Memphis Aerotropolis FinalReport Lores PDF

MEMPHIS
AEROTROPOLIS
AIRPORT CITY MASTER PLAN
FINAL REPORT | APRIL 2014

MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN
FINAL REPORT | APRIL 2014
PREPARED FOR MASTER PLAN BY WITH ASSISTANCE FROM

The City of Memphis, Tennessee RTKL Associates, Inc. Shelby County
Los Angeles - Planning and Urban
Design Studio
The Department of Housing and Memphis Shelby County
Urban Development Airport Authority
In collaboration with:
Greater Memphis Chamber MXD Development Strategists Bioworks Foundation
AECOM BNSF Railway
Bound and Gillespe, PLLC Boyle Investment Company
Elvis Presley Enterprise

The Carter Malone Group
FedEx Corporation
Community Capital, LLC
University of Memphis
Gibson Transportation
Consulting, Inc.
Medtronic, Inc.
Dr. John Kasarda, PhD
Memphis and Shelby County
Looney Ricks Kiss Office of Sustainability
Trust Marketing Methodist Healthcare
SR Consulting, LLC Nike, Inc.
Summit Truck Group

TABLE OF CONTENTS PART I: PROJECT BACKGROUND
1 INTRODUCTION 3
1.1 PROJECT OVERVIEW 4
PROJECT DESCRIPTION
PLANNING PROCESS
DOCUMENT ORGANIZATION
1.2 PLANNING STUDY AREA 7
REGIONAL SETTING (THE AEROTROPOLIS)
PLANNING AREA (AIRPORT CITY)
RELATED PLANNING
1.3 MEMPHIS AEROTROPOLIS STRATEGY 11
THE AEROTROPOLIS CONCEPT
AEROTROPOLIS PRECEDENTS
AMERICA’S AEROTROPOLIS
MEMPHIS AIRPORT CITY: STRATEGIC EXECUTION
2 COMMUNITY ENGAGEMENT 15
2.1 COMMUNITY ENGAGEMENT PROCESS 16
SHARED AUTHORSHIP
2.2 OUTCOME SUMMARY 17
STAKEHOLDER ENGAGEMENT VISIT (AUGUST 2012)
COMMUNITY OUTREACH VISITS (NOVEMBER 2012 & MARCH 2013)
CITY-LED OUTREACH (SUMMER / FALL 2013)
2.3 MAJOR THEMES 19
OVERVIEW
ECONOMIC VITALITY & JOB GROWTH
SUSTAINABLE & LIVABLE COMMUNITY
3 AIRPORT CITY VISION & PRINCIPLES 21

3.1 VISION 22
JOBS FOR MEMPHIS
HALLMARKS OF SUCCESS: THE FOUR “C’S”
3.2 DEVELOPMENT PRINCIPLES 25
OVERVIEW
DEVELOPMENT PRINCIPLES
3.3 DEVELOPMENT FRAMEWORK 29
FRAMEWORK SUMMARY
iv MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

PART II: FRAMEWORK PLAN ELEMENTS
4 LAND USE & URBAN FORM 33
4.1 OVERVIEW 34
CONTEXT
INVENTORY SUMMARY
ANALYSIS SUMMARY
4.2 LAND USE & URBAN FORM PLAN 37
ACTIVITY NODES AND GATEWAYS
KEY COMPONENTS
LAND USE AND ZONING PROPOSAL
URBAN STRUCTURE AND VISUAL CHARACTER PROPOSAL
4.3 KEY LAND USE DEVELOPMENT TYPOLOGIES 43
4.4 PROGRAM RECOMMENDATIONS 45
LAND USE AND ZONING
URBAN STRUCTURE AND VISUAL CHARACTER
5 TRANSPORTATION 47
5.1 OVERVIEW 48
CONTEXT
INVENTORY SUMMARY
ANALYSIS SUMMARY
5.2 TRANSPORTATION PLAN 51
TRANSPORTATION CORRIDORS & TERMINALS
KEY COMPONENTS
TRANSPORTATION CORRIDORS PROPOSAL
TRANSIT SYSTEM PROPOSAL
ALTERNATIVE MODES PROPOSAL
5.3 KEY DEVELOPMENT TYPOLOGIES 59
TRANSPORTATION CORRIDORS
TRANSIT SYSTEM
ALTERNATIVE MODES
TRANSIT SYSTEM
ALTERNATIVE MODES
FINAL REPORT v
6 INFRASTRUCTURE & ENVIRONMENT 63
6.1 OVERVIEW 64
CONTEXT
INVENTORY SUMMARY
ANALYSIS SUMMARY
6.2 INFRASTRUCTURE & ENVIRONMENT PLAN 67
GREEN NETWORK
KEY COMPONENTS
RESOURCE PROTECTION PROPOSAL
PARKS AND RECREATION PROPOSAL
GREEN INDUSTRY AND RENEWABLES INFRASTRUCTURE PROPOSAL
RESOURCE PROTECTION
PARKS AND RECREATION
GREEN INDUSTRY AND RENEWABLES INFRASTRUCTURE
RESOURCE PROTECTION
PARKS AND RECREATION
7 HOUSING & COMMUNITY RESOURCES 79

7.1 OVERVIEW 80
CONTEXT
INVENTORY SUMMARY
ANALYSIS SUMMARY
7.2 HOUSING & COMMUNITY RESOURCES PLAN 83
NEIGHBORHOOD ADVANCEMENT ZONES
KEY COMPONENTS
HOUSING AND NEIGHBORHOODS PROPOSAL
COMMERCIAL AMENITIES PROPOSAL
COMMUNITY SERVICES AND FACILITIES PROPOSAL
HOUSING AND NEIGHBORHOODS
COMMUNITY AMENITIES
COMMUNITY SERVICES AND FACILITIES
HOUSING AND NEIGHBORHOODS
COMMERCIAL AMENITIES
vi MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

8 ECONOMICS & REAL ESTATE 95
8.1 OVERVIEW 96
CONTEXT
INVENTORY SUMMARY
ANALYSIS SUMMARY
8.2 ECONOMICS & REAL ESTATE PLAN 101
ECONOMIC DEVELOPMENT DISTRICTS
KEY COMPONENTS
MARKET COMPETITIVENESS PROPOSAL
ECONOMIC SECTORS PROPOSAL
MARKET COMPETITIVENESS
ECONOMIC SECTORS
ECONOMIC SECTORS
PART III: ECONOMIC DEVELOPMENT DISTRICT CONCEPTS

