Reaction to the ULI’s Memphis Fairgrounds Presentation

Andrew Tait

Click here for a copy of the presentation 

Today I had the pleasure of listening to the Urban Land Institute‘s advisory panel present a report on their findings and recommendations regarding a redevelopment at Memphis’ former Fairgrounds site.  I won’t bore you with tons of backstory but important things to note:  the fairgrounds site currently contains the Liberty Bowl, the old Mid-South Coliseum, the KROC center (a community center with conference rooms, an indoor challenge course, and fitness facilities), the Children’s Museum an old gymnasium, and lots of vacant land.  Developers have been interested in this area for nearly a decade now, but the content, the funding, and the purpose of the redevelopment have been roadblocks to the process.  Much debate over the last few months has hinged on:

  • the future of the Coliseum and its value as a city landmark
  • the extent of new retail on the site and what type of retail
  • the city’s need or lack thereof for youth sports facilities (an original city proposal)
  • a proposal that would pay for the redevelopment by designating the Fairgrounds and the surrounding neighborhoods as a Tourist Development Zone, essentially capturing sales tax revenues from nearby businesses
A slightly dated photo of the site (2012)

Overall, I thought it was one of the most deliberate and thoughtful advisory presentations I had ever witnessed.  The 7 members had only been here a week, but they clearly spent considerable time beforehand preparing themselves for the project.  Their insights had depth and deep consideration for the city’s needs and existing character.  A few remarks of my own in reflection of the presentation:

  • I appreciated the panel’s focus on demand for various development proposals.  The suggestion for a water park originally had me skeptical until they acknowledged the overwhelmingly lack of such an amenity in the MId-South region.  Likewise, the panel observed that there is only 20,000 sq ft of retail demand in midtown, which seems minuscule compared to the original proposal’s 400,000 sq ft target.  Lastly, there actually is market demand for more indoor sports facilities in the region according to their market study
  • I also appreciated how the panel listened to the passionate and dissonant voices of the many stakeholders in this process.  I am merely and observer, but clearly the panel gave considerable thought to the existing assets that could enhance this under-utilized complex.  With the existing (or adapted) Coliseum and Liberty Bowl as anchors, a new indoor sports facility, state of the art park, and expanded outdoor sports facilities could really thrive
  • There was a lot of talk about making sure the redevelopment, and especially a new park, is an asset for all of the surrounding communities (Orange Mound especially).  I am glad  the panel put money in for street/transit improvements that really could make this redevelopment the city center we need there.
  • While I completely agree with these ideas and could really see myself enjoying the plans, I would have liked to have seen some remarks by the panel about connectivity with the existing Overton Park assets.
  • I think there is a lot of potential for an adapted Coliseum amphitheater, because Memphis does lose shows with 3000-5000 in the intended audience.  However, with talks of redeveloping the Mud Island Amphitheater downtown, I worry about overstretching our demand and our finances with 2 of the same venues.
  • Millennium Park in Chicago could just be the perfect precedent, along with other precedent from Austin, Houston, Charlotte and Pittsburgh
A comprehensive proposal
One of the two master plan proposals by the ULI panel

I was left with a few questions, for further discussion and consideration:

  • To the comment about parks above, They mentioned offsetting some money for zoo improvements and including it in the TDZ border, but how Overton Park will be affected by a newer and nicer park?  Perhaps the zoo could get its wish for more parking since an additional several hundred acres of greenspace will be added down the street.
  • What is the appropriate timeline for this project?  What should come first?  Where are the priorities?
  • This project does a nice jobs of tying into the character of Midtown and Downtown, but to what extend will it incorporate the character of east Memphis?  Does Shelby Farms serve East Memphis and thus we need not consider them as potential constituents?

For further reading and clarification visit the city’s website with relavant reports and information:  http://memphistn.gov/FairgroundsRedevelopment.aspx

Published by Andrew Tait

I am a sharp, young team leader that can bring your construction vision to life through thoughtful planning, organized and efficient implementation, and a lasting faith that the next project will be even better. My specialty is in the office sector at 10-130,000 SF, though I've also built event centers, cafeterias, and photo studios. With JLL currently, I work with Seattle-based companies to construct satellite corporate offices across the U.S. and Latin America. With strong skills in project management and aptitude in client relations, I aim to take on new and innovative project types to best serve my client's needs. Previously, I served as a Project Manager at Grinder, Taber & Grinder, which is Memphis' premier general contractor, overseeing the details of constructing warehouses, medical offices, corporate headquarters, and banks. Educated at Rhodes College with a degree in Urban Studies, I became an expert on the economic and social impacts of redeveloping and preserving blighted brownfield buildings. Using skills in GIS mapping I complemented this study with strategic site selection analysis and demographic research. On the side I run half-marathons, hike with my family, sail and enjoy working on public relations endeavors and event planning for community groups.

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