Commercial Districts


Gollub Planning & Design's revitalization experience includes neighborhoods, main streets, commercial corridors, and industrial settings.  Involving stakeholders closely throughout the decision making process, Norm works with them to provide solutions appropriate to their needs.



   Relocate Loading Zone to Provide New Sidewalk Dining   New Campus Entrance   Corridor Plan Overlay Zone

     Moving a loading zone and widening the                    New entry for Urban Campus sets the stage for             Corridor Overlay Zone guides
     sidewalk enabled restaurants to expand                     future development                                                    revitalization activities



Project Profile:

Pleasantburg Drive Commercial District Corridor Revitalization

Employer: City of Greenville, South Carolina

Population: 60,000 (Daytime 120,000)


Bringing a once vibrant commercial corridor back to life required a strategic approach that included significant public and private sector partnerships. With over 300 parcels containing approximately 650 businesses arrayed along a principle corridor, a successful revitalization program was designed and implemented. This was done while serving as Urban Design and Development Manager for the City of Greenville, South Carolina.   Accomplishments included:


Urban Design & Community Planning 

  • Conducting a physical inventory assessment identified the corridor’s assets, constraints and opportunities.  
  • Working with a core group of stakeholders, a strategic plan was developed to revive the Pleasantburg Drive Business Association and make them a political and public voice for the project. 
  • Obtaining implementation funds of $205,000 for year one and then $600,000 for year two made the program possible. 
  • Authoring new zoning regulations to create a Corridor Plan Overlay District, allowed for development patterns to change.  
  • Persuading 84 property owners to rezone their parcels from an Industrial to a Commercial zoning allowed appropriate development to take place. 
  • Designing and implementing streetscape improvements involved landscaping, lighting, pedestrian amenities, branding, traffic access management, and the elimination of visual blight. 
  • Coordinating city personnel, state agencies, and contractors to carry out improvements was key to the revitalizations success. 
  • Obtaining agreements to implement a $3 million storm-water detention/educational facility set the stage for an Academic District to be created. 
  • Conducting public workshops was a major part of the visioning process and master plan development. 


Economic Development 

  • Establishing developer relationships resulted in over $50 million in new construction activity. 
  • Creating financial incentives for bank loans, facade improvements, and landscaping encouraged participation. 
  • Working closely with the real estate brokerage community to meet their needs and retain businesses was a key strategy.  
  • Developing economic indicators that tracked sales activity, demographics, new development, traffic counts, property information, corridor improvements, and much more made it possible to develop prospect packages for new investment.  
  • Working directly with prospects to establish relationships resulted in 10 new businesses along the corridor. 
  • Undertaking a market study to assess potential economic opportunities and business clusters helped to define the corridor's potential and target specific industries to recruit. 
  • Business Retention/Expansion tools such as business visitations, development of a business association, and conducting surveys were utilized to define technical assistance needs and tailor solutions provided to individual businesses.
  • Working closely with the Board of Directors of the University Center, consisting of a consortium of seven Universities and Greenville Community College, a plan to create an Academic District oriented around a former regional shopping center was developed. 
  • Developing and maintaining the web site pleasantburg.com, as a marketing and data information website made information about the corridor accessible to everyone. 



Economic Development

 Entitlements / Regulations