9 WEST SIDE AIRPORT DISTRICTS 115
9.1 OVERVIEW 116
CONCEPT SUMMARY
9.2 AIRPORT WEST DEVELOPMENT DISTRICT 119
SUMMARY DESCRIPTION
REDEVELOPMENT OPPORTUNITIES
PROGRAM OPPORTUNITIES
TRIGGER PROJECT: AIRPORT CITY GATEWAY
PRIORITY REDEVELOPMENT SITE: AIRPORT WEST 1
9.3 BROOKS ROAD DEVELOPMENT DISTRICT 127
SUMMARY DESCRIPTION
TRIGGER PROJECT: AEROTROPOLIS CAMPUS
TRIGGER PROJECT: I-240 BLIGHT REMOVAL PILOT PROJECT
PRIORITY REDEVELOPMENT SITE: BROOKS ROAD 1
FINAL REPORT vii

10 EAST SIDE AIRPORT DISTRICTS 135
10.1 OVERVIEW 136
CONCEPT SUMMARY
10.2 LAMAR NORTH DEVELOPMENT DISTRICT 139
SUMMARY DESCRIPTION
CATALYTIC PROJECT: “LAST MILE” LOGISTICS UPGRADES
CATALYTIC PROJECT: AVIATION-RELATED EMPLOYMENT COMPLEX
PRIORITY REDEVELOPMENT SITE: LAMAR NORTH 1
10.3 AIRPORT EAST DEVELOPMENT DISTRICT 147
SUMMARY DESCRIPTION
CATALYTIC PROJECT: MULTI-TENANT AIR CARGO TERMINAL
PRIORITY REDEVELOPMENT SITE: AIRPORT EAST 1
10.4 RAINES ROAD DEVELOPMENT DISTRICT 153
SUMMARY DESCRIPTION
DISTRICT DEVELOPMENT STRATEGY
TRIGGER PROJECT: TCHULAHOMA ROAD & RAINES / NEW GETWELL INTERSECTION
PRIORITY REDEVELOPMENT SITE: RAINES ROAD 1
11 EMPLOYMENT / LOGISTICS DISTRICTS 159

11.1 OVERVIEW 160
CONCEPT SUMMARY
11.2 SHELBY CORRIDOR DEVELOPMENT DISTRICT 163
SUMMARY DESCRIPTION
CATALYTIC PROJECT: SHELBY LAND ASSEMBLY PILOT PROJECT
PRIORITY REDEVELOPMENT SITE: SHELBY CORRIDOR 1
11.3 HOLMES CORRIDOR DEVELOPMENT DISTRICT 169
SUMMARY DESCRIPTION
TRIGGER PROJECT: TCHULAHOMA AND HOLMES ROADS UPGRADES
PRIORITY REDEVELOPMENT SITE: HOLMES ROAD 1
11.4 AMERICAN WAY DEVELOPMENT DISTRICT 175
SUMMARY DESCRIPTION
CATALYTIC PROJECT: AMERICAN WAY LOGISTICS COMPLEX
PRIORITY REDEVELOPMENT SITE: AMERICAN WAY 1
viii MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

12 COMMERCIAL / AMENITY DISTRICT 181
12.1 OVERVIEW 182
CONCEPT SUMMARY
12.2 ELVIS PRESLEY DEVELOPMENT DISTRICT 184
DISTRICT DEVELOPMENT STRATEGY
TRIGGER PROJECT: GRACELAND LIVE TOURISM & HOSPITALITY DEVELOPMENT
CATALYTIC PROJECT: BROOKS ROAD GATEWAY
PRIORITY REDEVELOPMENT SITE: ELVIS PRESLEY 1
PART IV: IMPLEMENTATION PLAN

13 STRUCTURAL RECOMMENDATIONS 197
13.1 ORGANIZATIONAL STRUCTURE 198
OVERVIEW
ORGANIZATIONAL STRATEGY
KEY RECOMMENDATIONS
13.2 FINANCIAL STRUCTURE 202
OVERVIEW
FINANCIAL STRATEGY
KEY RECOMMENDATIONS
13.3 REGULATORY STRUCTURE 206
OVERVIEW
REGULATORY STRATEGY
KEY RECOMMENDATIONS
FINAL REPORT ix

14 AIRPORT CITY ACTIONS PLANS 209
14.1 INTRODUCTION TO ACTION PLANS 210
OVERVIEW
14.2 TRIGGER PROJECTS 211
AIRPORT CITY ALLIANCE
AIRPORT CITY GATEWAY + BLIGHT REMOVAL PROJECT
AIRPORT FREIGHT ROADS CAPACITY IMPROVEMENTS
AEROTROPOLIS CAMPUS
GRACELAND TOURISM & HOSPITALITY DEVELOPMENT
14.3 LAND USE & URBAN FORM 215
LAND USE AND ZONING ACTION PLAN
URBAN STRUCTURE AND VISUAL ACTION PLAN
14.4 TRANSPORTATION 219
TRANSPORTATION CORRIDORS ACTION PLAN
TRANSIT SYSTEM ACTION PLAN
ALTERNATIVE MODES ACTION PLAN
14.5 INFRASTRUCTURE & ENVIRONMENT 225
RESOURCE PROTECTION ACTION PLAN
PARKS AND RECREATION ACTION PLAN
GREEN INDUSTRY AND RENEWABLES INFRASTRUCTURE ACTION PLAN
14.6 HOUSING & COMMUNITY RESOURCES 231
HOUSING AND NEIGHBORHOODS ACTION PLAN
COMMERCIAL AMENITIES ACTION PLAN
COMMUNITY SERVICES AND FACILITIES ACTION PLAN
14.7 ECONOMICS & REAL ESTATE 237
MARKET COMPETITIVENESS ACTION PLAN
ECONOMIC SECTORS ACTION PLAN
15 IMPLEMENTATION PHASING & OUTCOMES 241

15.1 DEVELOPMENT PHASING 242
OVERVIEW
MARKET ABSORPTION
DEVELOPMENT PHASES
15.2 DEVELOPMENT OUTCOMES 247
OVERVIEW
ECONOMIC IMPACT
A CALL TO MEMPHIANS
x MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

