Links to previous parts of the Tabb Study can me found by clicking the link. In this post we concentrate on the consultants' recommendations.
"Recommendations
Our recommendations for improving parity in the study area are based upon the ability to address four major points:
1. The number of households in the study area
2. The household median incomes in the study area
3. Road access in the study area
4. Increased support for the public schools in the study area
Ultimately, the goal is to see household incomes in the area grow to the point that there begins to be an increase in the projected Consumer Expenditures. To accomplish this goal, we addressed the study area in four separate opportunity gateways.
University Gateway
The first, University Gateway, anchored by Bennett College, North Carolina A&T and the United House of Prayer, should introduce:
1. New traffic patterns on the Murrow Boulevard edge of E. Market and Friendly Streets culminating in a new signature architectural roundabout and greenspace at the current site of the Exxon gas station. This traffic corridor needs to be
upgraded to improve traffic flow in and out of Downtown. The current configuration has two one way streets that converge between S. Dudley St. and Murrow Blvd. This bottleneck creates a difficult island of retail/office and accentuates the divide created by Murrow Blvd between Downtown and the universities. By modifying this traffic pattern and creating a signature gateway into Downtown, we hope to bring
life to both Downtown and the universities."
Editor's note: The study is pointing to a portion of East Market and East Friendly where the cement used in the most recent redesign of the "gateway" has hardly had time to dry. Return to study:
"2. A new select service or boutique hotel on the current bus depot site and incorporated into the surrounding adaptive reuse projects located off of Murrow Blvd, along the Downtown side of E. Market Street. Our research with RLJ Lodging Trust indicated that Downtown is underserved by hotels, with the select service and boutique classes almost non-existent in the entire City. This planned redevelopment
site is ideally located to take advantage of the Downtown CBD, the S. Elm Street retail and the proximity to the universities and proposed retail and performing arts venue."
Editor's note: I was under the impression this study was about East Greensboro but the study is discussing areas (the Depot) that are clearly a part of Downtown Greensboro. I think we may now know the sudden interest in a part of the city that has been systematicly destroyed for the last 50 years. Remember: East Greensboro used to have all these things even before it was a part of the city.
"3. A new mixed use retail and destination venue located on the site of the former post office, now controlled by the United House of Prayer would allow the area to receive much needed quality retail, while introducing a destination use that would be beneficial to the schools, the Church and the City. Today, only the Aycock Auditorium, Greensboro Coliseum Complex and Harrison Auditorium serve the assembly needs of the E. Market area. We recommend a joint study with the UHOP, the city, and the universities to identify an appropriate destination use that supports all of the major stakeholders."
Editor's note: Actually, there are several privately owned venues in East Greensboro that are capable of meeting assembly needs and currently exist to offer such services-- two are located on East Wendover Ave. There are also multiple empty commercial buildings in the immediate area that could be retrofitted to meet such needs.
"Gateway Gardens
The second, Gateway Gardens, anchored by the Gateway University Research Park and the Hayes Taylor YMCA, should introduce:
1. A new mixed use retail and residential project along the E. Lee Street corridor from I - 40/85 to E. Florida Avenue
2. Incorporate the new Hayes Taylor YMCA, Barber Park, Gateway Park and new athletic facilities,greenspace and trails into Greensboro’s finest recreational area
3. The continuation of E. Florida Street to McConnell Road.
Gillepsie Gateway
The third, Gillespie Gateway, anchored by Gillespie Golf Course and Gillespie Elementary, should introduce:
1. An updated golf course and tennis park that anchors a new charter elementary school at Gillespie Gateway Elementary. This may be able to join the Cottage Grove Initiative as an additional project that may be a candidate for support from the Purpose Built Communities.
2. The successful Dudley High School Early College Academy could have its Engineering track expanded to incorporate an agricultural component at the farm in highly relevant areas such as sustainable agriculture, urban farming, aquaponics, permaculture, biodynamics. This should be done in a manner that ties in North Carolina A&T State University.
3. The 236 homes at Ray Warren Homes on E. Lee Street should be redeveloped in a manner similar to Willow Oaks.
4. An extension of Lincoln Street past Dudley High School to connect to Tuscaloosa Street.
Summit Gateway
The fourth, Summit Gateway, anchored by North East Plaza (Compare Foods) and Summit Shopping Center (Maxway) retailers should include:
1. Facilitate an expansion of North East Plaza through the assemblage of adjacent property to add an additional anchor tenant.
2. Inquire as to the long term viability of Bob Dunn Hyundai, and a possible relocation West to the adjacent land between Bill Black Chevrolet.
3. Redevelop Bob Dunn Hyundai for a possible “Club” retailer such as Sams, BJ Wholesale, or Costco."
Editor's note: There are literally thousands of acres available in East Greensboro for big box retailers that would not require the relocation of East Greensboro's only new car dealerships, Bob Dunn Hyundai and Bill Black Cadillac-Chevrolet.
