South Greensboro Area Plan - Public Review Draft - 9.25.25

SOUTH GREENSBORO AREA PLAN A TOOL FOR GROWTH & CHANGE City of Greensboro, NC

Public Review Draft 9/25/25 Draft

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Acknowledgements

Greensboro City Council

Greensboro City Staff Nathaniel “Trey” Davis, City Manager, Nasha McCray, Assistant City Manager Kenney McDowell, Assistant City Manager

Nancy Vaughan – Mayor Marikay Abuzuaiter – Mayor Pro Tem

Hugh Holston – At-Large Jamilla Pinder – At-Large Sharon Hightower – District 1 Dr. Goldie Wells – District 2 Zack Matheny – District 3 Nancy Hoffmann – District 4 Tammi Thurm – District 5

Planning Department Sue Schwartz, FAICP, Director, Planning Department Russ Clegg, AICP, Manager, Long Range Planning Division Christa Jordan, AICP, PLA, Senior Planner, Long Range Planning Hart Crane, AICP, Senior Planner, Long Range Planning Kelly Larkins, AICP, Planner II, Long Range Planning Hassan Sora, Planner, Long Range Planning Von Patrick, Neighborhood Outreach Specialist, Long Range Planning Mike Kirkman, AICP, CZO, Zoning Administrator Lucas Carter, AICP, CZO, Senior Planner, Zoning Administration Carla Harrison, Planner II, Zoning Administration Andrew Nelson, Planner, Zoning Administration Christopher Andrews, Manager, Land Development Division Olivia Byrd, Business Office Supervisor

Greensboro Planning & Zoning Commission

Catherine Magid – Chair Mary Skenes – Vice Chair

Sandra O’Connor B. Keith Peterson Erica Glass Warché K. Downing Paul G. Gilmer Sr. Betty Turner Stu Nichols

Keyshawn Haith, Intern Matt Mottinger, Intern

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Department of Transportation Johanna Cockburn, AICP, Director Nathanael Moore, Deputy Director Chris Spencer, PE, Engineering Manager Tyler Meyer, Planning Manager David Ortega, Engineering Supervisor Deniece Conway, PE, Engineering Supervisor Craig McKinney, Planner Raunak Mishra, PhD, Civil Engineer

South Greensboro Area Plan Community Advisory Committee

Habib Akhgar James Basnight Sadie Blue Crystal Black Timothy Fitzgerald Erica Glass Keyshawn Haith Mike Hinson Anthony Izzard Denise Washington Bettye Young Stewart

Office of Sustainability and Resilience Shree Dorestant, DM, Chief Sustainability Officer Jeff Sovich, AICP, Sustainability Planning Administrator Richard Lovett, PG, CPG, ASP, Environmental Compliance and Support Manager

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Greensboro City Staff (Continued)

Transit Department George Linney, Transit Chief Operations Officer

Housing and Neighborhood Development Cynthia Blue, Assistant Director, Housing and Strategy Caitlin Bowers, Neighborhood Investment Manager Parks and Recreation Department Phil Fleischmann, CPRE, Director Kobe Riley, Deputy Director Tonya Williams, Division Manager, Strategic Business Solutions William Brown, Division Manager, Public Space Development and Maintenance Shannon Teamer, Recreation Superintendent Erin Kennedy, Planning and Projects Coordinator Brian Vernon, Project and Operations Coordinator Office of Economic Development Marshall Yandle, Economic Development and Business Support Manager Reggie Delahanty, AICP, Economic Development Coordinator Engineering and Inspections Department Shawna Tillery, Projects Division Manager Elizabeth Jernigan, AICP, CPRP

Human Rights Department Jodie Stanley, International Support and Language Access Coordinator

Creative Greensboro Joquelyn Boone, MFA, Chief Creative Economy Officer

Office of Code Compliance Larry Roberts, Chief of Compliance

Consultant Team

Bolton & Menk Grant Meacci, PLA, FASLA, LEED AP, Principal, Urban Design Group Leader Allen Davis, AICP, CNU-A, Senior Urban Designer / Project Manager Dylan McKnight, AICP, CNU-A Senior Urban Designer / Project Manager Lorna Allen, PLA, Urban Designer & Landscape Architect Duncan Watts, Urban Designer Sergio Cruz, Urban Planner Catherine Enos, Intern Anna Marie Scoccimaro, Landscape Designer Mirah Herring, Video & Photography Specialist John Cock, Principal, Transportation Planning Group Leader Andrew Babb, PE, AICP, Transportation Project Manager Zoe Huebner, AICP, Transportation Planner II Timothy Tresohlavy, AICP, GISP, Corridor & Systems Senior Planner Partnership for Southern Equity Kaziem Woodbury, Just Solutions Director Jennifer Cobb, Just Solutions Manager Kristen Cook, Research & Analytics Director Phoebe Milledge, Just Solutions Jr. Management Analyst

Water Resources Department Johnnie Hill, Engineering Supervisor Jana Stewart, PE, Engineering Manager Virginia Spillman, Senior Manager Danielle Quick, Senior Specialist Engineering David Phlegar, Manager, Stormwater Division

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Police Department AT Brown, Captain S. A. Lennox-Spaulding, Lieutenant

Community Safety Department Latisha McNeil, Director

Jabari Brooks, Just Youth Circle Associate Xavier Durant, Research & Analytics Intern

Community Relations Division Gary Canapinno, Community Relations Manager

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Shaping a south Greensboro that is prosperous, safe, and inclusive for all.