LIST OF FIGURES PART I: PROJECT BACKGROUND
1 INTRODUCTION
1.1 PROJECT OVERVIEW
FIG 1.1: THE MEMPHIS AIRPORT CITY MASTER PLAN PROCESS 5
FIG 1.2: THE MEMPHIS AIRPORT CITY MASTER PLAN DOCUMENT HIERARCHY 6
1.2 PLANNING STUDY AREA
FIG 1.3: AEROTROPOLIS REGION & PLANNING STUDY AREA 8
FIG 1.4: PLANNING STUDY AREA: AIRPORT CITY 9
FIG 1.5: MEMPHIS AIRPORT CITY RELATED PLANNING EFFORTS 10
1.3 MEMPHIS AEROTROPOLIS STRATEGY
FIG 1.6: JOHN KASARDA’S AEROTROPOLIS CONCEPT 11
FIG 1.7: MEMPHIS’ GLOBAL CONNECTIONS 12
FIG 1.8: AIRPORT CITY MULTIMODAL HUBS 13
2 COMMUNITY ENGAGEMENT
2.1 COMMUNITY ENGAGEMENT PROCESS
2.2 OUTCOME SUMMARY
FIG 2.1: RESULTS FROM COMMUNITY OUTREACH 17
2.3 MAJOR THEMES
FIG 2.2: MAJOR THEMES INFORMING AIRPORT CITY DEVELOPMENT PRINCIPLES 20
3 AIRPORT CITY VISION & PRINCIPLES

3.1 VISION
3.2 DEVELOPMENT PRINCIPLES
3.3 DEVELOPMENT FRAMEWORK
FIG 3.1: DEVELOPMENT FRAMEWORK PLAN LAYERS 30

4 LAND USE & URBAN FORM
4.1 OVERVIEW
FIG 4.1: AIRPORT CITY LAND USE MIX 35
FIG 4.2: REGIONAL ZONING DESIGNATIONS 36
4.2 LAND USE & URBAN FORM PLAN
FIG 4.3: ACTIVITY NODES & GATEWAYS CONCEPT 38
FIG 4.4: LAND USE CONCEPT 40
FIG 4.5: URBAN DESIGN CONCEPT 42
4.3 KEY DEVELOPMENT TYPOLOGIES BY LAND USE
4.4 PROGRAM RECOMMENDATIONS
FINAL REPORT xi
5 TRANSPORTATION
5.1 OVERVIEW
FIG 5.1: REGIONAL FREIGHT TRAFFIC WITH LOCAL ORIGIN AND / OR DESTINATION 50
5.2 TRANSPORTATION PLAN
FIG 5.2: TRANSPORTATION CORRIDORS & TERMINALS CONCEPT 52
FIG 5.3: TRANSPORTATION CORRIDORS IMPROVEMENT CONCEPT 54
FIG 5.4: TRANSIT SYSTEM CONCEPT 56
FIG 5.5: ALTERNATIVE MODES CONCEPT 58
5.3 KEY DEVELOPMENT TYPOLOGIES
6 INFRASTRUCTURE & ENVIRONMENT

6.1 OVERVIEW
FIG 6.1: REGIONAL OPEN SPACE SYSTEM 66
6.2 INFRASTRUCTURE & ENVIRONMENT PLAN
FIG 6.2: GREEN NETWORK CONCEPT 68
FIG 6.3: RESOURCE PROTECTION CONCEPT 70
FIG 6.4: PARKS AND RECREATION CONCEPT 72
FIG 6.5: GREEN INDUSTRY AND RENEWABLES INFRASTRUCTURE CONCEPT 74
7 HOUSING & COMMUNITY RESOURCES

7.1 OVERVIEW
FIG 7.1: REGIONAL-SCALE CIVIC, CULTURAL, AND EDUCATIONAL RESOURCES 82
7.2 HOUSING & COMMUNITY RESOURCES PLAN
FIG 7.2: NEIGHBORHOOD ADVANCEMENT ZONES CONCEPT 84
FIG 7.3: HOUSING AND NEIGHBORHOODS CONCEPT 86
FIG 7.4: COMMERCIAL AMENITIES CONCEPT 88
FIG 7.5: COMMUNITY SERVICES AND FACILITIES CONCEPT 90
8 ECONOMICS & REAL ESTATE

8.1 OVERVIEW
FIG 8.1: REGIONAL-SCALE ECONOMIC CLUSTERS 98
FIG 8.2: ECONOMIC SECTORS LOCATIONAL CRITERIA 100
8.2 ECONOMICS & REAL ESTATE PLAN
FIG 8.3: ECONOMICS DEVELOPMENT DISTRICTS CONCEPT 102
FIG 8.4: AIRPORT CITY MARKET ABSORPTION (2013 – 2050) 104
FIG 8.5: ECONOMIC SECTORS CONCEPT 106
xii MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

PART III: ECONOMIC DEVELOPMENT DISTRICT CONCEPTS
9 WEST SIDE AIRPORT DISTRICTS
9.1 OVERVIEW
FIG 9.1: DISTRICTS KEY PLAN 116
FIG 9.2: CREATIVE CENTER DEVELOPMENT VISION 117
FIG 9.3: CREATIVE CENTER DEVELOPMENT EXPERIENCE 118
9.2 AIRPORT WEST DEVELOPMENT DISTRICT
FIG 9.4: REDEVELOPMENT OPPORTUNITY SITES TOTAL YIELD POTENTIAL 119
FIG 9.5: AIRPORT WEST DEVELOPMENT STRATEGY 120
FIG 9.6: AIRPORT CITY GATEWAY: BEFORE AND AFTER 123
FIG 9.7: AW-1 DEVELOPMENT YIELD POTENTIAL 125
FIG 9.8: AW-1 CONCEPTUAL LAND USE PLAN (PENDING FUTURE AIRPORT MASTER PLAN) 126
9.3 BROOKS ROAD DEVELOPMENT DISTRICT
FIG 9.10- BROOKS ROAD DEVELOPMENT STRATEGY 128
FIG 9.11: BR-1 DEVELOPMENT YIELD POTENTIAL 133
FIG 9.12: BR-1 CONCEPTUAL LAND USE PLAN 134

