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A ULI Advisory ServicesReport Panel A ULI Memphis Tennessee June 7–12, 2015 Advisory ServicesReport Panel A ULI Memphis2015_cover.indd 2 10/23/15 10:54 AM Memphis Tennessee A Vision for the Memphis Fairgrounds June 7–12, 2015 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is ■■ Sustaining a diverse global network of local practice to provide leadership in the responsible use of land and in and advisory efforts that address current and future creating and sustaining thriving communities worldwide. challenges. ULI is committed to Established in 1936, the Institute today has more than ■■ Bringing together leaders from across the fields of real 36,000 members worldwide, representing the entire spec- estate and land use policy to exchange best practices trum of the land use and development disciplines. Profes- and serve community needs; sionals represented include developers, builders, property owners, investors, architects, public officials, planners, ■■ Fostering collaboration within and beyond ULI’s real estate brokers, appraisers, attorneys, engineers, membership through mentoring, dialogue, and problem financiers, academics, students, and librarians. solving; ULI relies heavily on the experience of its members. It is ■■ Exploring issues of urbanization, conservation, regen- through member involvement and information resources eration, land use, capital formation, and sustainable that ULI has been able to set standards of excellence in development; development practice. The Institute has long been rec- ■■ Advancing land use policies and design practices that ognized as one of the world’s most respected and widely respect the uniqueness of both the built and natural quoted sources of objective information on urban planning, environments; growth, and development. ■■ Sharing knowledge through education, applied research, publishing, and electronic media; and Cover photo: Thomas R. Machnitzki/Wikimedia Commons © 2015 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 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. 2 A ULI Advisory Services Panel Report About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES pro- ation, participants in ULI’s five-day panel assignments are gram is to bring the finest expertise in the real estate field able to make accurate assessments of a sponsor’s issues to bear on complex land use planning and development and to provide recommendations in a compressed amount projects, programs, and policies. Since 1947, this program of time. has assembled well over 600 ULI-member teams to help A major strength of the program is ULI’s unique ability sponsors find creative, practical solutions for issues such to draw on the knowledge and expertise of its members, as downtown redevelopment, land management strate- including land developers and owners, public officials, gies, evaluation of development potential, growth manage- academics, representatives of financial institutions, and ment, community revitalization, brownfield redevelopment, others. In fulfillment of the mission of the Urban Land military base reuse, provision of low-cost and affordable Institute, this Advisory Services panel report is intended to housing, and asset management strategies, among other provide objective advice that will promote the responsible matters. A wide variety of public, private, and nonprofit or- use of land to enhance the environment. ganizations have contracted for ULI’s advisory services. ULI Program Staff Each panel team is composed of highly qualified profes- Thomas W. Eitler sionals who volunteer their time to ULI. They are chosen Senior Vice President, Advisory Services for their knowledge of the panel topic and screened to ensure their objectivity. ULI’s interdisciplinary panel Beth Silverman teams provide a holistic look at development problems. A Director, Education and Advisory Group respected ULI member who has previous panel experience Daniel Lobo chairs each panel. Director, Awards and Publications The agenda for a five-day panel assignment is intensive. Carly Bushong It includes an in-depth briefing day composed of a tour of Senior Associate, Education and Advisory Group the site and meetings with sponsor representatives; a day Kathryn Craig of hour-long interviews of typically 50 to 75 key commu- Senior Associate, Education and Advisory Group nity representatives; and two days of formulating recom- James A. Mulligan mendations. Long nights of discussion precede the panel’s Senior Editor conclusions. On the final day on site, the panel makes an oral presentation of its findings and conclusions to the Laura Glassman, Publications Professionals LLC sponsor. A written report is prepared and published. Manuscript Editor Betsy Van Buskirk Because the sponsoring entities are responsible for Creative Director significant preparation before the panel’s visit, including sending extensive briefing materials to each member and Deanna Pineda, Muse Advertising Design arranging for the panel to meet with key local community Graphic Designer members and stakeholders in the project under consider- Craig Chapman Senior Director, Publishing Operations Memphis, Tennessee, June 7–12, 2015 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the The panel would like to thank the National Charrette panel would like to thank the many individuals who assist- Institute for providing additional input and observations ed with this process. The team of sponsors from the city of regarding the fairgrounds. Memphis included Robert Lipscomb and Debbie Singleton The panel would also like to thank ULI Memphis and the from the Division of Housing and Community Development, approximately 90 leaders and representatives from the Senior Assistant City Attorney Marcus Ward, Tom Marshall community, local businesses, and organizations and others and Alan Barner from O.T. Marshall Architects, Tom Jones who agreed to be interviewed and gave their time and from Smart City Consulting, Ray Brown from Ray Brown energy to the panel process. Urban Design, and Tyree Daniels from Raymond James. Participants among Memphis’s elected officials includ- ed Mayor AC Wharton Jr. and the following Memphis City Council members: Myron Lowery (chairman), Berlin Boyd, William C. Boyd, Joe Brown, Harold B. Collins, Kemp Con- rad, Alan Crone, Edmund Ford Jr., Janis Fullilove, Wanda Halbert, Reid Hedgepeth, Bill Morrison, and Jim Strickland. 4 A ULI Advisory Services Panel Report Contents ULI Panel and Project Staff ...............................................................................................................................6 Background and the Panel’s Assignment ..........................................................................................................7 Study Area and Surrounding Context .................................................................................................................9 Market Conditions ..........................................................................................................................................10 Development Vision ......................................................................................................................................12 Development Recommendations .....................................................................................................................16 Land Use and Design .....................................................................................................................................18 Neighborhood Connections and Connectivity ...................................................................................................24 Financing and Implementation .......................................................................................................................26 Conclusion ....................................................................................................................................................28 Appendix: Sales Tax Generators .....................................................................................................................29 About the Panel .............................................................................................................................................32 Memphis, Tennessee, June 7–12, 2015 5 ULI Panel and Project Staff Panel Chair Alysia Osborne Planning Coordinator–Long Range Planning Services Leigh Ferguson Charlotte-Mecklenburg Planning Department Director of Economic Development Charlotte, North Carolina Downtown Development District of New Orleans New Orleans, Louisiana Nathan Watson President Panel Members Tradition Properties Inc. Tradition, Mississippi Stanley Lowe President and CEO Stephen Whitehouse Pittsburgh Neighborhood Preservation Services Partner Pittsburgh, Pennsylvania Starr Whitehouse New York, New York Michael Meddick Architect and Town Planner BSB Design Inc. ULI Project Staff Alexandria, Virginia Beth Silverman Director, Education and Advisory Group Ellen Mendelsohn Director of Leadership Carly Bushong Urban Land Institute Senior Associate, Education and Advisory Group Washington, D.C. Jessie Himmelrich Tom Murphy Senior Associate, Foundation Relations and Senior Resident Fellow, Klingbeil Family Chair Individual Giving for Urban Development Urban Land Institute Washington, D.C. 6 A

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