The redevelopment process in Greensboro has changed over its 50-plus year history. Many of these changes result from federal and local policy shifts and have resulted in a number of different redevelopment “products.” In the 1950s, the implementation of urban renewal, or “slum clearance” activities, involved mass acquisition of neighborhoods, mostly in southeast Greensboro.This phase of redevelopment did not end until 1976. In the mid 1970s, the passage of the Housing and Community Development Act refocused the Commission on neighborhood revitalization activities rather than large-scale clearance. In the mid-1980s, the passage of local housing bonds and the concept of community participation and “visioning” added another aspect to redevelopment activities. As the City moves toward economic development activities and comprehensive planning, the focus of redevelopment in Greensboro will be once again shift and broaden its scope.

Urban Renewal
The Housing Act of 1949 first authorized redevelopment activities by generating federal assistance for redevelopment projects. The purpose of redevelopment was to purchase, replan, and resell blighted areas of the community. The act recognized that areas containing dilapidated, deteriorated, overcrowded or unsafe buildings, inadequate and unsafe streets, and inadequate lots were detrimental to the sound growth of the community. At that time, federal funds could be used for land assembly, clearance site preparation, and the sale of land at fair market value. Since rebuilding the area was the private sector’s job, federal funds or the required local match could not be used for construction of any buildings. 

The Redevelopment Commission of Greensboro was formed in 1951; however, because of deficiencies in North Carolina enabling legislation, redevelopment activities did not begin until 1958. Greensboro’s first redevelopment project received approval from the federal government in November 1959. The Cumberland project was not only Greensboro’s first redevelopment project, but was also the first redevelopment project in North Carolina. The constitutionality of the power of eminent domain for redevelopment purposes was tested in the Cumberland project and was upheld by the North Carolina Supreme Court in 1960. 

Other projects that followed were the Washington project, the Warnersville project, the Retreat Street project, the Eastside project, and several projects in the Central Business District (CBD). From its beginning in 1959 through December 1976, the Redevelopment Commission had acquired 1,800 parcels of land costing approximately $21.2 million. Approximately 2,100 families and individuals and 362 businesses had been relocated, and about 2,200 buildings had been demolished.

Rebuilt on the cleared land were approximately 1,000 new residential units, 300 new dormitory units, and 54 nonresidential units. The value of the property sold was about $5 million or 24 percent of the acquisition cost. The cost of redevelopment activities was split – 2/3 were federal sources and 1/3 were local. The local match could be cash, donation of land, municipal labor, installation of streets and utilities or other public facilities necessary to serve the project. Much of Greensboro’s match was for street and utility construction.

Redevelopment activities provided land for a number of major roads, including Murrow Boulevard, East Market Street and Friendly Avenue, South Eugene Street, and Freeman Mill Road. Major buildings constructed through redevelopment efforts include: the East Market Street Post Office, the News and Record building, the Greene Street Parking Deck, Gate City building, and the open space around the Governmental Center. In addition, the Commission completed the outdoor mall along Elm Street. Greensboro completed more urban renewal projects than any other city of its size and was, in its time, an example of “good redevelopment.”

Neighborhood Revitalization
With the passage of the Housing and Community Act of 1974, the focus of redevelopment changed substantially. The new strategy involved “revitalization” rather than clearance activities. Redevelopment law was amended to include rehabilitation and reconditioning. The emphasis was placed on treating areas before deterioration reached the point of requiring clearance. The City received yearly funding in a Block Grant, which allowed a wide range of activities rather than on an individual project basis. The major objective was assistance to low income families and individuals and the removal of slum and blight. Eligible activities included: housing rehabilitation, acquisition and clearance, construction of streets and public utilities, construction of public facilities, economic development, and social service programs. The community development program worked in 12 “target” neighborhoods and on a number of citywide programs.

In target areas, properties were rehabilitated or spot cleared of the very worst structures. Parks were constructed or redesigned, sidewalks were constructed, streets were resurfaced, and a few new streets were built to complete the neighborhood street system. Citywide, nine target areas were completed, and three remain open (Ole Asheboro, Arlington Park, and Rosewood).  Projects funded with Community Development Block Grant funds include: Wafco Mills Townhouses, the North Carolina Trust Center, KIDS Inc. Day Care Center, Devon Health Center, and parks in the Ole Asheboro, Glenwood, and Berryman Street area.

Housing and Local Redevelopment Bonds
In 1985, $2.9 million of local bonds were passed for low income housing. These funds were the first local money authorized for the actual provision of housing for low income residents. It did not provide for new construction but authorized the purchase and rehab of housing for low income residents. Additional support was called out for affordable housing and for locally-sponsored redevelopment activity. The vision process resulted in the allocation of a 1 cent per dollar of the tax base dedicated to affordable housing and the hiring of a special assistant to the City Manager for Housing.

The redevelopment bonds were allocated to five redevelopment areas, four of which were the result of concentrated drug activity. The areas were Gorrell Street, Best Street (the Hill), Eastside Park, Phillips-Lombardy, and Southside.

In 1992, the federal HOME program began. HOME provides the City with a yearly entitlement for housing and funding for rehabilitation, new construction, rental assistance, and first-time homebuyers programs. The Community Development funding, federal HOME funding, local housing bonds, local redevelopment bonds, and funding from the general fund for housing increased the activities available for redevelopment. The redevelopment process is now very closely tied to the provision of housing for low income families and individuals and for the financing of the improvements to be placed on cleared land. 

Since 1980, nine Greensboro neighborhoods have been targeted for comprehensive revitalization through the federal Community Development Block Grant Program. A 10th, Southside is funded through local redevelopment bonds. In addition, the Willow Oaks project will completely revitalize the Morningside Homes Public Housing Community using a $23 million HOPE VI grant and local resources.

HCD will continue to coordinate and support ongoing efforts to stabilize and rebuild the City's core neighborhoods. During the coming years, private investment in new homes and businesses will be immediately evident in Arlington Park, Ole Asheboro, Southside, East Market Street, and Willow Oaks. Pre-development activities, such as land purchases, business relocations, and site development work will also begin in the South Elm Street corridor area.

 For current Requests for Proposals and Qualifications for all Planning and Community Development projects, please visit the Requests for Proposals / Qualifications Web page.

Contact:

Barbara Harris
336-373-2509
E-mail