10 EAST SIDE AIRPORT DISTRICTS
10.1 OVERVIEW
FIG 10.2: EMPLOYMENT HUB DEVELOPMENT VISION 137
FIG 10.3: EMPLOYMENT HUB DEVELOPMENT EXPERIENCE 138
10.2 LAMAR NORTH DEVELOPMENT DISTRICT
FIG 10.5: LAMAR NORTH DEVELOPMENT STRATEGY 140
FIG 10.6: LN-1 DEVELOPMENT YIELD POTENTIAL 145
FIG 10.7: LN-1 CONCEPTUAL LAND USE PLAN 146
10.3 AIRPORT EAST DEVELOPMENT DISTRICT
FIG 10.9: AIRPORT EAST DEVELOPMENT STRATEGY 148
FIG 10.10: AE-1 DEVELOPMENT YIELD POTENTIAL 151
FIG 10.11: AE-1 CONCEPTUAL LAND USE PLAN 152
10.4 RAINES ROAD DEVELOPMENT DISTRICT
FIG 10.13: RAINES ROAD DEVELOPMENT STRATEGY 154
FIG 10.14: RR-1 DEVELOPMENT YIELD POTENTIAL 157
FIG 10.15: RR-1 CONCEPTUAL LAND USE PLAN 158
FINAL REPORT xiii

11 EMPLOYMENT / LOGISTICS DISTRICTS
11.1 OVERVIEW
FIG 11.2: LOGISTICS HUB DEVELOPMENT VISION 161
FIG 11.3: LOGISTICS HUB DEVELOPMENT EXPERIENCE 162
11.2 SHELBY CORRIDOR DEVELOPMENT DISTRICT
FIG 11.5: SHELBY CORRIDOR DEVELOPMENT STRATEGY 164
FIG 11.6: SC-1 DEVELOPMENT YIELD POTENTIAL 166
FIG 11.7: SC-1 CONCEPTUAL LAND USE PLAN 168
11.3 HOLMES CORRIDOR DEVELOPMENT DISTRICT
FIG 11.9: HOLMES CORRIDORS DEVELOPMENT STRATEGY 170
FIG 11.10: HC-1 DEVELOPMENT YIELD POTENTIAL 173
FIG 11.11: HC-1 CONCEPTUAL LAND USE PLAN 174
11.4 AMERICAN WAY DEVELOPMENT DISTRICT
FIG 11.13: AMERICAN WAY DEVELOPMENT STRATEGY 176
FIG 11.14: AM-1 DEVELOPMENT YIELD POTENTIAL 179
FIG 11.15: AM-1 CONCEPTUAL LAND USE PLAN 180
12 COMMERCIAL / AMENITY DISTRICT

12.1 OVERVIEW
FIG 12.2: URBAN CENTER DEVELOPMENT VISION 183
FIG 12.3: URBAN CENTER DEVELOPMENT EXPERIENCE 184
12.2 ELVIS PRESLEY CORRIDOR DEVELOPMENT DISTRICT
FIG 12.5: ELVIS PRESLEY DEVELOPMENT STRATEGY 186
FIG 12.6: BROOKS ROAD GATEWAY: BEFORE AND AFTER 191
FIG 12.6: EP-1 DEVELOPMENT YIELD POTENTIAL 193
FIG 12.7: EP-1 CONCEPTUAL LAND USE PLAN 194
xiv MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

PART IV: IMPLEMENTATION PLAN
13 STRUCTURAL RECOMMENDATIONS
13.1 ORGANIZATIONAL STRUCTURE
FIG 13.1: AIRPORT CITY ORGANIZATIONAL STRUCTURE 200
13.2 FINANCIAL STRUCTURE
13.3 REGULATORY STRUCTURE

14 ACTIONS PLANS
14.1 INTRODUCTION TO ACTION PLANS
14.2 TRIGGER PROJECT ACTIONS PLAN
FIG 14.1: AIRPORT CITY TRIGGER PROJECTS 212
FIG 14.2: TRIGGER PROJECTS SUMMARY ACTION PLANS 213
FIG 14.3: ECONOMIC DEVELOPMENT DISTRICT REVITALIZATION PROCESS 214
14.3 LAND USE & URBAN FORM
14.4 TRANSPORTATION
14.5 INFRASTRUCTURE & ENVIRONMENT
14.6 HOUSING & COMMUNITY RESOURCES
14.7 ECONOMICS & REAL ESTATE
15 IMPLEMENTATION PHASING & OUTCOMES

15.1 DEVELOPMENT PHASING
FIG 15.1: AIRPORT-SUPPORT DEVELOPMENT INITIATED 243
FIG 15.2: COMMERCIAL DEVELOPMENT PROGRESSES 244
FIG 15.3: INDUSTRIAL DEVELOPMENT ACCELERATES 244
FIG 15.4 : SUSTAINED LEADERSHIP IN LOGISTICS 244
FIG 15.5: AIRPORT CITY’S ECONOMIC POTENTIAL BY DEVELOPMENT PHASE 245
FIG 15.6: TRANSPORTATION & REDEVELOPMENT SITE PHASING 246
15.2 DEVELOPMENT OUTCOMES
FIG 15.7: ECONOMIC IMPACTS (PHASES 1 – 3) 248
FIG 15.8: ONE TALL TREE: MEMPHIS, ITS AIRPORT, ITS BUSINESSES, AND ITS COMMUNITY 250
FINAL REPORT xv
I
PART
PROJECT
BACKGROUND
To meet the challenges facing
Airport City, a concerted and highly
coordinated effort is required
of local government officials,
community and business leaders,
and all concerned stakeholders.
Success begins with a unified
vision – maintain Memphis’
position as a world class logistics
and distribution hub, marshaling
resources and leveraging
assets to attract business,
create employment, enhance
neighborhoods, and otherwise
promote economic and community
development.
1 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