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Table of Contents

01 02 03 04 05

NEAR-TERM IMPROVEMENT STRATEGIES

ENVIRONMENT, PARKS, AND OPEN SPACE

EXECUTIVE SUMMARY

WHAT PEOPLE WANT

INTRODUCTION

» Key things you need to know about this plan » How will the plan be used

» Engagement and collaboration » Goals & objectives » Community vision statement » Converting input to action Draft » Area overview and history » Study area analysis » Urban planning context » Community driven planning » Getting things done » Ideas for retrofitting commercial areas » Little things make a big impact » Case studies EXISTING CONDITIONS REPORT TOP 10 THINGS TO DO RIGHT NOW RECOMMENDATIONS PAGE 32 PAGE 14 PAGE 46

» Sustainibility and green infrastructure » Community and ecosystem health » Parks, open spaces, and green corridors

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PAGE 62

EXECUTIVE SUMMARY

RECOMMENDATIONS

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MOVING AROUND MOVING FORWARD: A PLAN FOR ACTION 06 07 08 09 10 HOUSING & ECONOMY CULTURE & AUTHENTICITY OUR FUTURE

» Multimodal

PAGE 150 Draft PAGE 140 RECOMMENDATIONS RECOMMENDATIONS development » Balancing housing types » Commercial area redevelopment » Industrial prosperity and good neighbors » People and place » Collaboration, advocacy, and progress » Community investment » Safety, art, and identity » Future growth framework » Focus area concept plans and how they could look » Big ideas PAGE 170 » Economic

» Getting things done together » Converting input to action » Implementing the plan » Holding ourselves accountable

transportation

» Greenways, sidewalks, mass transit » Safety, access, comfort

PAGE 98

ONLINE

RECOMMENDATIONS FOCUS AREA CONCEPT PLANS

RECOMMENDATIONS

ACTION PLAN

1

2

3

4

A

Supporting Infrastructure

Previous Community based Planning and Conversations

Other Big Ideas

Area-wide Planning Analysis Maps

APPENDIX

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01

EXECUTIVE SUMMARY

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Conceptual rendering for community agriculture, safety improvement, local business, and housing. (Source: Bolton & Menk)

About the Plan This is an area plan based on significant public participation. It includes recommendations on the future growth and development, provision of City services, and issues that affect life and health for residents and businesses in south Greensboro. The plan also provides creative solutions to improve the area’s quality of life and guide future growth. Building on the work of the Phase 2 Randleman Road Corridor Plan, the South Greensboro Area Plan is a new resource for City staff, residents, business owners, and decision makers as they work toward a more prosperous, safe, and closely knit community.

This plan: » Is action-oriented. » Provides recommendations for growth, transportation, environment, culture, communication, and other key areas. » Reflects community input. » Builds on the Randleman Road Phase 2 Corridor Plan and previous community based plans. » Is shaped by a local Advisory Committee and various City of Greensboro departments. » Draws from community workshops on key topics like places, mobility, environment, culture, and economy.

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EXECUTIVE SUMMARY

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Introduction

Moving Around

» Describes the study area’s geography, demographics, and history. » Highlights the area’s blend of urban, suburban, and rural characteristics. » Reviews past planning efforts and community conversations that informed this plan.

» Addresses transportation challenges and opportunities for multimodal improvements. » Recommends roadway improvements, sidewalk networks, traffic calming, and better freight truck traffic management. » Focuses on three primary corridors: Randleman Road, South Elm-Eugene Street, and Vandalia Road.

What People Want

Housing & Economy

» Synthesizes community feedback from workshops, surveys, and meetings. » Identifies key concerns. » Presents a shared community vision and goals for housing, mobility, environment, and culture.

» Discusses housing stock, affordability, and economic development potential. » Supports mixed-use and transit-oriented development. » Aligns with citywide initiatives like the “Road to 10,000” housing goal.

Culture & Authenticity

Near-Term Solutions

» Celebrates south Greensboro’s cultural diversity and community identity. » Recommends public art, festivals, and place-keeping strategies. » Encourages investment in local businesses and culturally relevant spaces.

» Focuses on “low-hanging fruit” projects that may be implemented quickly. » Recommends tactical urbanism, beautification, and activation of vacant spaces. » Lists “Top 10 Things To Do Right Now” to build momentum.

Our Future Action Plan Draft

Environment, Parks, and Open Space

» Introduces a future growth framework with focus areas and big ideas. » Identifies catalytic sites for redevelopment and infill. » Emphasizes green infrastructure, TOD, and neighborhood-scale planning.

» Emphasizes environmental stewardship, stormwater management, and tree canopy management. » Identifies gaps in park access and proposes new parks and greenways. » Analyzes individual parks and outlines specific improvement strategies.

» Outlines implementation strategies, time lines, and responsible parties.

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EXECUTIVE SUMMARY

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Plans are intended for collaboration. (Source: Adobe Stock)

How Will this Plan Be Used?

The plan can be used by everyone who is interested in the future of the area. This includes residents, City of Greensboro staff and other government employees, elected officials, business/property owners, developers, and more.

The plan provides a vision for the future based on public input and past planning efforts. It is a shared road map for the future of the area. Shared Vision for the Future

4 Inform Future

1

Decision-making

The plan provides clear direction for those making decisions about the area’s future. This could be a single development plan or a massive infrastructure project. Locally-adopted plans must be used to inform land use and related decisions. Facilitate Implementation (Get Things Done) The plan provides fresh ideas and actionable recommendations. It’s designed to support essential physical and procedural improvements in the area and ensure forward momentum.

5 Draft

2 Record of Needs and Opportunities

The plan documents what is happening in the study area and where there is need for improvement. This gets everyone on the same page about the opportunities to make things better.

