Rachel Street and Oak Street. The Reynolds Neighborhood’s
immediate needs include updating failing and inadequate public infrastructure (i.e. water distribution
system, storm water management system, roads and sidewalks). The 2009 City of Greensboro Five
Year Plan identifies Reynolds Drive, Oak Street, and Rachel Street as areas of focus.
Adrian Circle
The Adrian Circle Neighborhood includes predominantly ranch style homes and manufactured homes
along two residential streets: Adrian Circle and Adrian Drive. The most immediate need has been
identified as the lack of adequate public infrastructure.
North East Street
The North East Street Neighborhood includes both commercial and residential property. For the
purposes of this plan, the North East Street Neighborhood will focus on residential property. The
North East Street Neighborhood includes a mix of c. 1920-1940 Bungalows, ranch style homes,
manufactured homes and Great American small houses. This neighborhood presently is in need of
infrastructure redevelopment. Additionally, attention should be focused on structural and aesthetic
repairs of various residences.
Apalachee Avenue
The Apalachee Avenue Neighborhood includes a mix of c. 1920-1940 Bungalows, ranch style homes,
manufactured homes and Great American small houses on the northern and southern portions of
Apalachee Avenue. This neighborhood displays homes with significant structural damages and need
for infrastructure installation and replacement.
Commercial
The 2010 Greene County Comprehensive Plan Partial Update (pg. 23) discusses the importance of
encouraging the redevelopment of existing commercial areas. The following commercial areas have
been identified as areas of focus as part of the urban redevelopment planning process:
Mary Leila Mill
As the rest of the country was shifting from an agricultural to an industrial society, Greensboro and
Greene County were quickly seeking a way to create enough industrial jobs for its displaced farmers.
In 1899, the Mary-Leila Cotton Mill opened its doors, but as time progressed and the Cotton industry
lost its place among the dominant southern industries and production diminished the mill eventually
closed. The Mary-Leila Cotton Mill is a significantly blighted area; expressing increased levels of
deterioration such as cracked and crumbling masonry walls, broken glass and boarded-up windows as
a result of years of general neglect.
Historic Downtown
Greensboro’s historic downtown is characterized by two-story buildings constructed primarily of brick
and wood. The buildings are designed to encourage pedestrian activity in that they are located close
together with a sidewalk running between buildings. Some styles that serve as appropriate models
include Greek Revival, Queen Anne, Georgian and Italianate commercial row buildings.
As the mainstay of the city’s economy there needs to be a renewed focus on the downtown area.
According to the City’s 2009 Five-Year Plan and 2010 Comprehensive Plan Partial Update, the
downtown area still ranks highly as a desirable aspect of Greensboro. In response to a questionnaire
filed with the Five-Year Plan, respondents mentioned that the downtown was confined, lacking in its
variety of retail establishment, short on parking, lacking aesthetic quality at its entrances and fringes
and contains buildings in disrepair.
Historic Downtown Greensboro displays clear evidence of underutilized, vacant and dilapidated
structures, as well as decreasing property values, increasing unemployment and rampant business
turnover and closure.
Historic Depot
With the rise of cotton production in Greensboro and the construction of the Mary Leila Cotton Mill,
the city became an important fixture of the southern textile industry. In the early 1900’s the Historic
Depot was constructed as the center of trade and means of transport for Greensboro’s cotton-dependent
economy. The Historic Depot outlived its necessity with the decline of cotton production and has most
recently been serving as a local feed and seed store. A second depot structure, originally used for
passenger travel, was constructed circa 1917 and currently is in a state of disrepair due to a lack of use
and occupancy. Both depot structures have been identified in the City’s 2009 Five-Year Plan and 2010
Comprehensive Plan Partial Update as redevelopment targets.
East Broad Street Corridor
The 2009 City of Greensboro Five-Year Plan utilized questionnaires that revealed that the East Broad
Street Corridor has become a focal point of community-wide concern due to the negative features
associated with this redevelopment area, including a lack of sufficient retail “mass” and the declining
aesthetics of visual entrances to the historic downtown as well as lack of private investment, declining
property values, general neglect and several vacant, dilapidated and underutilized structures.