COMMUNITY PLANNING
FOCUS GROUPS
SITE ASSESSMENT
ENGAGEMENT STUDY AREA
CIVIC LEADERSHIP DEVELOPMENT

FRAMEWORK
PLAN CONCEPTS
LOGISTICS HUB
CITIZEN PARTICIPATION
AEROTROPOLIS REGIONAL ASSETS
JOBS FOR MEMPHIS

STRATEGY
ECONOMIC DEVELOPMENT THE VISION

SUSTAINABILITY
AIRPORT CITY
AMERICA’S AEROTROPOLIS
FINAL REPORT 2
1
CHAPTER
INTRODUCTION

1.1 PROJECT OVERVIEW
The U.S. Department of Housing and Urban Development and the City of Memphis have partnered to fund preparation of
a comprehensive Master Plan for the Airport City target site. This Master Plan aligns with HUD’s Livability Principles to
promote an economically vital and sustainable community.
PROJECT DESCRIPTION communities. To meet this intent, the Airport City Master Plan
aligns with HUD’s Livability Principles:
The U.S. Department of Housing and Urban Development 1. Provide more transportation choices: Develop safe,
(HUD) and the City of Memphis have partnered through the reliable and economical transportation choices to decrease
FY 2010 HUD Community Challenge Grants Program to fund household transportation costs, reduce our nation’s
preparation of a comprehensive master plan for the Memphis dependence on foreign oil, improve air quality, reduce
Aerotropolis, Airport City target site. This effort recognizes greenhouse gas emissions and promote public health.
that the region’s growth and prosperity are intimately tied
to Memphis International Airport (MEM). In fact, a 2007 2. Promote equitable, affordable housing: Expand location-
economic study by the University of Memphis reveals that and energy-efficient housing choices for people of all ages,
the Airport’s cargo and passenger operations account for incomes, races and ethnicities to increase mobility and
as many as 1 out every 3 jobs in the metropolitan area. Yet, lower the combined cost of housing and transportation.
Memphis has not tapped the full potential of this asset as
3. Enhance economic competitiveness: Improve
the area surrounding the Airport has suffered from haphazard
economic competitiveness through reliable and timely
development leading to unsustainable economic, social, and
access to employment centers, educational opportunities,
environmental conditions.
services and other basic needs by workers, as well as
expanded business access to markets.
AIRPORT CITY MASTER PLAN
The Airport City Master Plan presents a well-considered 4. Support existing communities: Target Federal funding
and coordinated plan of action to support reinvestment and toward existing communities – through such strategies
guide future Airport area development. Its implementable as transit-oriented, mixed-use development and land
strategy will reinforce Memphis’ position as the leading recycling – to increase community revitalization,
logistics and distribution center for the Mid-South Region, improve efficiency of public works investments, and
attracting business, creating employment opportunities, safeguard rural landscapes.
enhancing neighborhoods, and providing other benefits that
address deficiencies in the community’s social and physical 5. Coordinate policies and leverage investment:
infrastructure. More specifically, the Master Plan provides Align Federal policies and funding to remove barriers
background analysis, comprehensive planning, development to collaboration, leverage funding and increase the
strategies for catalytic sites, and an action plan for an accountability and effectiveness of all levels of government
approximately 50 square mile study area surrounding MEM. to plan for future growth, including making smart energy
choices such as locally generated renewable energy.
HUD COMMUNITY CHALLENGE GRANT
6. Value communities and neighborhoods: Enhance the
PROGRAM
unique characteristics of all communities by investing in
The HUD Community Challenge Grant Program is tasked
healthy, safe, and walkable neighborhoods.
with promoting affordable, economically vital, and sustainable
FINAL REPORT 4
PLANNING PROCESS Recommendations: Based on the findings of the analysis
stage, the project team devised recommendations for
DOCUMENT ORGANIZATION
each comprehensive plan element, outlined development
The planning process for Airport City encompassed four The Master Plan is divided into four parts, addressing: 1)
strategies for proposed economic development districts
stages over a nearly two year period. Each stage resulted project background; 2) framework plan elements; 3) economic
that incorporated key redevelopment sites, suggested
in a report documenting the results and involved intensive development district concepts, and 4) implementation
important structural changes, and prepared an action plan for
community participation. strategy. The four parts with supporting chapters are
implementation.
summarized as follows:
Inventory: The initial stage required that the project team
Final Report: The last stage culminates in the Master Plan,
review related plans, inventory site conditions, conduct a
incorporating, summarizing, and refining the work completed PART I: PROJECT BACKGROUND
real estate market analysis, and identify redevelopment Chapter 1: Introduction presents an overview of the Master
under previous stages.
opportunities. Plan process, the planning study area, as well as a brief
discussion on the aerotropolis concept and its relevance to
Analysis: Following the inventory of existing conditions,
Memphis.
the project team undertook a detailed analysis of development
opportunities and constraints, with a focus on assessing Chapter 2: Community Engagement summarizes the
potential redevelopment sites. This stage also included a engagement process and outcomes, and outlines the major
preliminary assessment of possible implementation measures. themes that emerged from that dialogue.
Chapter 3: Airport City Vision and Principles describes the

guiding vision and development principles for Airport City,
FIG 1.1: THE AIRPORT CITY MASTER PLAN PROCESS
and offers an overall development framework plan as a
physical manifestation of that vision.

Chapter 4: Land Use & Urban Form provides policies,
strategies, and supporting concept plans that address 1) land
use and zoning; and 2) urban structure and visual character;
it also includes a land use compatibility chart and program
recommendations that rationalize land use patterns and
upgrade visual quality.
Chapter 5: Transportation provides policies, strategies,

and supporting concept plans that address 1) transportation
corridors; 2) transit system; and 3) alternative modes; this
chapter also describes key development typologies and program
recommendations that promote multimodal connectivity.

Chapter 6: Infrastructure & Environment offers policies, Chapter 12: Commercial / Amenity District describes an Chapter 14: Action Plans outlines measures to advance
strategies, and supporting concept plans for 1) resource protection; economic development district and key redevelopment sites proposed Trigger Projects, and additionally lays out steps for
2) parks and recreation; and 3) green industry and renewables promoting commercial activity along the Elvis Presley Corridor, implementing each of the plan elements.
infrastructure; it also suggests key development typologies and summarizing its economic rationale and development strategies;
Chapter 15: Implementation Phasing & Outcomes offers
program recommendations that expand the green network. it is highlighted by the vision for a proposed Urban Center.
a phased approach to implementing development initiatives
Chapter 7: Housing & Community Resources offers policies, PART IV: IMPLEMENTATION STRATEGY based on projected growth, and succinctly describes the
strategies, and supporting concept plans for 1) housing & Chapter 13: Structural Recommendations summarizes anticipated positive outcomes associated with implementation
neighborhoods; 2) community amenities; and 3) community proposals for restructuring organizational, financial, of the Master Plan.
services and proposals; this chapter also includes key and regulatory mechanisms to better promote community and
development typologies and program recommendations that economic development throughout Airport City.
support community revitalization.
FIG 1.2: THE MEMPHIS AIRPORT CITY MASTER PLAN FINAL DOCUMENT HIERARCHY
Chapter 8: Economics & Real Estate sets forth policies and
strategies for 1) market competitiveness; and 2) economic
sectors; it also includes key development typologies and
program recommendations that help grow the economic base.
PART III: ECONOMIC DEVELOPMENT