3 Promote the Area

A plan signals care, investment, and a commitment to the future. It shows that the area is valued, unique, and worthy of attention. The plan highlights the area’s strengths and outlines how it will continue to grow and improve.

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EXECUTIVE SUMMARY

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This plan is intended to be a resource: » For residents and business owners when advocating for or investing in the area. » For City staff when reviewing development proposals, requesting or allocating department budgets, and on-boarding new staff working in the community. » For City leaders as they decide land use changes, approve budgets, and take other actions with direct or indirect implications for the community. This plan was shaped through collaboration between south Greensboro community members and City departments responsible for implementation. It includes a mix of practical and aspirational recommendations that address identified issues and opportunities. The plan builds on recent efforts—such as the Randleman Road Corridor Plan Phase 2, GSO 2040 Comprehensive Plan, Plan2Play Parks and Recreation Comprehensive Plan, and GoBoro Transit Plan—to create a unified vision for the community’s future. Relationships formed during this process have established strong communication channels, helping identify complementary opportunities and support coordinated action. Recommendations are organized by near-, medium-, and long-term timelines, based on complexity, funding, and coordination needs. The plan is intended to guide investments over the next decade and may be revisited as progress is made. Successful implementation will rely on continued collaboration between residents and City decision-makers.

Evaluating Rezoning Requests The City’s Comprehensive Plan, GSO 2040 , uses ten questions that inform conversations about proposed rezonings and land use changes. In addition to the ten questions in GSO 2040 , the Randleman Road Corridor Phase 2 Plan introduces the following six questions to be part of the considerations for rezoning requests or used when recruiting new businesses or uses to the area. These are designed to help align decisions about land uses with the plan. 1. Does the proposed use advance the goals and vision of the Randleman Road Corridor Plan Phase 2? 2. Is the new proposed use oriented to Randleman Road? Will it have a direct, adverse impact on adjacent neighborhoods? 3. Does the proposed use complement and add to existing uses along Randleman Road? 4. Does the proposed use contribute to making the Randleman Road corridor a more pedestrian-friendly environment? 5. Does the proposal help create a Neighborhood Activity Center? 6. Does the proposal include public space, art, or other amenities? These questions remain relevant to any parcel located along Randleman Road. Additional considerations for this and other parts of the south Greensboro are explored on the next page.

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EXECUTIVE SUMMARY

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Vance Street

Mill Future Growth Framework Map This map outlines the key elements of growth and serves as a guide. It shows where growth and infrastructure Rd McCormick Kersey

M a r t i n Luthe r King J r D r

Southmont Park

Troy Street

Patton

Av e

Spring Valley Plaza

Hillsdale Park

Rolling Roads Park investments should be concentrated to achieve the vision set forth in the plan. This is a preview of the map - it is presented in further detail in Chapter 9.

Freeman

I-40

Spring Valley Park

I-40

C r e e k R i d g e

Creek Ridge

R d

Ave

Industrial

Cr eek R idge Rd

Creekridge Valley

US 29

Hampton Park

Corliss St

Southborough Square Lynhaven Dr

Montcastle Dr

Woodlea Acres Park

Greenhaven Park

Greentree Park

Rand l eman R d Draft Rehobeth Church Rd Shannon Woods Park Vandalia Rd Shannon Hills Park Glendale Dr Elmsley Dr Webster Rd

Elm-Eugene St

US 29

Brown Community Park

Westbury Park

US 220

n

Rd

Pleasant Garden Rd

I-85

Future Short Farm Rd Park

I-73

O l d Randleman Rd

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EXECUTIVE SUMMARY

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Barber Park

Bluford Park

Evaluating Rezoning Requests (Cont’d) In addition to the ten questions in GSO 2040 and the six questions in the Randleman Road Corridor Plan Phase 2 Plan, the following questions and the Future Growth Framework map are to be used for evaluating rezoning requests. 1. Does the proposal in question implement transit oriented development (TOD) vision along the Crossmax Orange line? 2. Is the proposed use located in an urban transition area? If so, does it provide infill residential or mixed-use development that is consistent with the vision of the South Greensboro Area Plan? 3. Is the proposed use located at a district gateway? If so, how does it support the gateway concepts identified in the South Greensboro Area Plan? 4. Can the proposal help implement the green connections network? Are there connections planned to the existing or future greenways network that can help to activate it? 5. Does the proposal create the need to define the eastern extent of new development in the southeast part of the study area, beyond the City of Greensboro limits?

Legend

Study Area Boundary Activity Center Activity Center Expansion Urban Transition Area

D r

Rural Transition & Preservation Area Extent of Industrial Expansion Area

Rotherwood Park

Mixed-use Corridor Reinvestment Corridor

Community Heart Priority Greenway Priority Multi-use Path Planned Greensboro Urban Loop Trail Crossmax Orange Route & Major Stops Transit-oriented Development Area (Walkshed around Major Stops) Corridor Character Preservation

Greenfield Park

Alamance Church Rd

District Gateways

Edgemont Rd Publicly-Owned Open Space Parks & Open Space Draft Liber ty Rd 400 US Feet

0 100 200

US 421

Wiley Lewis Rd

I-85 The Future Growth Framework builds upon the GSO 2040 Plan and reinforces the Randleman Road Phase 2 Corridor Plan. It is further described in the chapter of this plan called “Our Future.”

