state of the district 2018 - uptown greenville · challenges of getting us here. greenville is...

STATE OF THE DISTRICT 2018

This report highlights private and public investment in and around Greenville’s Central Business District, Uptown Greenville.

All figures are best estimates. Dates indicated in the planning and design phases may be adjusted.

Thank you to The Overton Group for helping with statistics. Design: Ryan Webb Photos: Aaron Hines, City of Greenville, Uptown businesses

Uptown Greenville is the downtown development organization for the city of Greenville. In 1984, Uptown Greenville was created by a joint act between the City, County, and Chamber of Commerce. Uptown Greenville is the voice of the downtown.

UPTOWN GREENVILLE10 X 6 block area including

Town Common, 10th St., Dickinson Ave., and some parts of ECU

We exist to promote quality cultural, residential, and economic development.

Uptown District: 373 acresCurrent tax value: 1,123,178,075Tax Rate: 0.52%Total Generated Property Tax Revenue: $4,244,052 Total Generated Property Tax for entire City in 2018: $32,750,000*Excluding ECU and using Uptown, Dickinson, and River districts property tax values

2.29%TOTAL LAND MASS

UPTOWN OCCUPIESIN CITY LIMITS

13%TOTAL PROPERTY

TAX UPTOWN GENERATES FOR CITY 17% increase

in tourism related expendituresOver the last 5 years in Pitt County GREENVILLE-PITT COUNTY CONVENTION AND VISITOR’S BUREAU

2%

98%

13%

87%

GREENVILLE PUBLIC ARTS

••• ••• ••• ••• 2017 2018 3 projects 9 projects

CREATING A SENSE OF PLACE

Increased social connection and engagement of residents and businesses

Improved sense of place that reflects the community’s culture

Enhanced community pride

Increased project value

Improved economy of the area

Improved youth engagement

Improved community health

BENEFITS OF CREATIVE PLACEMAKING

CREATIVE PLACEMAKING STRATEGIES animate public and private spaces—bringing people together and providing opportunities for physical activity and community interaction, strengthening individu-als, families, and neighborhoods.

An example is CicLAvia, in Los Angeles, California, an initiative that temporarily transforms public roads into auto-free zones, en-abling people to walk, run, skate, or bike freely on city streets. The program has helped promote physical activity, improve air quality, and foster diversity and inclusiveness by bringing people of different backgrounds together. About 45 percent of surveyed attendees indicated that, had it not been for CicLAvia, they would not have been physically active that day.

BEGIN WITH THE END IN MIND. Envision what

you would like to see—artfully designed buildings, an inclu-sive community, gathering places that promote health, for example—but also what you do not want to see, such as displacement of existing residents, a lack of diversity, or exclusionary housing. Set no limits on the possibilities for combining art and culture with the built environment.

BRING IN ARTISTS AND THE COMMUNITY EARLY.

Timing is everything. Art and culture need to be central and core to the project’s design. Early engagement of these essential resources will facilitate a project that is well designed and inclusive and that meets the needs of the larger community.

“MINE” LOCAL ART AND CULTURAL ASSETS.

Understand what jewels exist in the community. Creative placemaking works best when it is used to amplify local community assets, fostering a sense of pride. Learn about the community’s history and aspirations. Practice radical listening.

ENGAGE LOCAL ARTISTS. Find and

recruit artists in the local community, including visual artists, performing artists, poets, writers, musicians, designers, chefs, and other “creatives.” Consult local arts organizations and local and state government art councils to find local artists.

UNDERSTAND AND ARTICULATE STAKE-

HOLDER BENEFITS. Explore how art and culture can contribute to both the social and economic vitality of the project. Be prepared to discuss benefits from various points of view. Focus on communi-ty-driven outcomes and what is meaningful to the local com-munity, but also focus on the hard facts needed to sell the project to investors and others.

FORM CROSS-SECTOR PARTNERSHIPS. Include

artists, community members, local government, philan-thropy, and community orga-nizations in project planning and development.

IDENTIFY THE CRITICAL SKILLS NEEDED TO

DELIVER ON PROJECT GOALS AND OUTCOMES. In addi-tion to the skills provided by designers, architects, and artists, what other skills are needed? Collaboration with the right skill mix is critical to the success of a project.

LOOK FOR EARLY WINS TO GENERATE

EXCITEMENT, VISIBILITY, AND BUY-IN. For example, use pop-ups to draw people in and community gatherings to get people engaged.

MAINTAIN A LONG VIEW. Don’t stop when

a project is built. Incorpo-rate ongoing programming that keeps the community engaged and the place alive and exciting.

PURSUE CREATIVE FINANCING. Where there

is a will, there is a way. Money can come from unforeseen, unexpected places. If your vision is the right one, for the right reasons, with appropri-ate stakeholder benefits, the money will come. Persevere.