DISTRICT CONCEPTS
Chapter 9: West Side Airport Districts identifies economic
development districts and key redevelopment sites west
of the Airport, describing their economic rationale and
development strategies; it is highlighted by the vision for a
potential Creative Center.
Chapter 10: Airport Districts identifies economic

development districts and key redevelopment sites east
of the Airport, summarizing their economic rationale and
development strategies; it also incorporates the vision for a
proposed Employment Hub.
Chapter 11: Employment / Logistics Districts designates

economic development districts and key redevelopment sites
with a focus on advanced manufacturing and logistics industries,
summarizing their economic rationale and development
strategies; it also includes the vision for a projected Logistics Hub.
FINAL REPORT 6
1.2 PLANNING STUDY AREA
Situated at the heart of the Memphis Aerotropolis Region, Airport City encompasses a 50 square mile area with Memphis
International Airport at its core. To date, numerous local and regional plans have been proposed, mainly with the aim of
improving the logistics capabilities of Airport City, but none establishes a comprehensive vision for the area.
REGIONAL SETTING PLANNING AREA (AIRPORT CITY)
(THE AEROTROPOLIS) The planning area is comprised of an approximately 50 square
mile target zone surrounding MEM. Commonly referred to
Located at the nexus of population and transportation in
as “Airport City,” this is the core of Memphis Aerotropolis and
the U.S., the Memphis region boasts distinct geographical
the desired focus of aviation-related enterprises. Officially, the
advantages that support aerotropolis development. These
study area is bounded by Interstate 240, as well as the BNSF
advantages are highlighted by a leading air cargo hub capable
and Canadian National (CN) railways to the north, Hickory Hill
of reaching a global market, as well as a central position along
and Crumpler Roads to the east, the Tennessee-Mississippi
the nation’s inland waterway system, and its highway and
Stateline to the south, and the CN railway to the west.
rail networks. The economic impact of MEM is immense,
Development encircling the Airport is generally characterized
supporting FedEx operations and its world’s largest fleet of air
as haphazard, detracting from the area’s economic efficiency,
cargo aircraft.
aesthetic appeal, and social and economic sustainability, while
The three main economic pillars of the regional economy fueling middle class flight, crime, and blight. Nonetheless,
include: 1) logistics; 2) tourism; and 3) medical and health there are considerable assets to build upon within the Airport
services. Not surprisingly, logistics represents the largest City boundaries, including MEM, the FedEx World Hub, the
sector and economic backbone of the region, taking advantage BNSF terminal, Graceland, and major logistical and bio-medical
of the supply and distribution networks associated with firms.
Memphis’ central geographic location. Tourism is bolstered
by Graceland, the Beale Street Historic District, as well as
Memphis’ rich heritage in music and food, annually attracting
millions of tourists. Medical and health services have long
contributed to the regional economy, anchored by St. Jude
Research Hospital, and showing considerable potential in a
rapidly growing biosciences sector.
Memphis Aerotropolis describes MEM’s span of economic

influence, reaching 20 – 30 miles outward from the Airport
to encompass much of the metropolitan area. As delineated
by the Greater Memphis Chamber, it includes Shelby County,
northern DeSoto and Tunica Counties in Mississippi,
and eastern Crittenden County in Arkansas.
Airport City, looking east from Memphis International Airport.

FIG 1.3: AEROTROPOLIS REGION AND PLANNING STUDY AREA
FINAL REPORT 8
FIG 1.4: PLANNING STUDY AREA: AIRPORT CITY
AIRPORT CITY
BOUNDARY

RELATED PLANNING EFFORTS • Due to its critical role in the regional economy,
development in and around the Airport has received
• Collectively, the existing plans and reports suggest a very
high level of public investment; the Master Plan needs to
considerable attention, including various economic prioritize goals and objectives, identify funding sources,
The Airport City Master Plan is charged with reconciling
studies and strategic development plans focused on and clarify roles and responsibilities for public, private
and as appropriate incorporating the various findings and
revitalizing the area. and non-profit sectors.
recommendations set forth in the numerous plans, reports,
and studies addressing growth and development in the
FIG 1.5: MEMPHIS AIRPORT CITY RELATED PLANNING EFFORTS
Memphis region, particularly as they impact the planning of
Airport City. A general assessment is as follows:
• Memphis – Shelby County lacks an up-to-date

comprehensive plan that provides an overall policy
framework and guides land use decisions.
• The recently adopted Unified Development Code

(UDC) functions as the primary land use document,
combining zoning and subdivision regulations,
while promoting higher quality development.
• Economic and community development concerns drive

planning activities in the Memphis region, with the
most comprehensive vision established by “Memphis
Fast Forward.”
• Existing plans and programs tend to emphasize

implementable strategies and recommendations,
reflecting the combined leadership and participation of
public and private sectors.
• Transportation and infrastructure planning and

improvement programs are heavily driven by economic
development goals, stressing congestion reduction
and roadway enhancements.
FINAL REPORT 10
1.3 MEMPHIS AEROTROPOLIS STRATEGY
This strategy reinforces Memphis’ status as “America’s Aerotropolis” by leveraging the Airport and other regional assets
to promote economic and community development. The emphasis is on expanding local employment and increasing
market share.
FIG 1.6: JOHN KASARDA’S AEROTROPOLIS CONCEPT THE AEROTROPOLIS CONCEPT AEROTROPOLIS PREDECENTS
“Aerotropolis” is a term coined by Dr. John Kasarda, Director The aerotropolis concept has taken hold and airport cities
of the Kenan Institute of Private Enterprise at the University are emerging in both the domestic and international arenas,
of North Carolina at Chapel Hill. It describes a new urban form reflecting the fact that airports are increasingly recognized
that is physically and economically centered on an airport, as gateways to regional development. Cities worldwide are
reasoning that airports will shape business location and unlocking the latent development potential in surrounding
urban development in the 21st century. In other words, as properties, leveraging local assets and regional economic
economies become more globalized, major airports become strengths, and uniquely positioning their airports, for example,
economic drivers. They attract substantial commercial activity as passenger hubs, cargo hubs, or “value add” hubs. In all
by offering “speed, agility and connectivity,” functioning as cases the airport is the economic engine. Success typically
key nodes in global supply chains and emerging as vital urban relies on public-private partnerships, comprehensive land
destinations. planning, robust incentives for economic development, and
large scale infrastructure improvements.
An aerotropolis typically extends up to 20 miles outward from
a major airport, with aviation-related enterprises concentrated DOMESTIC COMPETITORS
near the airport and along transportation corridors emanating Domestically, Memphis faces stiff competition for dominance
from the airport. At its core is an “airport city,” a powerful in the logistics and distribution sector. Chief among these are
engine for local economic development capable of attracting the cities of Louisville, Indianapolis, and Fort Worth.
a multitude of businesses advantageously linked to the
airport via road and rail. These principally include: 1) time • Louisville International Airport, home to UPS Worldport,
sensitive manufacturing and distribution facilities; 2) hotel, is rapidly becoming one of the largest distribution and
entertainment, retail, convention, trade and exhibition logistics centers in the world, and a global destination for
complexes; and 3) office buildings that house air-travel business looking to capitalize on synergies between UPS
intensive executives and professionals. and the airport.
While the areas surrounding most airports have developed in a • Indianapolis International Airport, home to the second
manner that is best described as spontaneous and haphazard, largest FedEx hub, has emerged as a leader in
Dr. Kasarda argues that a more efficient and sustainable bio-pharma following construction of a state-of-the-art
aerotropolis can be achieved through strategic investment cool chain facility.
in infrastructure and sound urban planning. Of particular
• Fort Worth Alliance Airport has strategically positioned
note, he contends that aerotropolis development and “smart
itself as a full service industrial airport and distribution
growth” are wholly compatible, and that the marriage of
leader located at the geographic center of the United
these two concepts will establish an urban form that is highly
States.
competitive, attractive, and socially and environmentally
sustainable.