The need for a concrete redevelopment plan was identified in the 2009 Five-Year Plan and has yet to
be implemented. The East Broad Street Corridor has been identified as an “area requiring special
attention” in the 2010 Greensboro Comprehensive Partial Plan Update, reinforcing the community’s
desire to focus redevelopment efforts in the area.
Industrial
The following industrial areas have been identified as areas of focus as part of the urban
redevelopment planning process
Airport Road
With 111,500 +/- SF of underutilized or vacant industrial and warehouse space available for lease or
purchase, the Airport Road portion of the Redevelopment Area is suffering from declining property
values, decreasing private investment, increasing unemployment and overall neglect. Without a
renewed redevelopment focus, the Airport Road area will continue to decline and become a severe
example of blighted conditions.
Consistency with Comprehensive Plan
The Greensboro City Council, in conjunction with Greene County and all local municipalities
officially adopted the Comprehensive Plan in 2004 and Partial Plan Update in 2010. The initiatives,
goals and objectives described in this Urban Redevelopment Plan are consistent with the planning
goals of the Comprehensive Plan and Partial Plan Update. More specifically, the Urban
Redevelopment Plan substantiates and confirms the following items identified in the Comprehensive
Plan and Partial Plan Update as Areas Requiring Special Attention:


East Broad Redevelopment Corridor
Neighborhood Stabilization Target Areas
- Mary Leila Cotton Mill Neighborhood
- Reynolds Neighborhood
- Canaan Neighborhood
The planning process surrounding the creation and adoption of the Urban Redevelopment Plan has
highlighted several other areas in need of redevelopment. While not itemized within the
Comprehensive Plan, the additional URP target areas and the following suggestions for improvement
do not deviate from locally adopted planning documents.
Boundaries of the Redevelopment Area
In accordance with regulations issued by the State of Georgia for the development of an Urban
Redevelopment Plan under the Urban Redevelopment Act (O.C.G.A. §36-61 et seq.), the City of
Greensboro has established its Urban Redevelopment Area by resolution making a determination of
need and identifying the boundaries. This area is represented in the Urban Redevelopment Area
Boundary Map located in the Appendix.
Negative Conditions within Redevelopment Area
The Redevelopment Plan Team identified several locations within the redevelopment area that are
negatively contributing to the economic and social well-being of the City of Greensboro. The most
significant issues are the overwhelming occurrence of vacant, dilapidated or underutilized structures –
residential, commercial and industrial. The negative conditions present within the redevelopment plan
area have been a contributing factor to the higher rates of criminal activity, lack of private investment,
decreasing property values, business closures, decreasing number of building permits, increased
unemployment and substandard or inadequate public infrastructure. More specifically, the following
tables illustrate the negative conditions present in each URP target area.
Residential Areas
Vacant
Structures
Adrian Circle
Apalachee
Avenue
Mary Leila
Mill Village
North East
Street
Residential
Reynolds
Residential
Canaan
Residential
Dilapidated
Structures
Underutilized
Structures
High
Crime
Rate
x
x
Decreasing
Private
Investment
x
Decreasing
Property
Values
x
x
Substandard or
Inadequate Public
Infrastructure
x
x
x
x
x
x
x
x
x
x
x
x
x
x
Commercial and Industrial Areas
Airport Road
(Industrial)
Historic
Downtown
East Broad
Street Corridor
Historic Depot
Mary Leila
Mill
Vacant
Structures
Dilapidated/
Underutilized
Structures
x
High
Crime
Rate
Decreasing
Private
Investment
Decreasing
Property
Values
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
Substandard
or Inadequate
Public
Infrastructure
Business
Closures
Increased
Unemploy
ment
x
x
x
x
x
x
x
Consistency with Land Use Objectives
In accordance with the Georgia Planning Act, the City of Greensboro and Greene County have
Existing and Future Land Use maps detailing the specific land uses prescribed for the entire city.
According to the 2024 Future Land Use Map, _14.6% of the properties located within the designated
Urban Redevelopment Area are identified as Commercial; 78.54% of the properties are identified as
Residential; 1.07% of the properties are identified as Industrial; 4.11% of the properties are identified
as Education, Public Administration, Health Care, and Other. This Urban Redevelopment Plan
proposes no changes to the City of Greensboro’s land use objectives or zoning districts.