Blumenthal Rd

US 421

Ritters Lake Rd

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EXECUTIVE SUMMARY

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The study area for this plan is not just another “part of town,” but is a location with a unique identity, culture, and special physical and natural environment. South Greensboro offers a blend of urban, suburban, and rural environments, containing areas inside and outside of the City of Greensboro limits. Major freeways give south Greensboro defined borders with clear gateways, while at the same time providing easy access in and out of the area. Here you will find diverse neighborhoods, shopping centers, local business, major employers, parks, schools, cultural institutions, undisturbed natural areas, and more. These places and the people among them make south Greensboro a vibrant and multifaceted community. 02.01 South Greensboro INTRODUCTION 02 A Great Place CHAPTER CONTENTS 02.01 South Greensboro 02.04 Area-wide Planning Analysis 02.02 History 02.03 Demographics Draft

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INTRODUCTION

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“Our goal is to promote sensible development in the area, ensuring that land resources are efficiently used in the future.” - Southeast Greensboro Coalition, 2023

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Benchmark Square Shopping Center on Randleman Road. (Source: Bolton & Menk) Aerial photograph of south Greensboro along Vandalia Road. (Source: Homes.com)

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INTRODUCTION

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Vance Street

Elementary Wiley

Jackson Middle School

M a r t i n Luthe r King J r D r

Academy Murphey Traditional

McCormick Map 2.1 Study Area Overview

Southmont Park

Troy Street

Patton

Day School Christian Covenant

Mill R d

Av e

Fire Station 11

Kersey

Spring Valley Plaza

Hillsdale Park

Elementary Foust

F r eeman

Rolling Roads Park

I-40

Spring Valley Park

I-40

Elementary Archer

Academy and Science Triad Math

Cr eek R idge

Creek Ridge

Rd

Ave

Industrial

Cr eek R idge Rd

Creekridge Valley

Elementary Triad

US 29

Hampton Park

Corliss St

Southborough Square Lynhaven Dr

Montcastle Dr

Woodlea Acres Park

Greenhaven Park

Greentree Park

Elementary Vandalia

Rand l eman R d Draft Rehobeth Church Rd Vandalia Rd Shannon Hills Park Shannon Woods Park Glendale Dr Elmsley Dr Webster Rd Fire Station 61

Elm-Eugene St

US 29

Brown Community Park

Elementary Frazier

Allen Middle School

Schoo Christi Vanda

Westbury Park

US 220

n

Rd

Pleasant Garden Rd

City of Greensboro

I-85

Future Short Farm Rd Park

I-73

O l d Randleman Rd

0 100 200

400

Planned Fire Station

US Feet

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INTRODUCTION

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STUDY AREA BOUNDARY FOR ALL MAPS IN THIS PLAN

Barber Park

Bluford Park

Fire Station 53

Rotherwood Park

GREENSBORO

Greenfield Park

Alamance Church Rd

US 421

STUDY AREA

19 8 7 16 10 6

Square Miles in Size Neighborhoods

Liber ty Rd Draft I-85 on the north, US 421 on the east and I-85 on the south. It is comprised predominately of single family detached residential neighborhoods throughout the central and western portions, a large industrial district along the northern portion, a central commercial corridor, and a somewhat rural district outside Study Area Overview The roughly 8 square mile South Greensboro Area Plan study area sits at the most southern end of the Greensboro city limits and is generally bound by US 220 on the west, US 29/I-40

Edgemont Rd

Parks

ian alia

Wiley Lewis Rd

ol

Schools (including two public charter schools)

Guilford County

Thousand+ Population Miles from

Blumenthal Rd

Greensboro-Liberty Megasite (5,000+ Jobs)

the city limits sits east of Pleasant Garden Road.

US 421

Ritters Lake Rd

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INTRODUCTION

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“We had a way of identifying where you lived. Like Goshen - you won’t see that on a map anywhere, but everybody knows where Goshen was.” - Charles Garner, 2013

02.02 History Growth of South Greensboro The study area was primarily located outside the city limits until the 1980s when Greensboro’s boundaries began to grow into the study area. The area has traditionally been either rural or small residential settlements in the county until industrial development and suburban residential subdivisions began to be constructed beginning in the 1960s. Development has continued to fill the area ever since. Historic Resources Historic sites recorded by the NC Historic Preservation Office are generally located south of Vandalia Road or east of Pleasant Garden Road. Historic sites are predominately residential homes dating from the mid or late 1800s to the early 1900s, but most structures are no longer

DOWNTOWN

1900

1930 Draft

1980

2025

STUDY AREA

Growth of Greensboro City Boundary (Source: Bolton & Menk)

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INTRODUCTION

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Goshen Rosenwald School on the site of the New Goshen United Methodist Church. (Source: Bolton & Menk)

Key Points about New Goshen » Originally located in the Guilford County Sumner Township, a small rural farming community. Church was established in 1888 and burned down in 1896. land to open an all black school for residents in the 1930’s. » The Church donated » The Goshen Colored School was opened in 1931 and was a Rosenwald School, funded to provide better educational access to rural African American communities. » The New Goshen United Methodist

Goshen Rosenwald School Established in 1888, the church was rebuilt in 1896 after a fire and has long served as a cornerstone of the community. In 1931, it donated land for The Goshen Colored School, funded by the Rosenwald Rural School Building System, which improved access to education for African Americans in rural, segregated areas. Alongside the school, the Goshen Red Wings baseball team created a community hub, drawing residents to the church and school for games and Saturday cookouts. The church remains active. In 1947, the team joined the Carolina Negro League and became Greensboro’s official Negro team. Tom Alston, their first baseman, became the first Black player for the St. Louis Cardinals after being contracted in 1947. Draft

present. Some sites have been determined eligible for listing on the National Register, while others have been studied and determined not eligible. Two structures of note are still standing and have been determined eligible for listing on the National Register: » Logan Anthony House (late 1800s) - mentioned in the 1979 publication Architectural Resources of Guilford County by H. McKelden Smith, which cataloged notable historic structures in the area; now incorporated into a contemporary apartment community amenity area. » Goshen School (1931) - Rosenwald School; part of the New Goshen United Methodist Church (described further herein).