1

Participants in L.A.’s CicLAvia.

10

9

8

7

6

5

4

3

2

Creative Placemaking and Health

Optimizing the benefits of creative placemaking, and ensuring that all stakeholders share in its rewards,

requires the skillful application of best practices. Ten best practices for real estate leaders and practitioners, gleaned from lessons

learned on many projects, include the following:

SEBA

STIA

N A

UER

DEVELOPERS + PARTNERS

GOVERNMENT COMMUNITY

• Increased market value• Lower turnover • Faster lease up• Stronger community buy-in• Faster approval cycle• Greater market recognition

Gains in: • Tax revenues • Job growth • Public safety

Improved: • Health outcomes • Economic outcomes • Social outcomes

Stakeholder Benefits of Creative Placemaking

ULI is grateful to the Kresge Foundation for its support of the ULI Creative Placemaking Project.

Best Practices in Creative Placemaking

4 IMPLEMENTING CREATIVE PLACEMAKING IN REAL ESTATE

SOURCE: URBAN LAND INSTITUTE

SOURCE: URBAN LAND INSTITUTE

GATHER TOGETHERGROW TOGETHERWhether you live here or visit for entertainment, the downtown district or in our case, Uptown, is the heartbeat of any great place. We celebrate our successes of 2018 while not forgetting the challenges of getting us here. Greenville is primed for big growth citywide, especially Uptown. Attracting and retaining talent is a priority for sustaining growth and we can’t do this alone. Our community partners including Vidant, East Carolina University, and the City of Greenville make our strides possible while our unique business mix fuels the momentum. PirateFest 2019 is slated to be another exciting kickoff to Spring, this year’s festival coincides with ECU’s Pigskin Pigout, it’s sure to be a big event showcasing our town and gown relations. So whether you’ve dined Uptown, enjoyed a locally brewed beer, taken in some live music, or even considered living in the district, your contribution large or small helps propel us forward. Thank you for your support in our mission to be bigger and better!

Michael Glenn, Chairman

ANDREW SCHMIDT Greenville-Pitt Convention and Visitors Bureau

WILLIAM BAGNELLEast Carolina University

CHRIS RICHARDSWells Fargo

JUMAIL BLOUNTClear Focus Media Group

MIKE MCCARTY Taft Development Group

MARK GARNERRivers and Associates

TROY DREYFUSPirate Radio

JERMAINE MCNAIR NC Civil

STACI MOYEMoye Corp

LEO CORBINGreenville-Pitt Chamber of Commerce

BRET OLIVERIO Sup Dogs

KEN GRAVESCity of Greenville

KELLY BOUTILIERStarlight Café and Moxie Pop

JUSTIN COXSmashed Waffles

ALLEN THOMASGlobal Transpark

TONY KHOURYThe East Group

RACHEL WHITTENHighClick Media

ALLISON SWARTPitt County Health Dept.

KATHY HOWARDGreenville Utilities

MICHAEL GLENNJefferson’sChair WAYNE CONNERVidant HealthVice Chair

STEPHANIE HINNANTThe HiltonTreasurer BRAD HUFFORDPitt County Development CommissionGrowth Committee Chair

TANDI MAHNDAP House/Christy’sEvents and Branding Committee Chair

ALBI MCLAWHORNMHA WorksMembership and Advocacy Committee Chair SCOTT SENATOREVidant Health FoundationAt-Large SHARIF HATOUMStillLife EnterprisesAt-large

RYAN WEBBGreenville Times/ Seven by DesignEx Officio

board of directors

executive board

BIANCA SHONEMANPresident and CEO

MEREDITH HAWKEDirector of Events and Branding

LAURA HOLTZMANMembership and Advocacy Manager

staff

2018 Market Profile ESRI MARKET PROFILE PROVIDED BY RETAIL STRATEGIES

Focus PropertiesRetail Strategies has a catalogue of retail commercial real estate properties in this market.

For more information, please contact the Portfolio Director and/or Retail Development Director listed on the front of this guide.

Market GuideUptown Contact Information

Bianca ShonemanDirector

[email protected]

408 S Evans Street, Suite 102 Greenville, NC 27858

252.561.8400

growgreenvillenc.comuptowngreenville.compittcountync.gov

Major Employers Daytime Population 157,080 (10 Minute Drive Time)

Focus CategoriesThe top categories for focused growth in the municipality are pulled from a combination of leakage reports, peer analysis, retail trends and real estate intuition. Although these are the top categories, Retail Strategies’ efforts are inclusive beyond the defined list. Let us know how we can help you find a site!