Description of Parcels to be Acquired
The City of Greensboro has expressed interest in acquiring a 4.95 acre tract of land commonly referred
to as the “Mill Ball Field” in an effort to remain consistent with their comprehensive plan, therefore
creating a green-space for public recreation near the historic downtown. This parcel is zoned industrial
and is located adjacent to the Mary Leila Mill.
The City has also taken interest in acquiring the Mary Leila Mill property for potential mixed-use
facilities. This property consists of five parcels of land totaling 14.69 acres located east of SR 15 and
one block north of Hwy 278 along Spring St adjacent to the historic downtown area.
The City of Greensboro has expressed interest in acquiring a <.5 acre tract of land commonly referred
to as the “Caldwell Laundry Parcel” for use as off-street parking for the historic downtown. This parcel
is zoned commercial and is located at the corner of S. East Street and E. Broad Street.
Structures to be Demolished or Rehabilitated
The city does not currently have any plans to demolish or rehabilitate any property however they do
not want to negate the possibility of any future plans to partake in such activities.
Plan to Leverage Private Resources for Redevelopment
The City of Greensboro has identified multiple measures for the encouragement of private resources to
redevelop the Urban Redevelopment Area. The City of Greensboro intends to pursue Opportunity
Zone (OZ) and Enterprise Zone (EZ) designations for eligible areas within the Urban Redevelopment
Area identified in this plan. Upon approval of the Urban Redevelopment Plan, the community will
seek an OZ designation according to the Rules of Department of Community Affairs’ Chapter 110-241: Opportunity Zone Job Tax Credit Program Regulations. Please reference the Appendix for specific
Opportunity Zone and Enterprise Zone Application Information.
The city is also looking into getting Revitalization Area Strategy designation for the aforementioned
areas in efforts to potentially receive bonus points on any future CDBG/CHIP applications.
The city will also consider the sources available through the State and Federal Tax Credit ProgramHistoric Preservation Division, The Georgia Department of Community Affairs’ Community
Development Block Grant program for Housing, Infrastructure and Economic Development, The
Georgia Department of Transportation’s Transportation Enhancement and Local Maintenance and
Improvement Grant, Downtown Development Revolving Loan Fund and The Georgia Municipal
Association’s Georgia Cities Foundation through the Greensboro Downtown Development Authority.
The City of Greensboro intends on utilizing the following programs in order to leverage private
investment within the URP target areas:
Residential Areas
CDBG
Housing/
CHIP
Adrian Circle
Apalachee
Avenue
Mary Leila Mill
Village
North East Street
Residential
Reynolds
Residential
Canaan
Residential
CDBG
Infrastructure
Historic
Preservation
Tax Credits
GDOT – Transportation
Enhancement/LMIG
x
x
x
x
x
x
x
x
x
x
x
x
x
SPLOST
x
x
x
x
x
Commercial and Industrial Areas
DDRLF/
Georgia Cities
Foundation
Airport Road
(Industrial)
Historic
Downtown
East Broad
Street Corridor
Historic Depot
Mary Leila Mill
Opportunity
Zone/
Enterprise Zone
Historic
Preservation
Tax Credits
GDOT –
TE/LMIG
SPLOST
x (OZ)
x
x
CDBG
Economic
Development
(EIP/RDF)
x
x (OZ)
x
x
x
x (OZ)
x
x
x
x (OZ)
x (OZ)
x
x
x
x
Strategy for Relocating Displaced Residents
The City of Greensboro does not anticipate engaging in any relocation activities because a strong
majority of its initial focus will be focused on commercial revitalization and the rehabilitation of
vacant and/or dilapidated structures. If relocation becomes necessary, the City of Greensboro will
comply with all applicable requirements as outlined in the Uniform Relocation Assistance and Real
Property Acquisition Act of 1970.
Covenants and Restrictions to be Placed on Properties
The city does not currently have any plans to enter into any covenants or place restrictions on any
properties however they do not want to negate the possibility of any future plans to partake in such
activities. The city does have an interest in looking into Building Maintenance Code adoption.