» The school became the setting for the

book Tobe , one of the first children’s book depicting life as a young

black farmer in the segregated south. » The Goshen Red Wings , an all black, semi-professional, baseball team was started at the school and later became

the official team for Greensboro in the Carolina Negro League. basemen of the Red Wings, went on to become the first black man to play for the St. Louis Cardinals in 1947.

» Tom Alston , first

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INTRODUCTION

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Map 2.2 South Greensboro in 1951

“Recent” History In the 1950s, Greensboro experienced significant growth, evolving from a textile-focused town to a diverse city with new industries, public housing, and shopping centers, while also becoming a hub for literature and a location for the Magnolia House Motel, a safe space for traveling African-Americans. In 1951 Greensboro elected its first African-American City Councilman. Nine years later four male NCA&T students held one of the nation’s most significant “sit-ins” at Woolworth’s lunch counter in Downtown Greensboro. At this time the study area was just starting to grow. This 1951 map shows the major interchanges at I-40 and Randleman Road, homes and businesses near Vandalia road and some other locations, and the area’s first industrial sites. This illustrates the beginnings of urbanization in the study area - a starting point for charting its future.

STUDY AREA

5 Draft

4

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INTRODUCTION

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Notable Features

Beginnings of industrial growth Buildings near I-40 and Randleman Road Interchange Rocky Knoll and development around Vandalia and Randleman Road Vandalia community at Pleasant Garden Road Major highways and freeways not yet constructed (I-85, US-220, US-421) Goshen Rosewald School

1

2

3

4

5

1

6

2

5 Draft 6

3

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INTRODUCTION

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UNITY PROFILE

02.03 Demographics South Greensboro by the Numbers This overview presents key demographic and housing indicators— including population size, age and racial composition, household characteristics, employment sectors, and housing data—paired with citywide comparisons to highlight local trends and distinctions. Data Comparison: All of Greensboro and South Greensboro South Greensboro Greensboro Median Household Income $59,630 $55,397 $400, 000 $750,000 $1 ,000,000+ Age Profi le: 5 Year I ncrements 51 . 9% Age Profi le: 5 Year I ncrements 665 Businesses, employing a total of 7,211 people $171,381 Median Home Value ($260,744 Citywide) 36. 3 Median Age $55, 397 Median HH I ncome $1 71 , 381 Median Home Val ue $56, 563 Median Net Worth 22. 7% Age <1 8 62. 8% Age 1 8-64 1 5. 2% Services $56, 563 Median Net Worth 22. 7% Age <1 8 62. 8% Age 1 8-64 1 4. 5% Age 65+ 36. 3 Median Age $55, 397 Median HH I ncome $1 71 , 381 Median Home Val ue $56, 563 Median Net Worth 22. 7% Age <1 8 62. 8% Age 1 8-64 6,935 Households 16,045 People

Study Area s

1 5. 2% Services

27. 8% Bl ue Col lar

64. 0 Diversi ty I ndex

1 4. 5% Age 65+

2. 30 Average HH Size

Home Ownership

Home Ownersh ip

Hous

Age Profi le: 5 Year I ncrements

Mortgage as Percent o f Salary

51 . 9%

FI LE

1 5-1 9 20-24 25-29 30-34 35-39 40-49 50+ NITY PROFILE

48. 1 %

dy Area

Home Val ue

27. 8% Bl ue Col lar

Rent 57. 0% Wh i te Col lar

, 397 an HH ome 2. 30 Average HH Size

$1 71 , 381 Median Home Val ue 64. 0 Diversi ty I ndex

Own

<1 939 1 960-69 1 990-99 ≥ 2020 Commu Housi ng

1 5. 2% Services

27. 8% Bl ue Col lar

1 4. 5% Age 65+

Housing Year Built

Home Ownersh ip

Educational Attainment Housi ng: Year Bu i l t

Home Ownersh ip

ortgage as Percent o f Salary

000 $250,000

51 . 9%

Median Net Worth Per Capita Income

Significantly lower than city; could indicate fewer valuable assets, lower generational wealth

$82,841 $33,383

$56,563 $29,805

Household I ncome

40-49 50+

$260,744 $171,381 41% 32.1% 16.2% 14.5% Draft 21.4% 22.4% 2.8% 20% 14.6% 21.0% Significantly higher than national and state average of around 12% Double the national average Significantly lower than city; represents affordability, but also impacts net worth 48. 1 % 8.5 7.0 5.5 4.0 2.5 1 .0 0.5 2.0 3.5 5.0 6.5 8.0 Dots show comparison to Gu i l ford County Educational Attainment $200, 000+ Own Rent

Median Home Value

1 9 20-24 25-29 30-34 35-39 40-49 50+

48. 1 %

Married Residents Residents Age 65+

<1 939

1 940-49 1 970-79 2000-09

1 950-59

Home Val ue

< 9th Grade HS Diploma Some Col lege Bach Degree

No Diploma 1 980-89

< 5 1 5-1 9 30-34 45-59 <1 939 1 960-69 1 990-99 ≥ 2020 Commute

1 960-69 1 990-99

GED

201 0-1 9

Own

Rent

35, 000

$75, 000

$1 50, 000

Assoc Degree Grad Degree

≥ 2020

Households with a Disabled Resident

Commute Time: Mi nutes Educational Attainment Educational Level

S. Esri forecasts for 2024, 201 8-2022, 2029.

Households Receiving Food Assistance

00 $1 ,000,000+

$250, 000

$400, 000

$750,000 $1 ,000,000+

Households With No Internet Access

Household I ncome

Households without an Automobile

7.24%

6.69%

4% 5.3%

Unemployment Rates

May indicate higher levels of underemployment, or a larger proportion of the population not participating in the labor force < 9th Grade No Diploma HS Diploma GED Some Col lege Assoc Degree Bach Degree Grad Degree