Each of these competitors has utilized creative leadership and become especially aggressive at developing regional AEROTROPOLOIS DEVELOPMENT TRENDS
public-private partnerships to recruit and expand business. aerotropoli, with the airport and its surroundings often As aerotropli become more established around the world and
Common features include strong transportation and distribution envisioned as a “city within a city.” This approach is heavily airport city developments intensify, a number of development
networks, the growing presence of logistics and distribution dependent on active government involvement. As examples, trends have emerged. Consistent with Dr. Kasarda’s model,
companies, integrated business parks and destination leading international airport cities are rising around Hong Kong airport cities generally emerge at locations within a few
commercial uses, and the ability to attract corporate clients. International Airport, Incheon International Airport, miles of the airport, and often comprise the first and last
and Al Maktoum International Airport in Dubai. In fact, Hong development seen from the airport. Typical components include
GLOBAL CHALLENGE Kong’s success has aided its position as the dominant cargo airport support facilities, such as hotel and convention center,
As the global economy grows and becomes more airport in the world, surpassing Memphis in recent years. business units and office parks, and destination retail. Their
interconnected, Europe, Asia, and the Middle East have
development is based on a model that normally involves joint
venture partnerships and third party developers. Additional
FIG 1.7: MEMPHIS’ GLOBAL CONNECTIONS findings include:
• Airport cities serve both local and foreign interests.
• Airports with an emerging airport city generate

considerable revenue from non-aeronautical sources,
often exceeding 60% of total revenue.
• Development often locates within Foreign Trade Zones.
• Rental rates are lower for retail and office space

compared to the CBD.
• Commercial development near the airport often functions

as a destination.
• Office is typically provided in a multi-tenant campus

environment or in flexible warehouse districts.
• Office and flex space collectively provide a range of

tenant sizes and spaces.
• Offices often attract multi-national corporations that

desire a location near the airport.
• Hotels tend to cluster and offer a variety of price points.
FINAL REPORT 12
AMERICA’S AEROTROPOLIS FIG 1.8: AIRPORT CITY MULTIMODAL HUBS
Located at the heart of North America, Memphis

markets itself as “America’s Aerotropolis.” This distinction
acknowledges its pivotal location and the superior logistical
capabilities associated with MEM and the region’s exceptional
position as a “quadra-modal” transportation hub.
Air: MEM is a dual-hub airport serving cargo and passengers.

Home to the FedEx World Hub, it is North America’s leading
cargo airport and the region’s primary economic engine.
Water: The Port of Memphis is the nation’s fourth largest

inland port, with twelve river-rail-road terminals located along
the Mississippi River for international and domestic freight
handling.
Rail: Memphis is central to the national rail network, and one

of a limited number of U.S cities to be served by five
Class-One railroads. It is the location of four rail-to-road
intermodal facilities, including a BNSF terminal located in
Airport City.
Road: Key interstate highway connections make Memphis

a center for regional and long distance trucking. The region
is strategically located at the Interstate 40 and Interstate
55 intersection, with the former ranking as the third busiest
trucking corridor in the U.S.

MEMPHIS AIRPORT CITY: • Create an organization that will establish priorities for
action, set targets, and measure achievement,
STRATEGIC EXECUTION and moreover, effectively command the resources
required for success.
Dr. Kasarda describes Memphis Aerotropolis as a strategy for
The common thread is community development – “creating
leveraging the area’s key assets for economic development,
a community of shared investment, shared risk, and shared
with a focus on 1) maintaining or expanding market share and
reward.” Dr. Kasarda proceeds to identify two primary tools
2) increasing local employment and prosperity. In summary,
necessary to move forward: 1) a strategic roadmap and
the challenge is how to “capture more benefit from existing
2) an implementing organization. The Master Plan addresses
resources.” To meet this challenge, he makes the following
this need, setting forth a plan of action while specifying
recommendations:
an organizational structure with the capacity to effectively
• Create a mechanism for cost effective assembly manage progress, marshal financial resources, and attract
and development of land parcels to better meet investment.
contemporary business needs and help rejuvenate the
Airport area.
• Develop the region’s “human capital” with an emphasis

on cultivating a labor supply with specialized “mid-level
skills” that will improve the match between persons and
jobs and create a competitive advantage.
• Integrate land use, economic development and

transportation planning to increase operational efficiency
(e.g., infrastructure upgrades) and promote economic,
environmental, and social sustainability (e.g., enhance
neighborhood livability).
• Recruit firms that will “rachet” the region up the skills

ladder and thereby increase prosperity (i.e., “recruiting
firms which have skill needs just a notch above the ability
of the labor force to provide, and then developing the
labor supply the firm needs.”)
FINAL REPORT 14
2
CHAPTER
COMMUNITY ENGAGEMENT