"Adaptive Reuse of Retail
“Adaptive Reuse or reclaiming of a structure is the process of creatively reusing a structure or building. The building structure does not necessarily have to change nearly as drastically as its image has to change in the image of the beholder.” (Julia Christensen - Big Box Reuse – The MIT Press)
The presence of significant “Big Box” vacancy in the E. Cone Boulevard should be addressed. A program on identifying adaptive reuse opportunities should be implemented with the following categories as the
primary focus:
• City and County Government facilities
• Churches
• Early Childhood Development
• For profit educational facilities
• Library
• Medical Facility
• Interior Design Center
Retail
Target Retailers
Retailers which should be considered as top prospect for the East Greensboro Study area include:
Academy Sports & Outdoors
Old Time Potter
Beall’s Outlet
Ollie’s Bargain Outlet
Burlington Coat Factory
Rose’s
Buy Buy Baby
Ross Dress For Less
Food Lion
Sam’s Club
H Mart
Sports Authority
Harris Teeter
T.J. Maxx
HHGregg Appliances
Value Village
Marshalls Wal-Mart Grocery
Northern Tool & Equipment
Food Lion
The consultants contacted the Real Estate Manager for Food Lion to specifically discuss the store at 2316 E. Market Street. The store volumes are considered “good” although exact numbers were not available for public discussions. The intersection gives sub regional access to a large trade area due to good access North/ South on S. English avenue. If the store could be expanded at the current location there would be strong interest. A possible relocation to the East Market Street Gateway was dismissed as not possible in their opinion. It is the consultants’ opinion if a significant development project could be created, Food Lion would give due consideration.
Save-A-Lot
The consultants met with David Fabian, Senior Director Market Development. Save–A-Lot is planning an aggressive new expansion plan on a National basis but currently does not have any plans to open a new store in metro Greensboro, North Carolina. Save-A-Lot has interest in reviewing any possible new developments.
Wal-Mart Market Wise
Wal-Mart is testing a new grocery store format, but any consideration of the Greensboro, North Carolina market is several years in the future. These target retailers are considered “value oriented” towards the middle income demographics. They prefer second generation retail space and reduced rental rates. All should be candidates for the Summit Gateway redevelopment and any available adaptive reuse projects.
Dollar General Markets
Dollar General has test marketed a new grocery concept to compete with local independents and Save-A-Lot. The concept has fresh meat, produce and an expanded cooler assortment. They have announced a new expansion plan to add 40 new stores in 2012. Any discussion of new developments should include further contact with Dollar General.
Fast Casual and National Theme Restaurants
Fast Casual Restaurants are the most attractive possible additions to the Western side of the East Greensboro trade area. With such a large concentration of students and the lack choice in the market we would recommend a concerted effort be place on the following concepts:
Applebee's DineEquity, Inc.
Baja Fresh Mexican Grill Fresh Enterprises, Inc.
bd's
Mongolian Barbeque Mongolian Operating Co, LLC
Beef O'Brady's Family Sports Concepts, Inc.
Boardwalk Fresh Burgers and Fries Branded Concepts, Inc.
Bubba Gump Shrimp Company Bubba Gump Shrimp Co. International, LLC
Buck's Pizza Buck's Pizza Franchising
Buffalo's Southwestern Cafe Buffalo's Franchise Concept
Cantina Laredo Consolidated Restaurant Operations, Inc.
Caribou Coffee Caribou Coffee Company, Inc.
Cheeburger Cheeburger Cheeburger Cheeburger Restaurant, Inc.
Chepe's Mexican Grill Chepe's Mexican Grill, LLC
Chick-Fil-A Chick-Fil-A, Inc.
Chipotle Chipotle Mexican Grill, Inc.
Chuy's Chuy's
Einstein Bros Bagels Einstein Noah Restaurant Group
Extreme Pita Extreme
Pita
F2O Fresh 2 Order
Fatburger Fatburger Corporation
Fatz Cafe Cafe Enterprises, Inc.
Figo Pasta Spiga, LLC
Firehouse Subs Firehouse Restaurant Group, Inc.
Five Guys Famous Burgers and Fries Five Guys Enterprises, LLC
Frontera Mex-Mex Grill Norsan Group, Inc.
Genghis Grill Genghis Grill The Mongolian Stir Fry
Healthy Way Cafe Healthy Way Cafe
HoneyBaked Ham Company and Cafe The Original HoneyBaked Ham Company
J. Christopher's J. Christopher's Inc.
Jason's Deli Deli Management Inc.
Jimmy John's Jimmy John's Franchise, LLC
Krispy Kreme Donuts Krispy Kreme Donuts
Lime Fresh Mexican Grill 50 Eggs Restaurant Group, Inc.
McAlister's Deli McAlister's Corporation
Mellow Mushroom Home Grown Industries of Georgia
Moe's Southwest Grill Focus Brands, Inc.
My Friend's Place Deli My Friend's Place Deli
Panda Express Panda Restaurant Group, Inc.
Panera Bread Panera, LLC
PJ's Coffee PJ's Coffee of New Orleans, LLC
Qdoba Mexican Grill Qdoba Restaurant Corporation
Quiznos Sub The Quiznos Master, LLC
Schlotzsky's Focus Brands, Inc.
Smashburger Icon Burger Development, LLC
Sonic Sonic Corporation
Starbucks Coffee Company Starbucks Corporation
Steak N Shake Steak N Shake Corporation
Tijuana Flats Tijuana Flats Burrito Company, Inc.
Urban Flats Flatbread Co. Urban Flats Flatbread Co.
Willy's Mexicana Grill Willy's Mexicana
Grill
Zaxby's Zaxby's Franchising, Inc."
I'll end this update with a note that while I believe many of the consultants' recommendations to be true, their push for big box retailers and national chains will result in lots of local money being taken out of our community in the form of corporate profits. And while this might result in short term gains for East Greensboro communities such as Uptown Greensboro, I fear in the long term we might not want the sort of development the study recommends and would prefer development that keeps profits in Greensboro. Emphasis should always be centered towards locally owned businesses whenever possible.