< 5

5-9

1 0-1 4 25-29 40-44

1 5-1 9 30-34 45-59 < 9th Grade HS Diploma Some Col lege Bach Degree

20-24 35-39 60-89

Employee to Resident Ratio 64:100 8.5 7.0 5.5 4.0 2.5 1 .0 0.5 2.0 3.5 5.0 6.5 8.0 42:100

$200, 000+

No Diploma

< 5 1 5-1 9 30-34 45-59

90+

GED

Source: ESRI, U.S. Census Bureau, 2018-2022 American Community Survey Dots show comparison to $1 50, 000 $200, 000+

000

$75, 000

8.5 7.0 5.5 4.0 2.5 1 .0 0.5 2.0 3.5 5.0 6.5 8.0

Gu i l ford County

Assoc Degree Grad Degree

©2024 Esri

Dots show comparison to

sri forecasts for 2024, 201 8-2022, 2029.

Gu i l ford County

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INTRODUCTION

PUBLIC REVIEW DRAFT - 9/25/25

More South Greensboro Data

Household Size and Average Age With an average household size of 2.3 people and a median age of 36.3 years, the area reflects a balanced families, and mid career residents— suggesting a stable, moderately sized community. mix of young professionals,

Job Types Blue Collar jobs consist of jobs like construction or mechanics, while white collar jobs are jobs that are in office settings. There is a larger population of blue collar workers in south Greensboro when compared to the entire City of Greensboro.

South Greensboro Job Types

27.8% Blue Collar

57% White Collar

15.2% Services

2.3 Persons Average Household Size

City of Greensboro Job Types

36.3 Years Old Average Age

21.2% Blue Collar

62.6% White Collar

16.3% Services

Population by Age and Race South Greensboro has a broadly distributed age range, with representation across all age groups, indicating a diverse and balanced population in terms of life stages—from young children to older adults. Racially, the area is highly diverse, with significant proportions of both White and Black residents, and smaller but present populations of Asian, Native American, and multiracial individuals. This diversity reflects a multicultural community that is likely to have a variety of cultural influences and community needs.

Weekly Commute

of residents in south Greensboro spend 7+ hours a week commuting to and from work. 16.1%

Population by Age (2023)

<5

5-19 20-24 25-34

35-44 45-54 55-64 65+

0% 20% Draft 40% 60% 80% 100% Population by Race (2023)

*

South Greensboro

Greensboro

Refer to the South Greensboro Area Plan Existing Conditions Report for more information.

South Greensboro

Greensboro

0% 20%

40% 60% 80% 100%

WHITE BLACK

NATIVE AMERICAN

OTHER

ASIAN

2+

SOUTH GREENSBORO AREA PLAN / 23

INTRODUCTION

PUBLIC REVIEW DRAFT - 9/25/25

02.04 Area-wide Planning Analysis

Refer to the South Greensboro Area Plan Existing Conditions Report for more information. * MORE INFORMATION SOUTH GREENSBORO

A series of maps were created to analyze key elements for the entire study area. This series of maps shows a mix of conditions that are important to understand and compare to one another for the purposes of developing a plan. Each of these maps are described and more information can be found in the Existing Conditions Report. Existing Conditions Report The South Greensboro Area Plan Existing Conditions Report is a foundational planning document that analyzes the area’s history, demographics, housing, economy, land use, zoning, transportation, environment, and community input. It provides an area wide planning analysis by combining spatial data, statistical comparisons, and community feedback to identify challenges and opportunities. The report highlights disparities in infrastructure, services, and investment, and integrates past plans and public engagement to guide future development strategies that are equitable, sustainable, and responsive to local needs.

AREA PLAN Draft

Existing Conditions, Demographic & Background Analysis

August 2024

24 / SOUTH GREENSBORO AREA PLAN

INTRODUCTION

PUBLIC REVIEW DRAFT - 9/25/25

clustered around the Randleman Road corridor.

Cypress Park

Archer Elementary

Twin Lakes Park

Land Use Land Use Acres

Percent of Study Area (Acres)

