The Bold Strokes Matter, but the Real Action for Downtown Greensboro is in Third Places
Note: The following is a Business Journal op-ed I wrote in 2003. It's of particular interest as the development it addresses is going on today.
Action Greensboro's Center City Master Plan -- including its centerpiece, the nascent baseball stadium -- is the product of a philosophy that's taken root in many cities seeking the right formula for revitalization: think big, build big, and expect big things. To use an appropriate metaphor, the plan is a home run swing for the city, a bold stroke that some believe can change momentum in favor of Greensboro's center city. In this case, boldness has benefits. First, the plan is a serious statement of intent that focuses badly needed attention on the center city. Second, the plan addresses the center city's incoherent layout, creating districts that are more likely to develop distinct, attractive identities. Finally, the plan leverages the underutilized and underdeveloped assets of the center city and creates the possibility of synergy among them.
Conceptually, the plan is a positive step forward. But like many big ideas that have failed -- the rebuilding of Underground Atlanta and the 1983 Worlds Fair in Knoxville are a couple I've witnessed go awry -- the Plan has numerous gaps and makes questionable assumptions about the attitudes and behavior of the people it wishes to attract downtown. The plan's promoters seem to accept as an article of faith that if we build it then the people will come. The published evidence isn't convincing: a recent Action Greensboro fact sheet, Questions and Answers: Downtown Ballpark Construction Project, uses fuzzy numbers and even fuzzier logic to support the demand for building a new minor league stadium. The only statistical evidence cited: "Minor league baseball is expected to attract 40 million fans nationwide this summer." To be fair, this misleading number may call into question the depth of examination of its value, but it isn't an argument against the stadium itself.
Ignoring the brouhaha over the stadium and focusing on the bigger picture, I do think that there is an opportunity to create a compelling downtown community. It can be a place that attracts the creative class, one of the plan's objectives, and keeps families from fleeing to West Friendly Avenue after each game. Unfortunately, the Center City Master Plan and Greensboro Operational Economic Development Plan don't fully address "stickiness," or how you keep people downtown, beyond the bold strokes and initiatives involving large, public institutions. This is a shame because I think the most interesting and viable possibilities for Greensboro lie within the part of the plan that is implied, but not fully defined: the third places.
Third places are the informal, inclusive gathering places that sociologist Ray Oldenburg focused on in his book The Great Good Place. Third places (the first is home, second is work) build community, enrich relationships, create a sense of place, and foster civic pride. There are many third places in Greensboro Ð think of the Green Bean on South Elm Street, the Friendly Center Barnes & Noble, or Tate Street Coffee. They serve the community in myriad ways; they are meeting places, remote offices, study halls, and communal living rooms. It's not uncommon to spend an hour in one of these places and in that time discuss a business deal, catch up with an old friend, and do some work on a project. At the next table, there might be a book club meeting.
Because third places speak to interests and emotions of individuals and ad hoc groups, there's no "one-place-fits-all" model. Third places can be public or commercial, indoor or outdoor, large or small. They are hubs of art, commerce, and communication. They offer, to varying degrees, diversity of expression and activity. Often, they are shaped as much by the people that inhabit them as by the owners. Similar third place businesses may exist in close proximity to one another but as far as their customers feel they might as well be in different universes. Whatever shape they take, they provide environments for human interaction.
The business of creating third places isn't easily captured on a spreadsheet. Third places are often, but not always, lifestyle businesses that are not likely to offer a significant return on capital investment or create a lot of new jobs. Rather, they are labors of love that by many investment criteria would be considered bad bets. But, in terms of contribution to downtown's social fabric they offer rewards that are inestimable; as catalysts of stickiness, they provide value beyond that reflected by their balance sheets. And for that reason alone we should hope that Greensboro investors proactively support growing the number and density of third places in the center city as much as they get behind the stadium and other bold ideas. Otherwise, on Bats opening day in '05 the stadium might just be a lone monument in an otherwise quiet downtown.