Health &Wellness

SpecialtyGrocery

Restaurants

*Source: STI PopStats

retailstrategies.com

Follow us!

5,511

8,802

17,808

63,624

1,450

56,051

3,833

Children at Home

Retired/Disable persons

Homemakers

Student Populations

Work at Home

Employed

Unemployed

DEMOGRAPHIC PROFILE 1 Mile Radius 3 Mile Radius 5 Mile Radius

2018 Estimated Population 13,164 57,757 103,422Daytime Population 64,888 127,896 161,739Median HH Income $26,649 $35,198 $40,916Number of Households 4,104 24,254 43,459

GREENVILLE, NORTH CAROLINA

Greenville, NC

5 Minute DT 10 Minute DT 15 Minute DT

2018 Estimated Population 27,262 95,426 136,412Daytime Population 100,136 157,080 181,517Median HH Income $29,106 $40,463 $44,505Number of Households 10,178 40,571 55,731Company Name Employees

Vidant Medical Center

East Carolina University

Pitt County Public Schools

City of Greenville

Pitt Community College

County of Pitt

Physicians East

Convergys

Wal-Mart

Greenville Utilities Commission

Company Name6,560

5,750

3,650

1,132

1,100

901

615

530

470

456

Employees

Jordan WilliamsRetail Development Manager

[email protected]

205.209.4598 office205.209.5671 cell

Demographics (10 Minute Drive Time)

Population

95,426Household Income (Average)

$59,340Number of Households

40,571Household Income (Median)

$40,463Average Age

33.8Growth Rate

5.70%

Uptown District





[email protected]


252.561.8400




Health &Wellness

SpecialtyGrocery

Restaurants



Follow us!

5,511

8,802

17,808

63,624

1,450

56,051

3,833

Children at Home


Homemakers

Student Populations

Work at Home

Employed

Unemployed




Greenville, NC






City of Greenville


County of Pitt

Physicians East

Convergys

Wal-Mart


Company Name6,560

5,750

3,650

1,132

1,100

901

615

530

470

456

Employees


[email protected]

205.209.4598 office205.209.5671 cell


Population




$40,463Average Age

33.8Growth Rate

5.70%

Uptown District

HEALTH &WELLNESS

SPECIALTYGROCERY

ENTERTAINMENT& ARTS

GROWTHOPPORTUNITY CATEGORIES





[email protected]


252.561.8400




Health &Wellness

SpecialtyGrocery

Restaurants



Follow us!

5,511

8,802

17,808

63,624

1,450

56,051

3,833

Children at Home


Homemakers

Student Populations

Work at Home

Employed

Unemployed




Greenville, NC






City of Greenville


County of Pitt

Physicians East

Convergys

Wal-Mart


Company Name6,560

5,750

3,650

1,132

1,100

901

615

530

470

456

Employees


[email protected]

205.209.4598 office205.209.5671 cell


Population




$40,463Average Age

33.8Growth Rate

5.70%

Uptown District

HOTEL

Buildinga 24-houreconomy

Luna Pizza

Ford + Shep

Stumpy’s Hatchet House

Whirligig Stage

Michael Brandon Styling

Jack Brown’s Beer and Burger Joint

Toy Phactory

Pitt Pirates Robotics

Halo Home

The Loft @ StillLife

Sup Dogs Rooftop

Jenni K on 5th

CryoFit NC

The Keynote

Angus Grill

Art and Sole

Nog Pop Up

WELCOMEABOARD

PEOPLE’S CHOICELUNA PIZZA

PUBLIC PROJECT OF THE YEAR

The GK Butterfield Transportation Center is a centrally located transfer facility where local and regional transportation services can connect. The Greenville Area Transit system (GREAT bus system), Pitt Area Transit (PATS), Amtrak Connector, and Greyhound each utilize the facility for connections along with taxis and shared ride services. Airport, medical, and hotel shuttles could locate there with future rail service also being a possibility.

2018 NEW BUSINESSES

PEOPLE’S CHOICE HONORABLES

Pitt Pirates Robotics The Loft @ StillLife

123

130

256

97

‘14 ‘15

‘16

‘17

JOB GROWTH Since 2014710

104

‘18

#weareuptown

2015 2016 2017 2018 Freeboot Friday 25,000 25,000 28,000 30,000 PirateFest 30,000 30,000 30,000 35,000 First Friday Artwalk 4,000 4,000 4,000 5,000

Umbrella Market 8,000 10,000 12,000 14,000 SpazzFest 2,000 2,000 2,000 2,000 St. Patrick’s Day 2,000 3,000 3,500 2,000