Dumphries

Cr eek

Map 2.1 Land Use

US 29 Commercial Agriculture

99.52 265.81

1.96 5.25 1.87

Jackson Middle School

Vance Street

Barber Park

Hampton Park

Wiley Elementary

Bluford Park

Pinecroft Rd

Mar t in Luther King J r D r

Murphey Traditional Academy

US 29 Heavy Industrial

94.77

Jackson Middle School

Vance Street

Barber Park

Southmont Park Wiley Elementary

Coliseum

Bluford Park

Mar t in Luther

Murphey Traditional Academy

R andolph Ave

McCormick

Troy Street

US 220

Bl v d

R andolph Av e

Coliseum

Institutional

221.04

4.36

McCormick

Gate City Blvd

Troy Street Jackson Middle School

Willow Rd

Southmont Park

Meadowview Rd

Covenant Christian Day School

S ha r pe Wiley Elementary Rd

US 29

Blv d

Rd

King J r D r

Patton Murphey Traditional Academy

12.52

Light Industrial 634.31

Greentree Park

Ave

Mill

Rotherwood Park

Kersey

Spring Valley Plaza

Gate City Blvd

Willow Rd 335.31 43.96 153.27 28.03

Hillsdale Park Covenant Christian Day School

Foust Elementary

Meadowview R d

Rd

Multi Family

6.62 Springbrook

Coliseum

Rd

Patton

McCormick

Rolling Roads Park

Freeman

Ave

Southmont Park 0.87

Rd Zoning Zoning in the Study Area is relatively consistent with Land Use, as previously described herein. Single family residential zoning is most dominant throughout the Study Area with light industrial following. A cluster of large tracts in the unincorporated portion of the Study Area near I-85 and 421S are zoned Agricultural and one property east of Vandalia Christian School is classified as a Voluntary Agricultural District. Gate City Blvd Twin Lakes Park Cypress Park Cr eek R idge Rd Creek Ridge Creekridge Valley Greenhaven Park Southborough Square Triad Math and Science Academy I-40 Creek Ridge Creekridge Valley Kersey Spring Valley Plaza Spring Valley Park Foust Elementary Triad Math and Science Academy Spring Valley Park

The predominant land use across the study area is Single Family residential at almost 30%, followed by Woods at 15%, and Light Industrial at 12%. Multifamily uses are spread across the study area with some clustered around the Randleman Road corridor. Twin Lakes Park Cypress Park Dumphries Springbrook

Sharpe

Mill

Office

Rotherwood Park

Bl v d

Hillsdale Park

I-40

Covenant Christian Day School Open Space Owner Association Open Space

3.03 0.55

Fraz Eleme

Rolling Roads Park

Freeman

Meadowview Rd

Archer Elementary

Cypress Park

Twin Lakes Park

Greenfield Park

Rd

Spring Valley Plaza Next Generation Academy

Alamance Church Rd

All Mi Sc

Westbury Park

Mill

Kersey

Hillsdale Park

Foust Elementary

Allen Middle School

Archer Elementary

Ave

Industrial

Dumphries

Greenfield Park

Park

203.89

4.03

Rolling Roads Park

Alamance Church Rd

Triad Elementary Freeman

H olden

Spring Valley Park

28.63

Single Family 1450.07

Rd

Ave

Industrial

Hampton Park

Pinecroft Rd

Water Woods

62.56

1.24

I-40

Creek Ridge Rd

Proposed E dgemont R d

James

Triad Elementary

Edgemont Triad Math and Science Academy 14.00 Rd 15.07

Hunt Jr Freeway 763.44

US 220

Archer Elementary

Woodlea Acres Park

Rights-of-way 709

US 29

Hampton Park

Pinecroft Rd

Randleman

Vandalia Elementary

Greentree Park

Rd Study Area Total Acres

5065

100.00

Southborough Square

James

Proposed E dgemont Rd

Springbrook

Rd

Elm-Eugene St

Extension

Creek Ridge

Vandalia

US 220

Vandalia Rd

Hunt Jr Free w ay

Rand l eman Dumphries

Liberty Rd Rd

M A

Woodlea Acres Park

Vandalia Christian School

Brown Community Park

Frazier Elementary Allen

Vandalia Elementary Creek Ridge Rd

Shannon Hills Park Greenhaven Park

US 29

Shannon Woods Park

Edgemont

Greentree Park

Future Parkland Expansion

I-73

Next Generation Academy

Creekridge Valley

Westbury Park

Extens i on

Middle School

Allen Middle School

Elm-Eugene St

Ritters Lake Rd Zoning Zoning in the Study Area is relatively consistent with Land Use, as previously described herein. Single family residential zoning is most dominant throughout the Study Area with light industrial following. A cluster of large tracts in the unincorporated portion of the Study Area near I-85 and 421S are zoned Agricultural and one property east of Vandalia Christian School is classified as a Voluntary Agricultural District. Gate City Blvd Twin Lakes Park Cypress Park Bishop Rd SOUTH GREENSBORO AREA PLAN | EXISTING CONDITIONS US 421 Rd Liber ty Rd Randleman R d Vandalia Rd Greenhaven Park Southborough Square Shannon Woods Park Woodlea Acres Park

Vandalia

Bishop Rd Connector

Hampton Park

Vandalia Rd

Pinecroft Rd

H olden

Pleasant Garden Rd Vandalia Christian School

Brown Community Park

Rd Frazier Elementary Allen

Rehobeth Church Rd

I-85 Meadowview Rd

Shannon Hills Park

Shannon Woods Park

Greensboro

Future Parkland Expansion

Next Generation Academy

Westbury Park

US 220

Future Short Farm Rd Park Parkland and Natural Resource Area Public and Institutional Commercial

Middle School

22

Allen Middle School

US 29

Rollin Road Par

H olden

Greentree Park

I-85

Rehobeth Church Rd

Rd

I-85

Pleasant Garden Rd

Springbrook

Elm-Eugene St

I-73

Randleman Rd

Old

Sidney-Bumpass House

Light Industrial Heavy Industrial Auto-Oriented

Bishop Rd Connector

Frazier Elementary Allen

Futur Parklan Arch Elem Expans

Bishop Rd

Shannon Hills Park

I-85

Church Rd

Next Generation Academy

Alliance

Westbury Park

Middle School

Future Short Farm Rd Park

Allen Middle School

Single-family Residential Multi-family Residential

I-73

Randleman Rd

Dumphries

O l d

Sidney-Bumpass House

Holden

US 421

Bishop Rd Connector

Ritters Lake Rd

Planned Unit Development

Bishop Rd

Rehobeth Church Rd

Rd

Church Rd Pinecroft Rd

Hampton Pa

Alliance

Greensboro

Guilford County

Map 2.2 Zoning

Bluford Park Parkland and Natural Resource Area Public and Institutional Commercial

