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Downtown Meridian Mississippi AN ADVISORY SERVICES PANEL REPORT Downtown Meridian Mississippi Urban Land $ Institute Downtown Meridian Mississippi A Strategy for Redevelopment June 6–11, 2004 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute LI–the Urban Land Institute is a non- include developers, builders, property owners, profit research and education organiza- investors, architects, public officials, planners, tion that promotes responsible leadership real estate brokers, appraisers, attorneys, engi- U in the use of land in order to enhance neers, financiers, academics, students, and librari- the total environment. ans. ULI relies heavily on the experience of its members. It is through member involvement and The Institute maintains a membership represent- information resources that ULI has been able ing a broad spectrum of interests and sponsors a to set standards of excellence in development wide variety of educational programs and forums practice. The Institute has long been recognized to encourage an open exchange of ideas and shar- as one of America’s most respected and widely ing of experience. ULI initiates research that quoted sources of objective information on urban anticipates emerging land use trends and issues planning, growth, and development. and proposes creative solutions based on that research; provides advisory services; and pub- This Advisory Services panel report is intended lishes a wide variety of materials to disseminate to further the objectives of the Institute and to information on land use and development. make authoritative information generally avail- able to those seeking knowledge in the field of Established in 1936, the Institute today has 23,000 urban land use. members and associates from 80 countries, repre- senting the entire spectrum of the land use and Richard M. Rosan development disciplines. Professionals represented President ©2004 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. ULI Catalog Number: ASM078 Cover illustration ©Laurin McCracken: The panel’s vision for the city center plaza. 2 An Advisory Services Panel Report About ULI Advisory Services he goal of ULI’s Advisory Services Program ipants in ULI’s five-day panel assignments are is to bring the finest expertise in the real able to make accurate assessments of a sponsor’s estate field to bear on complex land use plan- issues and to provide recommendations in a com- T ning and development projects, programs, pressed amount of time. and policies. Since 1947, this program has assem- bled well over 400 ULI-member teams to help A major strength of the program is ULI’s unique sponsors find creative, practical solutions for ability to draw on the knowledge and expertise of issues such as downtown redevelopment, land its members, including land developers and own- management strategies, evaluation of develop- ers, public officials, academicians, representatives ment potential, growth management, community of financial institutions, and others. In fulfillment revitalization, brownfields redevelopment, military of the mission of the Urban Land Institute, this base reuse, provision of low-cost and affordable Advisory Services panel report is intended to pro- housing, and asset management strategies, among vide objective advice that will promote the re- other matters. A wide variety of public, private, sponsible use of land to enhance the environment. and nonprofit organizations have contracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified professionals who volunteer their time to ULI. Rachelle L. Levitt They are chosen for their knowledge of the panel Executive Vice President, Policy and Practice topic and screened to ensure their objectivity. ULI panel teams are interdisciplinary and typi- Mary Beth Corrigan cally include several developers, a landscape Vice President, Advisory Services and Policy Programs architect, a planner, a market analyst, a finance Nancy Zivitz Sussman expert, and others with the niche expertise Senior Associate, Advisory Services needed to address a given project. ULI teams provide a holistic look at development problems. Nicholas Gabel Each panel is chaired by a respected ULI mem- Associate, Advisory Services ber with previous panel experience. Jason Bell Panel Coordinator, Advisory Services The agenda for a five-day panel assignment is in- tensive. It includes an in-depth briefing day com- Yvonne Stanton posed of a tour of the site and meetings with spon- Administrative Assistant sor representatives; a day of hour-long interviews Nancy H. Stewart of typically 50 to 75 key community representa- Director, Book Program tives; and two days of formulating recommenda- tions. Many long nights of discussion precede the Stella Tarnay panel’s conclusions. On the final day on site, the Manuscript Editor panel makes an oral presentation of its findings Betsy VanBuskirk and conclusions to the sponsor. A written report Art Director is prepared and published. Martha Loomis Because the sponsoring entities are responsible Desktop Publishing Specialist/Graphics for significant preparation before the panel’s visit, including sending extensive briefing materials to Kim Rusch each member and arranging for the panel to meet Graphics with key local community members and stake- Diann Stanley-Austin holders in the project under consideration, partic- Director, Publishing Operations Meridian, Mississippi, June 6–11, 2004 3 Acknowledgments n behalf of the Urban Land Institute (ULI) of community development; Ronald Gaither, city panel members would like to thank the planner; and Sharon Smith, main street manager; sponsor, the city of Meridian, for inviting for their countless hours of preparation and assis- O them to assist in the planning of Meridian’s tance. The ULI panel members and staff truly ap- downtown revitalization. Special thanks are ex- preciate their hard work and hospitality. tended to Mayor John Robert Smith for his vision and leadership in involving ULI in the downtown Special thanks go to the more than 90 community revival, and to the Riley Foundation for its finan- members who volunteered their time, thoughts, cial support of the ULI panel and the numerous and experiences during the interview process. redevelopment projects in Meridian. Their dedi- This group included government officials, resi- cation, vision, and leadership are a true asset to dents, business leaders, and property owners. the city. Their insights provided valuable information that was critical to the completion of the panel’s recom- The panel also would like to thank Marueen Loft- mendations. son, assistant for governmental affairs; Connie Royal, cultural affairs coordinator; Ken Storms, chief administrative officer; Don Farrar, director 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 Overview and Summary of Recommendations 9 Market Potential 11 Planning and Design 17 Development Strategies 26 Implementation Strategies 32 Conclusion 39 About the Panel 40 Meridian, Mississippi, June 6–11, 2004 5 ULI Panel and Project Staff Panel Chair Mark McConnel, AIA Principal Laurin McCracken Mark McConnel & Associates, PC Marketing & Strategies Officer Roanoke, Virginia Looney Ricks Kiss Architects Memphis, Tennessee Nathan Moeder Director of Research Panel Members The London Group Realty Advisors, Inc. San Diego, California Mark Albrecht Economic Development Manager ULI Project Director The City of Akron Akron, Ohio Nicholas Gabel Associate, Advisory Services Kenneth T. Bacchus President/Chief Executive Officer Housing and Economic Development Financial ULI On-Site Coordinator Corporation Jason Bell Kansas City, Missouri Panel Coordinator, Advisory Services Michael Beyard Senior Resident Fellow, Retail and Entertainment ULI–the Urban Land Institute Washington, D.C. Satyendra S. Huja Director of Strategic Planning City of Charlottesville Charlottesville, Virginia 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment Location map. At the invitation of the city of Meridian, a ULI TENNESSEE Advisory Services panel was convened to evaluate the ongoing revitalization of downtown Meridian. Southaven Corinth With the redevelopment of Union Station, the ARKANSAS conversion of the Rosenbaum Building into condo- miniums, the creation of the Riley Education and Clarksdale Tupelo Performing Arts Center, and the reopening of Weidmann’s restaurant, Meridian is at the begin- Cleveland Greenwood ning of a great transformation. Starkville Greenville Background MISSISSIPPI Yazoo City Meridian is the largest city in Lauderdale County, Canton and the largest in eastern Mississippi, with a pop- Meridian ulation of over 40,000 residents. Due to its strate- Vicksburg Jackson gic location between New Orleans and Atlanta, Meridian once served as an important hub for ALABAMA trade, shipping, and industry—and was for a time Laurel Natchez Mississippi’s largest city. Meridian has nine recog- McComb Hattiesburg nized historic districts and neighborhoods, includ- ing the largest collection of historic buildings in a downtown district in the state. LOUISIANA Meridian is a regional Picayune Biloxi center for eastern Missis- Gulfport As a regional center for eastern
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