Public Infrastructure to be Provided
The City of Greensboro intends on assessing the current state of its transportation, water, sewer,
sidewalks, lighting, streetscapes, public recreational space and parking needs as part of the Urban
Redevelopment Plan process. Once recognized as needing improvement, the City of Greensboro
anticipates making any and all infrastructure improvements needed to facilitate the successful
redevelopment of all target areas.
Implementing Authority
The Mayor and City Council of the City of Greensboro will serve as the implementing agency for the
redevelopment plan.
Strategy for Implementing Plan – Goals & Objectives
Goal #1: Encourage Citizen Participation
Objectives:
1. Advertise Urban Redevelopment Plan and host public hearing to receive
public comment on plan: February 2011
2. Adopt Urban Redevelop Plan: March 2011
3. Publicize and make URP information
available to local citizenry: March 2011 – Ongoing
Goal #2: Accelerate Economic Development
Objectives:
1. Apply for Enterprise Zone and/or
Opportunity Zone Designation: April 2011
2. Utilize and market Enterprise Zone and Opportunity Zone through the
Downtown Development Authority,
Greene County Chamber of Commerce and
Greene County Development Authority: April 2011 – April 2021
3. Investigate and Achieve Revitalization Area Strategy designation:
March 2011 – April 2011 (Deadline for RAS is April 2011)
4. Explore eligible grant sources: Ongoing
Goal #3: Promote Community Development
Objectives:
1. Investigate and Achieve Revitalization Area Strategy designation:
March 2011 – April 2011
2. Apply for CDBG Infrastructure Grant: April 2011
3. Review and Update available GDOT funds (LMIG and TE): Ongoing
4. Apply for GDOT Transportation Enhancement
Funds: Ongoing
5. Continue Brownfield Program Participation with the EPA: Ongoing
6. Acquire Property: Ongoing
7. Explore eligible grant sources: Ongoing
Goal #4: Examine and Implement Planning and Code Enforcement
Strategies
Objectives:
1. Investigate adopting ICC Property Maintenance Code: April 2011
2. Investigate adoption of East Broad Street Zoning
Overlay District: April 2011 – June 2011
3. Review and Update Municipal Codes: April 2011 – April 2012
Goal #5: Improve Housing Conditions
Objectives:
1. Apply for CDBG Housing and CHIP funds: April 2012
2. Enforce Municipal and Property Maintenance codes: Ongoing
3. Work on establishing partnership with local groups (i.e. Habitat for
Humanity, Public Housing Authority, etc.): Ongoing
Goal #6: Continue Downtown Redevelopment Efforts
Objectives:
1. Implement Main Street Four Point Approach™: Ongoing
(Reference Appendix for Greensboro Better Hometown Program Plan of
Work FY11, including specific work items)
Table of Appendices
Appendix A
Appendix B
Appendix C
Urban Redevelopment Area Boundary Map
Target Area Maps (City-Wide and Area-Specific)
Greensboro Better Hometown Program
Plan of Work FY11
Appendix A
Urban Redevelopment Area Boundary Map
City of Greensboro
Urban Redevelopment Plan
US Highway 278
State Route 15
R
ic
hl
an
d