Greenville Gives 1,500 2,500 3,000 4,000

Greenville Grooves 0 600 800 600 Color Vibe Run 0 1,200 2,000 ——

Dickinson After Dark 0 8,000 6,000 6,000

Doggie Jams 3,500

Xfearience 2,500 Community Youth Arts Festival 3,000

ECU’s GradBash 2,000

Batter Up’Town 2,000

Concert on the Common 6,000

72,500 79,100 85,950 117,600

GATHER TOGETHER

INCREASE IN EVENT ATTENDANCE

PARTNER ORGANIZATIONS ADDED FOUR NEW LARGE-SCALE EVENTS

▲26%NEW

EVE

NTS

Why density matters: Property taxes are the backbone of county and city revenue. Efficient property tax production has a direct impact on the availability of funds to repair roads, provide quality education, and maintain adequate public services. Identifying development that packs a financial punch is critical to cultivating community wealth.

The “Per Acre” analytic as a unit of productivity is relevant because cities and counties are finite areas of land, and how that land is used has a direct impact on municipal coffers. This metric normalizes overall revenues and tax values into a direct comparison, utilizing land consumed as a unit of productivity.

$1.2 Mper acre average value transaction

2017

Real Estate Values

Units delivered in 2018: 814 Units to be delivered in 2019: 609

25% increase in

per acre value

615,000 SqFtResidential units delivered

or under construction

$1.6 Mper acre average value transaction

2018 35,781 SqFtpreserved and rehabilitated buildings

Over $3.1 M in renovations to preserve

the built environment

Student housing complexes occupancy rate 91.19% Uptown district — 84% outside Uptown

town common

posto�ce

courthouse

cityhall

fivepointsplaza

library eastcarolinauniversity

tar river

westgreenvilleneighborhood

tar riveruniversityneighborhood

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CompletedNew ConstructionPlanned

INVEST

1. First Street Restriping ($1 M) 2010 PUBLIC

2. Fourth Street Parking Deck ($5 M) 2015 PUBLIC

3. Superblock ($2 M) 2015 PUBLIC/PRIVATE

4. Cotanche/Reade Streetscape ($1 M) 2010 PUBLIC

5. The Boundary ($42 M) 2015 PRIVATE

6. Federal Courthouse ($4 M) 2013 PUBLIC

7. DAP House/Trollingwood Brewery ($1 M) 2016 PRIVATE

8. A Time for Science ($2 M) 2014 PUBLIC/NON-PROFIT

9. Trillium Headquarters ($1.1 M) 2017 PRIVATE

10. Uptown Brewing Co. ($1 M) 2017 PRIVATE

11. Pitt Street Brewing Co./Lofts ($2.2 M) 2017 PRIVATE

12. Smashed Waffles/Lofts ($400 K) 2017 PRIVATE

13. Jeffersons Florist ($550 K) 2016 PRIVATE

14. Whirligig Stage ($175 K) 2018 PRIVATE

15. ECU Student Union ($120 M) 2019 PUBLIC

16. Gather Uptown ($30 M) 2018 PRIVATE

17. Transportation Center ($8 M) 2018 PUBLIC

18. Dickinson Lofts/University Edge ($32 M) 2018 PRIVATE

19. DA Farmers & Makers Market (350 K) 2018 PRIVATE

20. StillLife ($1.1 M) 2018 PRIVATE

21. Ford + Shep ($500 K) 2018 PRIVATE

22. Luna Pizza ($250 K) 2018 PRIVATE

Under Construction23. Town Common ($2 M) 2018 PUBLIC

24. State Theatre ($2.2 M) 2018 PRIVATE

25. 10th Street Connector ($37 M) 2018 PUBLIC

26. Proximity ($54 M) 2019 PRIVATE

27. Town Creek Culvert Project ($38 M) 2020 PUBLIC

28. Science and Technology Building ($90 M) 2020 PUBLIC

29. ECU Uptown 209 2020 PUBLIC

30. 800-900 Block of Dickinson ($3.1 M) 2020 PRIVATE

Planned31. ECU Student Serv/Parking Deck ($60 M) 2023 PUBLIC

32. Hotel ($17 M) 2019 PUBLIC/PRIVATE

33. City Parking/Imperial Site ($1.5 M) 2018 PUBLIC/PRIVATE

34. Dickinson Avenue Improvements ($12 M) 2018 PUBLIC

35. ECU Millenial Campus ($90 M) 2019 PUBLIC

Completed

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9

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;

Over $661.5 Minvestedsince 2010

35,781 SqFtpreserved and rehabilitated buildings

Over $3.1 M in renovations to preserve

the built environment

c

COMMUNITY SUPPORTERS

uptowngvilleuptowngvilleUptownGreenvilleWWW.UPTOWNGREENVILLE.COM

state of the district 2018 - uptown greenville · challenges of getting us here. greenville is...

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