News-Record.com

Sunday's editorial.

As Jason Hardin’s front-page story shows, mixed-use development is making its mark on Greensboro. From Southside to the Village at North Elm, communities that combine a variety of uses are becoming more popular in the city. And with high gas prices now a permanent reality, it’s likely the trend will continue, as increasing numbers of people will prefer living in these neighborhoods.

Still, Greensboro is known more for its sprawl than walkability. The Smart Growth America study that ranked the city No. 2 on its U.S. sprawl index made sure of that. But Greensboro has walkable core sections that were built before much of the zoning that segregated housing from business and retail. As Sue Schwartz, the city’s neighborhood planning manager, says, “the city’s got good bones.”

Old Greensboro
In the last decade Greensboro has started showing off its older self — and showcasing the vibrancy that can come from mixed-use communities. Witness the transformation downtown, with its dynamic mix of shops, restaurants and residences. It was not too long ago that we were writing about the dearth of housing downtown. (Still needed, though, to make downtown truly livable, is a grocery store.)

Southside also is a tremendous success. Skeptics questioned the viability of such a project; now it’s viewed as a model of urban redevelopment. People call the city wanting to know how to create such a place in their towns. And Southside has spurred redevelopment in adjoining neighborhoods.

The truth is that mixed use abounds in Greensboro’s older neighborhoods, many of which maintain eclectic business areas. Think Elam and Walker in Lindley Park; Tate Street in College Hill.

What’s ahead?
While much of the 20th century brought Greensboro High Point Road and Wendover Avenue business strips and single-family housing developments, the 21st century is likely to bring projects that hark back to Greensboro’s earlier days.

As the city’s Schwartz says, “Greensboro grew ... and now we will have to spend time knitting things together again.”

That knitting already is taking place.

The city’s establishment of traditional neighborhood district zoning led to the mixed-use infill development projects that are helping downtown, Southside and other places thrive.

Mixed use also is a main part of Connections 2025, Greensboro’s comprehensive plan.
The city’s use of overlay districts help neighborhoods better control mixed uses.
The city also is focusing on building community in its neighborhoods built upon mixed use: those hosting colleges. It has directed a smart-growth grant from the U.S. Environmental Protection Association toward that end. A May “university roundtable” city staff held with representatives from area universities, the neighborhoods surrounding them and developers got all parties talking with one another and envisioning the components of healthy town-gown communities. A report stemming from the roundtable should soon be released.

But even before the EPA’s grant the city already was taking steps to improve these communities. Reimagining the Lee Street/High Point Road corridor near UNCG has long been in the city’s scope. The city also has taken measures to make the area around N.C. A&T more friendly to student pedestrians. Street and landscape changes have calmed traffic, given the area more definition and make it more walkable.

One of the first ways today’s push for mixed use has shown itself is in the mixing of housing stock. A challenge remains in the incorporation of affordable housing into new mixed-use projects. Greensboro isn’t like Chapel Hill, where high house prices force many of its workers to live elsewhere. Still, affordable housing often isn’t a part of new mixed-use development. Willow Oaks, which contains single-family homes as well as subsidized housing, is an exception.

Mixing in the green
Want a look at how exciting 21st century mixed-use can be? Take a look at the condominium complex Somerset at Friendly, now under construction at Northline and Holden and with half of its 100 units presold. Its residents not only will be able to walk to the many stores, services and restaurants in the city’s beloved shopping area — but they also will have two of the city’s signature parks — the Bog Garden and the Bicentennial Gardens — almost at their door.
It’s likely that Greensboro’s extensive greenway and park system will spur other such development, as more people choose a walk to the park (and restaurant and post office) over big lots and lots of driving.