Spring S
t
t
N West S
N Main St
t
St
rest
Park Pl
Maple Ln
Pine
c
Roads
Robin Cir
ach
el S
t
Re
yno
lds
Dr
St
ce
rra C
e
T
an
aa
nC
Fos
t er S ir
t
ir
Adrian C
State Route 44
t
Brig
hton
R
State Route 15
City Street
County Road
State Route
URP Properties
d
SR
West St
S Sprin g S
d
rk
Pa
y
wa
out
hS
r
R
ey
e
St
rt
wa
4th St
ES
D
ines
l
Ash
St
5th
3rd St
t
St
P
Twin
2nd St
Elm St
Oa k St
1st St
St
E Bush S
S East St
Spring
St
Chestnut St
S We st S
t
E Green e
E South
Dr
r
t
E No rth St
ak
e
D
ge
rita
He
W South S
Ave
We
bb
sL
r
W Broad St
l
le
sD
Mill St
Apa
lach
ee
ria
mo
Me
rc
Ci
elp
Ph
Maple Cir
Av
e
Cir
W
Cha
pel
N Laurel St
Po
ol A
ve
Greensboro Boundary
Dr
Adrian
0
0.25
0.5
1
Miles
Appendix B
Target Area Maps (City-Wide and AreaSpecific)
City of Greensboro
Urban Redevelopment Areas
US Highway 278
State Route 15
NH
le
Chap
Ea
st
St
N
t
Airport Rd
St
out
hS
Pinec
rest
Canaan Cir
Downtown
East Broad St
Historic Depot
t
Mill Village
North East St
St
ce
r r a Ca
e
T
na
an
C
Fos
t er S ir
t
Brig
hton
R
SR
ach
Re
yno
lds
Dr
Oa k St
el S
t
West St
d
State Route 44
ir
Adrian C
ar
Adrian Cir
Apalachee Ave
Dr
Adrian
r
R
ey
ew
St
y
wa
URP Properties
Dr
Robin Cir
4th St
k
ar
tP
St
Park Pl
N Main St
Maple
Ln
ES
t
Elm St
S East St
t
E Bush S
State Route
Old Mill
Reynolds Dr
D
ines
l
Ash
3rd St
E Green e
t
ak
e
P
Twin
2nd St
S Sprin g S
el Cir
i rc
lC
M
em
or
ia
Spring S
t
N West S
Spring St
Chestnut St
1st St
E No rth St
County Road
r
W South S
S We st S
t
St
5th
City Street
D
ge
rita
He
r
Ave
Av
e
We
bb
sL
sD
Mill St
Apa
lach
ee
hl
an
d
elp
Ph
Maple Cir
ic
Dr
R
n
orto
W
Roads
Po
ol A
ve
Greensboro Boundary
State Route 15
d
0
0.25
0.5
1 Miles
City of Greensboro
Urban Redevelopment Plan
Adrian Cir
u
aln
SW
t
tS
es
Ch
te r
's A
pt
Rd
ri
Ad
C
an
ir
Dr
b
Li
er
ty
n
Adria
Ch
c
ur
h
Roads
Rd
City Street
County Road
State Route
URP Properties
Adrian Cir
Canaan Cir
Greensboro Boundary
0
125
250
500
Feet
City of Greensboro
Urban Redevelopment Plan
Airport Rd
o
Rh
t
Ai
rp
or
t
R
d
N
sS
de
ning
Plan
M il l
Rd
Roads
City Street
County Road
State Route
URP Properties
n
Pla
M il
g
n
ni
lR
d
Airport Rd
Greensboro Boundary
0
125
250
500 Feet
St
City of Greensboro
Urban Redevelopment Plan
Apalachee Ave
Apa
lach
e
e Av
e
Roads
City Street
Charity Dr
County Road
State Route
Av
nee
o
c
O
URP Properties
Apalachee Ave
Greensboro Boundary
0
125
250
500
Feet
e
S Laur
el Ave
Step
h
ens
St
Grime
s
W Broad St
City of Greensboro
Urban Redevelopment Plan
Canaan Cir
So
1st St
n St
Siloam Rd
Gord
o
Elm St
St
Mulber
ry
Rd
uth
S Ea s t St
t
E
E Bu s h S
Ca n
aan
C ir c
le
Robin Cir
Se
c on
dS
Ca
na
a
nC
t
ir
Twi
n
Foster St
tre
e
Dr
St
Pi n
es
Oak St
Terrac
e
Roads
Dr
ld s
yno
Re
r
Te
ach
el S
n
SR
a
na
t
Ca
tre
et
County Road
State Route
URP Properties
Adrian Cir
Canaan Cir
St
nS
Rd
ut
ilso
City Street
a ln
SW
EW
Brig
hton
Reynolds Dr
Greensboro Boundary
r ia
Ad
nC
ir
n
Adria
Dr
0
250
500
1,000
Feet
W North St
W Green
Old Maxe
ys R d
E North St
N Main St
N W es t S
t
Spring St
City of Greensboro
Urban Redevelopment Plan
Downtown
e St