Public Institution

I-85

Neighborhood Business

Greentree Park

Jackson Middle School

Vance Street

Barber Park

Wiley Elementary

Southmont Park Residential Single Family - 1 unit/acre Agricultural Voluntary Agricultural District Light Industrial

Future Short Farm Rd Park

Mar t in Luther

Murphey Traditional Academy

US 29

Springbrook

R andolph Av e

Coliseum

I-73

McCormick

Randleman Rd

Elm-Eugene St Draft Meadowview R d Freeman Mill Rd Gate City Blvd Blv d Rand l eman Rd Creek Ridge Rd Vandalia Rd Industrial US 29 US 220 I-40 Rolling Roads Park Creek Ridge Creekridge Valley Greenhaven Park Southborough Square Hampton Park Shannon Hills Park Shannon Woods Park Greentree Park Kersey Spring Valley Plaza Spring Valley Park Brown Community Park Woodlea Acres Park Hillsdale Park Frazier Elementary Allen Archer Elementary Foust Elementary Covenant Christian Day School Triad Math and Science Academy Future Parkland Expansion Bishop Rd Connector Bishop Rd 30 SOUTH GREENSBORO AREA PLAN | EXISTING CONDITIONS

O l d

Troy Street

King J r D r

Willow Rd Light Industrial Heavy Industrial Auto-Oriented

Rd

Patton

Sharpe Next Generation Academy

Ave

Westbury Park

Rotherwood Park

Zoning in the study area is relatively consistent with the land use patterns described earlier. Single Family residential zoning is predominant throughout the study area, followed by Light Industrial. A cluster of large tracts in the unincorporated portion of the study area near I-85 and 421S are zoned Agricultural and one property east of Vandalia Christian School is classified as a Voluntary Agricultural District. Pinecroft Rd Twin Lakes Park Cypress Park Dumphries Springbrook

Single-family Residential Multi-family Residential

Holden

Planned Unit Development

Rd

Greenfield Park

Alamance Church Rd

Guilford County

Ave

Public Institution

Triad Elementary

Neighborhood Business

Edgemont Residential Single Family - 1 unit/acre Agricultural Voluntary Agricultural District Light Industrial Rd Hunt Jr Free w ay

James

Proposed E dgemont Rd

I-73

Bishop Rd

Vandalia Elementary

Bishop Rd

Conne

Extens i on

Vandalia

Rd

Liber ty Rd

Vandalia Christian School

SOUTH GREENSBORO AREA PLAN | EXISTING CONDITIONS

30

Next Generation Academy

Westbury Park

Middle School

Allen Middle School

H olden

Rehobeth Church Rd

Rd

I-85

Pleasant Garden Rd

I-85

Future Short Farm Rd Park

I-73

Randleman Rd

O l d

Sidney-Bumpass House

US 421

Bishop Rd Connector

Ritters Lake Rd

Bishop Rd

Church Rd

Alliance

SOUTH GREENSBORO AREA PLAN / 25

INTRODUCTION

PUBLIC REVIEW DRAFT - 9/25/25

Greensboro Urban Loop

The completion of the Urban Loop is a significant infrastructure project that has greatly impacted the study area. This freeway provides regional access and defines the southern edge of the area. The Urban Loop has catalyzed development and improved connectivity in the previously undeveloped and disconnected southern portion. Additionally, the emergence of Elmsley Drive has led to highway-oriented retail, big box stores, suburban residential development, and freeway access to the south, sparking interest in industrial and distribution development.

US 70

I-40

US 220

I-40

STUDY AREA

US 421

I-85

2005

US 70

US 220

I-40

I-40

STUDY AREA

I-73

US 421

I-85

2008

Note: Current Greensboro city limits used in both maps.

US 421 Draft STUDY AREA I-85 I-40

US 29

US 220

The Greensboro Urban Loop (I-85) distinctly defines the southern edge of the south Greensboro area.

26 / SOUTH GREENSBORO AREA PLAN

INTRODUCTION

PUBLIC REVIEW DRAFT - 9/25/25

Greensboro

The megasite has strong potential to affect residential, industrial, and commercial development interests in the study area.

I-40

2 miles

I-85

STUDY AREA

6 miles

US 421

US 220

10 miles

$ $ $

Alamance County Guilford County

US 421

Greensboro-Liberty Megasite Greensboro-Liberty Megasite Context Map (Source: Bolton & Menk) $

Greensboro-Liberty Megasite The Greensboro-Randolph Megasite, located near Liberty in south

Draft

» Toyota’s phased expansion includes over 7 million square feet of facilities and 10 battery production lines, supporting more than 5,000 direct jobs and representing a total investment of over $13.9 billion. » Water and sewer lines have been extended to the site, with transportation upgrades continuing through 2027 along the 62E and 421S corridors. » Anticipated demand for housing, commercial services, and related manufacturing is driving interest in nearby parcels, especially along the 421S corridor. » The megasite’s growth could help south Greensboro achieve walkability and aesthetic improvements, provided development is guided appropriately. » The Highway 421 Land Use Study and Northeast Randolph County Growth Management Plan aim to direct development toward areas where it will be welcomed and beneficial.

Greensboro, is a large, shovel-ready industrial property designed to attract advanced manufacturing operations. It is currently home to Toyota Battery Manufacturing North Carolina (TBMNC), a major facility focused on producing batteries for hybrid and electric vehicles. The megasite represents a transformative investment in the region, with the potential to catalyze significant economic and community development. While growth is anticipated, the area’s planning efforts aim to guide new development in ways that align with community goals for walkability, aesthetics, and livability.

SOUTH GREENSBORO AREA PLAN / 27

INTRODUCTION

PUBLIC REVIEW DRAFT - 9/25/25