"This group will get the message out to the community," said Benny Clark, owner of Homes By Benny Clark. "Everyone we met had such a positive attitude about their community."

Owensboro, Clark said, is in better shape now than Greenville was when it began its downtown development 20 years ago.

"We don't have as many dilapidated buildings as they had," he said. "And our topography is better for developers."

Clark said Greenville had done "some unique things with condos and affordability downtown. Multiuse development is the big thing -- having housing, shopping and restaurants together."

Wassmer said that among the things the group learned were:

-- "Approximately $91 million in public investment created approximately $383 million in private investment.

-- "The number of restaurants in (downtown) Greenville has grown from only three 10 years ago to 93 today.

-- "Projects include new construction and renovations of older buildings.

-- "Mixed-use projects are key. These include retail, restaurants, office and housing in one development. This is something we need in Owensboro.

-- "Greenville's downtown has a 'personality.' Signage is everywhere with small amenities like park benches for people to sit and enjoy the downtown.

-- "Housing has become very popular in downtown Greenville.

-- "Public art is big in Greenville. It helps create that 'personality.'

-- "Greenville has paid for a lot of its investment through TIFs and a local restaurant/hotel tax.

"TIFs, of course, are available in Kentucky, but cities of the second class like Owensboro are very limited on local tax options and cannot do a restaurant tax.

-- "Collaboration was frequently mentioned by officials, businesses and developers. And not just by the elected officials and various boards, but at the staff level too.

-- "Private investors/developers often use the 'new market tax credit' program, which is also available in Kentucky. It helps developers afford large projects.

-- "Public/private partnerships have typically involved larger anchor projects along Main Street. The areas between those anchors have filled in with private development.

-- "The city often includes infrastructure assistance in large projects, paying for sidewalks, landscaping, etc.

-- "Developers all commented about how much the city and its departments work cooperatively with them to get projects figured out and done.

-- "Greenville's downtown 20 years ago looked like downtown Owensboro today.

-- "Greenville's downtown has become 'the attraction' for upper South Carolina. It helps major employers like BMW and Michelin recruit employees to the area."

There are several things that Greenville has that Owensboro already has or is developing, Wassmer said.

-- "The Peace Center in Greenville is similar to the RiverPark Center.

-- "The NEXT Innovation Center will open there this summer and will be a central location for several high-tech companies in Greenville.

"This is a proactive effort to draw and retain tech-savvy companies and people to the area. Owensboro's Carnegie Village (Centre for Business and Research) is a similar concept.

"The owner of a downtown software company we met with said Greenville's downtown is vital to getting his employees to live and work there.

-- "Greenville's Main Street is purposely designed to be pedestrian-friendly and walkable.

"The conversion of 2nd Street from one-way to two-way traffic is being done for that purpose.

-- "Greenville has 'Thursday Downtown Alive.' which is very similar to our Friday After Five series.

-- "Greenville has many downtown festivals.

-- "Some of the Owensboro group visited the South Carolina Governor's School for the Arts & Humanities.

"This is a possible model for the Owensboro arts academy.

-- "Owensboro's downtown redevelopment is already under way. Carnegie Village and the Smith-Werner building project are prime examples."

Wassmer said the group also took away several other impressions.

-- "Greenville's downtown progress/success hasn't been without its critics. We also heard that criticism has dwindled once projects were successful and downtown became an undeniable asset.

-- "One developer said there's a spirit in downtown Greenville that 'when we do something, we do it right, not second best' and that's very helpful.

-- "Progress is not always easy or fast. It's taken 20 years to bring their downtown to what it is today.

-- "One developer who has properties around the Southeast said when he looks for a community to build in, he looks for places where 'the renaissance has commenced.'

-- "Greenville's convention center is outside their downtown area is not connected to a hotel. This is a logistics issue that makes it more difficult to market Greenville for major conventions.

-- "Owensboro's downtown plan is the right step and we are probably 15 years away from what Greenville is today.

-- "Greenville is a larger community so if Owensboro's downtown can be a quarter of what Greenville is, that would be a success.

-- "Owensboro is headed in the right direction but it won't happen overnight."

This marks the second time Owensboro groups have studied the South Carolina city of 56,000 -- the largest city in the Greenville-Spartanburg-Anderson Combined Statistical Area of 1.2 million people.

In May 1993, 52 community leaders and five members of the chamber's staff went to Greenville to learn how the community had added tens of thousands of jobs in the past decade.

The 26 people on this visit left Monday by charter jet and returned Wednesday morning.

Activities included a two-hour downtown walking tour; three panel discussions involving five private developers and three downtown business owners; and a visit to a minor league baseball stadium.

The trip cost $1,300. Each person paid his or her own way -- or the person's employer did.

Keith Lawrence, 691-7301, klawrence@messenger-inquirer.com