E Green
e St
Court St
W Broad St
E Broad St
Roads
St
City Street
S W es t
County Road
S E as t S
t
State Route
Downtown
East Broad St
t
E South
Historic Depot
St
Old Mill
Greensboro Boundary
S Walnut St
W South S
URP Properties
S Main St
E B us h S
t
0
125
250
500
Feet
E Greene
St
S E as t S
t
Old Maxeys
N Walnut S
t
Rd
E North St
City of Greensboro
Urban Redevelopment Plan
East Broad St
Park Pl
E Broad St
t
Siloam Rd
Maple Ln
E South S
Roads
ES
City Street
E B us h S
County Road
t
State Route
Downtown
East Broad St
Go r d
Greensboro Boundary
Elm St
0
250
t
S Walnu
Canaan Cir
on S
Mulber
ry
t St
Rd
URP Properties
ou t
hS
500
1,000
Feet
t
n
Pi
ec
s
re
tS
t
N W es t S
t
Spring St
City of Greensboro
Urban Redevelopment Plan
Historic Depot
W North St
Roads
City Street
County Road
Spring St
State Route
URP Properties
Downtown
Historic Depot
Old Mill
Greensboro Boundary
0
75
150
300
Feet
W Green
e St
City of Greensboro
Urban Redevelopment Plan
Mill Village
State Route 15
ze
Mi
urt
Co
W
R
dC
lan
ich
ir
Richland Cir
W
cle
Me
mo
rial
St
C ir
Spring S
t
t
Syca more St
rc h
Chu
e
Av
aple
S
d
an
hl
SM
ic
ir
Sycamore Cir
R
Ma
ple
C
1st Ave
Buffa lo S
t
Mill St
E Mill St
City Street
Downtown
State Route
Mill Village
County Road
t
URP Properties
N West S
Roads
W North S
N Laurel St
Historic Depot
Old Mill
Greensboro Boundary
0
375
750
1,500
Feet
Spring St
W Green
e St
t
City of Greensboro
Urban Redevelopment Plan
North East St
H or t
on D
r
NH
Old
xe
Ma
ys
Rd
t
r
St
rS
nD
il
e
We
or t o
Ra
d
r oa
Ch
Roads
ap
el S
t
City Street
Ch
a
l
pe
County Road
URP Properties
Ci r
North East St
Greensboro Boundary
0
250
500
1,000
Feet
City of Greensboro
Urban Redevelopment Plan
Old Mill
1st Ave
Po
u
lan
dS
Buffalo S
t
Mill St
t re
et
E Mill St
N Laurel St
Roads
Spring St
N W es t S
t
City Street
County Road
State Route
URP Properties
W North St
Downtown
Historic Depot
Mill Village
Old Mill
Chestnut St
N Main St
Greensboro Boundary
Spring St
0
250
W Green
500
e St
E Green
1,000e St
Feet
Se
c
East 2nd St
on
d
St
re
et
e St
City of Greensboro
Urban Redevelopment Plan
Reynolds Dr
Terra
c
3rd St
na
S Wa
Oa k S t
Ca
an
Cir
St
S E as t S
t
l nut
Foster St
an C
ir
Re
y no
lds
Dr
C ana
er
St
SR
ac
he
lS
t
EW
al k
EW
Roads
URP Properties
City Street
Reynolds Dr
State Route
Greensboro Boundary
County Road
Canaan Cir
ilso
nS
t re
et
0
125
250
500 Feet
Appendix C
Greensboro Better Hometown
Program Plan of Work FY11
Greensboro Better Hometown Program
Plan of Work FY11
Organization
Task
Number
Target
Completion
Date
Task
Task Responsibility
BHT Budget
O1
December
Complete and maintain an updated Downtown Property Inventory.
BHT
-0-
O2
Year-long
Continue the “Goings in Greensboro” monthly newsletter.
BHT
-0-
O3
February
Facilitate an Arbor Day Tree Planting.*
Tree Board
-0-
O4
Year-long
Make recommendations to city based on the professional arborist report
and tree plan for public trees in Greensboro.*
Tree Board
-0-
O5
Year-long
Implement an Urban Redevelopment Plan and/or Enterprise Zone,
Opportunity Zone for the city and downtown area.
