Discerning the Future of the Shetler Building

For several months, a team made up of our members and community representatives has explored how this resource could make a difference in Greensboro. They  joined groups from five other NC churches in a pilot project with Duke Divinity School’s Ormond Center. Our team, FPC’s Property Committee, and a partner we met through the project propose replacing the building with affordable housing for seniors.

The Session reviewed the idea and discussed it with the partner, DHIC out of Raleigh, in September, and in October empowered the Property Committee to begin next steps. We are still very early in this process and it is not a done deal. Here is the latest update from Jill. You can watch a recording of an information meeting held in October here. Please keep this project in your prayers as we seek to discern where God is leading us!

FAQ

What is the proposal?
First, this is NOT a homeless shelter or public housing. The Shetler Building and parking deck would be removed and replaced by a building with 40 apartments ranging from studio to 2-bedroom. The building would have 4 floors of apartments atop 2 levels of parking. The apartments would be affordable for low-income seniors — people s ages 55+ whose income ranges from 30% to 70% of the Guilford County’s median income. The rent would have a sliding scale based on income, ranging from $400 to $1,200 per month with utilities.

Why is this a good use of the property?
Affordable housing and affordable child care are Greensboro’s greatest needs. The location is perfect for seniors, with a bus stop and amenities such as parks, restaurants, a grocery and a library nearby, and the possibility to be involved in church activities. It
is in a beautiful, established, walkable neighborhood, one that is safer than many seniors on limited incomes can afford.

What is the church’s role?
We would retain ownership of the property and grant a 75-year lease to DHIC. All other work – development, funding, construction, maintenance, and leasing and management – would be handled by DHIC and Brightspire, and they would own the building. After 75 years, the lease could be extended or ownership of the facility could revert to the church.

Would there be any financial impact on the church?
There would be no cost to the church. While the church would not receive income from the property, we would be able to eliminate $30,000 from our annual operating budget for costs related to keeping the building mothballed. The cost to separate Shetler from the Life Center physically would be included in DHIC’s work.

I thought we were going to make it a park or sell it?
In 2017 the building was listed for sale or rent. No purchase offers were received. Rent options would have required $750,000 in renovations (new elevator, asbestos removal, disability requirements, etc.). The Property and Finance committees decided to not pursue this option.

In 2018 an ad hoc committee recommended that the parking deck be kept and the building replaced by a park. In 2019 a separate ad hoc committee explored costs and determined it would take $750,000 to demolish the building and develop a park. The project did not move forward for lack of funding.

In 2021 the Shetler Building and Greene Street properties were listed. One very low offer came in for Shetler and the Property Committee deemed it not credible. The building has been shown to prospective buyers several times, with one offer. The Property Committee decided to stop showing the building after Session approved our joining the Duke discernment project.

What would it look like?
These are some examples of DHIC’s properties. The building would be designed to fit in with the church campus and the neighborhood. While the building is not in the Historic District and it is not required to do so, DHIC would consult with the city’s urban designers and historic preservation planners. Some of our members have toured DHIC’s properties in Chapel Hill and were impressed with their work.

Who are these groups?
We know Brightspire well – it was formerly known as Presbyterian Homes and manages River Landing, Friends Homes Guilford and Friends Homes West. DHIC is a nonprofit that develops affordable housing for families, individuals, and seniors. It has
been operating for 50 years. It has 18 senior communities and 27 family communities across the state, all affordable housing. DHIC is also developing a senior community at the site of a dissolved congregation in the Presbytery of New Hope.

What happens next? Is this a done deal?
No. This is a long process with several steps, and a major one is applying for tax credits from the state Housing Finance Agency, critical to DHIC’s funding model. These credits are very competitive. Here is how the timing looks:

Before applying for credits, DHIC would need to apply to the city for permission because the new building would be a story and a half taller than Shetler.

• A preliminary application for tax credits would be submitted in January 2024, with the full application due in May.
• Tax credits will be awarded in August 2024, and construction needs to be completed within two years of receipt.

Will the congregation vote on this?
Under our Book of Order, congregational votes are held on matters of pastoral calls, election of officers, and the purchase or sale of property, none of which is involved in this project. The church has reviewed this proposal with Salem Presbytery to make sure we operate within the Book of Order.