Sport-led Urban Development Strategies: An Analysis of Changes in Built Area, Land Use Patterns, and Assessed Values Around 15 Major League Arenas By Stephanie F. Gerretsen A dissertation submitted in partial fulfillment of the requirements for the degree of Doctor of Philosophy (Sport Management) in the University of Michigan 2018 Doctoral Committee: Professor Mark Rosentraub, Chair Professor Rodney Fort Assistant Professor Ana Paula Pimentel-Walker Associate Professor David Swindell, Arizona State University Stephanie F. Gerretsen [email protected] ORCID iD: 0000-0002-4934-0386 © Stephanie F. Gerretsen 2018 Table of Contents List of Tables ................................................................................................................................. xi List of Figures ............................................................................................................................. xvii List of Appendices ..................................................................................................................... xxiv Abstract ....................................................................................................................................... xxv CHAPTER 1. INTRODUCTION ................................................................................................... 1 1.1 CITIES, ARENAS, AND URBAN DEVELOPMENT ........................................................................ 1 1.1.1 The Cost of Arena-led Strategies: Public Subsidies for Major League Arenas ............. 2 1.1.2 The Benefits of Arena-Led Development: Focus on Economic Benefits ........................ 4 1.1.3 Other Benefits from Arena-Led Development: Impacts on the Local Area ................... 7 1.1.4 A Gap in the Literature: The Physical Dimensions of Arena-Led Developments .......... 7 1.2 RESEARCH PURPOSE AND QUESTIONS .................................................................................... 9 1.2.1 Research Questions ...................................................................................................... 10 1.2.1.1 Set One: Empirical ................................................................................................. 10 1.2.1.2 Set Two: Explanatory ............................................................................................ 10 1.2.2 Research Design ........................................................................................................... 10 1.2.3 Inter-Disciplinary Approach ........................................................................................ 11 1.2.4 Chapter Outline ............................................................................................................ 12 CHAPTER 2. LITERATURE REVIEW ...................................................................................... 14 2.1 INTRODUCTION ..................................................................................................................... 14 2.2 PUBLIC INVESTMENTS IN SPORT FACILITIES ......................................................................... 15 2.2.1 Economic Development Benefits .................................................................................. 16 ii 2.2.2 Urban Development Benefits ........................................................................................ 18 2.2.3 Psycho-Social/Intangible Development Benefits .......................................................... 20 2.3 THE URBAN DEVELOPMENT RATIONALE IN SPORT-LED DEVELOPMENT .............................. 20 2.3.1 Sport-Led Development Strategies Dependency on Local Economic Conditions ........ 26 2.3.2 Examples of “Success” and “Failure” in Arena-Led Development: Cleveland and Glendale ................................................................................................................................ 32 2.4 THEORETICAL FRAMEWORKS ............................................................................................... 34 2.4.1 Sport Management Theories......................................................................................... 36 2.4.2 Urban Planning Theories ............................................................................................. 37 2.5 LESSONS FOR RESEARCH DESIGN ......................................................................................... 41 CHAPTER 3. RESEARCH DESIGN ........................................................................................... 42 3.1 INTRODUCTION ..................................................................................................................... 42 3.2 RESEARCH APPROACH .......................................................................................................... 43 3.2.1 Hybrid Comparative Case Study Analysis ................................................................... 43 3.2.1.1 Measuring success ................................................................................................. 46 3.2.1.2 The study population.............................................................................................. 47 3.2.1.3 Arena-district micro-area “zone of influence” ....................................................... 51 3.2.2 The Urban Development Outcome Model .................................................................... 59 3.2.2.1 Success measure 1: Increased property values ...................................................... 59 3.2.2.2 Success measure 2: Increase in total built area (square footage) ........................... 71 3.2.2.3 Success measure 3: Achieving desires changes in land-use mix ........................... 73 3.3 ARENA-LED URBAN DEVELOPMENT OUTCOMES DATA SOURCES ........................................ 75 3.3.1 Parcel-level data .......................................................................................................... 75 3.3.2 Historical parcel maps ................................................................................................. 76 3.3.3 Assessment data ............................................................................................................ 76 3.4 CALCULATING VARIATIONS IN URBAN DEVELOPMENT OUTCOMES ..................................... 76 iii 3.5 LIMITATIONS OF THE ARENA-LED URBAN DEVELOPMENT OUTCOME MODEL ..................... 77 3.6 DATA COLLECTION PROCESS ............................................................................................... 78 3.6.1 Data Collection Process ............................................................................................... 80 3.6.1.1 Phase 1: Gathering parcel identification numbers in zone of influence ................ 80 3.6.1.2 Phase 2: Drawing GIS buffers to collate parcel identification numbers ................ 80 3.6.1.3 Phase 3: Site visits ................................................................................................. 83 3.6.1.4 Phase 4: Indexing inactive parcels ......................................................................... 85 3.6.1.5 Phase 5: Estimating land composition, assessed value, and property tax in arena districts ............................................................................................................................... 87 3.7. SUMMARY ........................................................................................................................... 90 CHAPTER 4. CASE SUMMARIES: SNAPSHOTS OF PHYSICAL CHANGES ACROSS EIGHT CITIES ............................................................................................................................. 91 4.1. INTRODUCTION .................................................................................................................... 91 4.2. NASHVILLE: BRIDGESTONE ARENA ..................................................................................... 92 4.2.1 New Arena Negotiations ............................................................................................... 92 4.2.2 Subdistrict Analysis ...................................................................................................... 93 4.2.3 Major Development Projects ........................................................................................ 98 4.2.4 Development Findings ................................................................................................ 101 4.2.4.1 Land Use Composition ........................................................................................ 103 4.2.4.2 Built Volume ........................................................................................................ 108 4.2.4.3 Assessment Values............................................................................................... 110 4.2.4.4 Property Taxes ..................................................................................................... 112 4.2.5 Key Findings ............................................................................................................... 117 4.3.1 BOSTON: TD GARDEN ..................................................................................................... 118 4.3.1 New Arena Negotiations ............................................................................................. 119 iv 4.3.2 Subdistrict Analysis .................................................................................................... 121 4.3.2.1 North Station Area ..............................................................................................