BHT/NEGRC
TBD
O6
Year-long
Facilitate relationship between City, DDA, and the Greensboro Business
Association
BHT
-0-
* Denotes item carried over from FY 10 Plan of Work.
Page 1 of 5
Greensboro Better Hometown Program
Plan of Work FY11
Design
Task
Number
Target
Completion
Date
Task
Task Responsibility
BHT Budget
D1
December
Establish a holiday lighting contract for downtown and facilitate the
decoration of the downtown area for the winter holiday season.*
BHT/City
$13,000
D2
June
Partner with the Greensboro Business Association to encourage
participation from downtown businesses in the new pedestrian signage.
BHT/GBA
-0-
D3
June
Maintain landscaping around new Gateway Signs.
City
-0-
D4
Year-long
Continue the façade grant program.*
Historic Preservation
Commission/DDA
-0-
D5
Year-long
Facilitate design requests from prospective buildings owners.*
BHT/DCA
-0-
D6
Year-long
Maintain the downtown hanging baskets.*
BHT/City
-0-
D7
Year-long
Serve as city staff for the Greensboro Historic Preservation Commission.
BHT
-0-
* Denotes item carried over from FY 10 Plan of Work.
Page 2 of 5
Greensboro Better Hometown Program
Plan of Work FY11
Promotion
Task
Number
Target
Completion
Date
Task
Task Responsibility
BHT Budget
P1
October
Host a Downtown Trick-or-Treat event that will be child-friendly and
beneficial to the downtown merchants.*
BHT/GBA
$1,000
P2
May-August
Partner with the Greensboro Business Association to produce a series of
third Saturday events: May - August
BHT/GBA
$4,000
P3
September
Partner with the Classic Cruisers Car Club to produce the Cruise In.
BHT/CCC
$4,000
P4
December
Create and promote a Christmas sales promotion/downtown holiday
event.*
Promotion Committee
$2,000
P5
April
Host the 13th Annual Southland Jubilee downtown festival.*
SJ Steering
Committee
$5,000
P7
Year-long
Continue successful co-op advertising relationships with Treasures Along
I-20 and Georgia’s Lake Country.*
BHT Manager
$3,000
P8
Year-long
Work to have downtown Greensboro included as part of the product that
is promoted through the Greene County Tourism committee’s Lake Oconee
marketing efforts.*
BHT Manager
-0-
P9
Year-long
Maintain Downtown Greensboro’s facebook page with regular updates.
BHT Manager
-0-
P10
November
Update and reprint the Downtown Greensboro Shopping Guide brochure.
BHT Manager
$5,000
Page 3 of 5
Greensboro Better Hometown Program
Plan of Work FY11
Economic Restructuring
Task
Number
Target
Completion
Date
Task
Task Responsibility
BHT Budget
E1
Year-long
Plan for the implementation of Phase II Streetscape Improvements.
BHT/City
$85,000
(SPLOST)
E2
October
Submit an application for the next round of Transportation Enhancement
Grant funding offered through GA DOT.
BHT/City
TBD
E3
Year-long
Assist in the implementation and management of the Phase III
Streetscape Improvements as funded through an existing TE Grant.
BHT/City
E4
Year-long
Support the Mill Condominium Project through the administration of the
Brownfields Assessment Grant from the United States Environmental
Protection Agency
DDA/City
-0-
E5
Year-long
Serve in an advisory and support role to the Festival Hall House Manager.
BHT Manager
-0-
E6
Year-long
Monitor the public opinion and future plans concerning a relocation of the
Greene County court functions.
DDA
-0-
E7
Year-long
Bring ___ new restaurants and ____ new businesses to downtown.*
BHT/DDA
-0-
E8
Year-long
Provide Downtown Business Recruitment Packet to potential new
businesses.
BHT
-0-
* Denotes item carried over from FY 10 Plan of Work.
Page 4 of 5
Greensboro Better Hometown Program
Plan of Work FY11
Page 5 of 5