2.1 COMMUNITY ENGAGEMENT PROCESS
From kick-off to Master Plan completion, community engagement was crucial to the planning process. It enlightened the
analysis, informed proposed principles, policies and strategies, and built support for key recommendations. Ultimately,
it will lead the community to embrace its vision and strengthen resolve to implement the plan.
SHARED AUTHORSHIP • “Stakeholder Engagement Visit” identified key
stakeholders and community leaders, affording an
opportunity for their early input and direction,
Participation by the community was essential to the success
undertaken at the outset of the project in August 2012.
of the planning process, recognizing that a critical goal of
community engagement is to encourage “shared authorship” • “Outreach Visit 1” provided for stakeholder and
of the Airport City Master Plan. Through regular interaction and community-wide input and review on the findings of the
on-going dialogue, the project team had the opportunity to Site Inventory stage of the planning process, conducted
draw upon local knowledge, clarify issues, and understand in November 2012.
community aspirations, laying the groundwork for successful
implementation. These meetings were also an occasion for • “Outreach Visit 2” provided stakeholder and community-
the project team to engage, inspire, and energize. wide input and review on the findings of the Site Analysis
stage of the planning process, conducted in March 2013.
MILESTONES FOR INTERACTION
• “City-Led Outreach” gave staff an opportunity to
Although the process of community engagement was
share preliminary recommendations with a wide
on-going, it also incorporated a series of milestones in which
variety of interested parties, including local business
community and stakeholder participation and interaction with
and neighborhood organizations, primarily undertaken
the project team was especially intensive.
throughout the summer and fall of 2013.
Listening tours helped engage the community in the planning process. Community members were given opportunity for direct input.
FINAL REPORT 16
2.2 OUTCOME SUMMARY
Stakeholder interviews, focus group meeting, and “listening tours” provided multiple forums for the community to voice its intent.
Community leaders, real estate and business interests, community development partners, and residents alike clearly expressed
their desire for a coordinated program of economic development that balances near-term progress with long-term vision.
STAKEHOLDER ENGAGEMENT The listening tour consisted of three meetings, conducted
at different locations throughout Airport City. Participants
VISIT (AUGUST 2012) were largely comprised of invited community and business
leaders. Concerns focused on the flight of business and
Initial stakeholder engagement efforts consisted of focus other factors that have led to blighted conditions and the
group meetings and interviews with community and business decline of neighborhoods. Related topics included: providing
leaders, as well as an on-site listening tour. Economic and small business assistance; offering more retail amenities;
community development issues were at the forefront of these expanding educational opportunities; reducing crime; removing
discussions. Moreover, participants emphasized the need for blighted structures; enhancing transit service; creating a
a community driven process that would balance near-term safer pedestrian environment; and expanding recreational
progress with long-term vision, noting that the community opportunities.
“cannot wait 40 years” for improved conditions.
Stakeholder meetings involved a wide range of participants,

including the Greater Memphis Chamber, State and local
economic development officials, the Memphis – Shelby
County Airport Authority, as well as various real estate and
business interests (including FedEx, BNSF, and Elvis Presley
Enterprises). These groups universally expressed an interest in
leveraging the area’s transportation infrastructure,
especially the Airport, to accelerate economic development
and employment growth. Related topics included: establishing
an economic development organization dedicated to Airport
City; targeting recruitment of niche industries; training
and retaining a qualified workforce; improving multimodal
connectivity; and removing constraints on development,
most notably, crime and a non-competitive tax structure.
The Project Team meeting the community.

COMMUNITY OUTREACH VISITS empowerment, public-private partnerships, and local
community service programs that are critical in fighting crime
CITY-LED OUTREACH
(NOVEMBER 2012 & MARCH 2013) and blight. Because local CDC’s are effective partners toward (SUMMER / FALL 2013)
achieving desired ends, it is critical that the Master Plan
Community outreach sessions were conducted following secure positive relations with business and government, and City staff continued to engage the community as preparation
Site Inventory and Site Analysis stages. Outreach depended facilitate access to funding for their efforts. of the Master Plan progressed. Engagement methods
on expanded listening tours open to the community-at-large, generally involved focus group meetings, eliciting input on
FIG 2.1: RESULTS FROM COMMUNITY OUTREACH
with meetings conducted at multiple locations around Airport key recommendations and looking to build support for the
City. Not surprisingly, issues and ideas expressed by the wider STRATEGIES Master Plan. Several focus groups covered specific topics, for
community largely mirrored those heard in the early stakeholder
sessions, differing in some of the specifics, yet helping to
WHAT IS MOST IMPORTANT
Reduce Crime 16%
Code Enforcement 14%
16% example, housing and education. Meetings on housing issues
addressed neighborhood crime, capacity building,
focus the planning team’s work. Additionally, consultation with Redevelop Blight 10% and the redevelopment of vacant and dilapidated multi-family
Promote Localism 10%
community based organizations brought forth new insights, Active Green Space 10% complexes, while those focused on education emphasized
Diverse Neighborhoods 8%
centered on the challenge of empowering the community. Educational Opportunities 8%
access to specialized training in aerotropolis-related
Infrastructure Improvements 8% occupations. Sessions with local business and community
Public safety and crime ranked high as a topic of concern for leaders often served to explain the economic and community
participants in these listening tours, calling for more support IMPORTANT TOPICS
37%
MOBILITY benefits of implementing the Master Plan’s proposals.
from the Memphis Police Department, but also recognizing
Public Transit 37%
the need for better community policing. They also spoke of Pedestrian Orientation 21%
Coordination/Information 21%
building stronger neighborhoods, unencumbered by blight Multimodal connections 11%
and abandoned buildings, while benefiting from access to a Logistics Corridors 11%
broader range of community amenities and services. These

would include increased dining, shopping and entertainment
options; more extensive and upgraded parks and recreation
USES THAT WORK WELL
Mixed-use 43%
Hotels 26%
43%
Concentrated Retail 26%
facilities, as well as community centers; expanded jobs High-end Residential 4%
training programs and educational opportunities; and more
efficient and accessible transit service. Significantly, many
participants expressed a strong desire for immediate action.
USES SERVING THE ECONOMY
Education & Training 65%
Research & Development 13%
65%
In addition to follow up sessions with real estate and business Manufacturing 13%
Logistics & Distribution 9%
interests, stakeholder meetings reached out to important
partners in community development such as the CDC Council
of Greater Memphis. To summarize their position, Airport City
faces severe challenges in attracting and retaining business,
TYPES OF OPEN SPACE
Sustainable Streets 27%
Community Parks 23%
27%
Events Plazas 23%
and stabilizing neighborhoods. Community service providers
Trail Networks 13%
offer a multi-faceted approach encompassing community Parklets 13%
FINAL REPORT 18
2.3 MAJOR THEMES
Several important issues emerged through the process of community and stakeholder engagement. These themes focus
on promoting economic vitality and jobs growth, while creating a more sustainable and livable community, and inform
the Master Plan’s development policies and implementation strategies.
OVERVIEW area’s numerous assets. Land consolidation, key infrastructure
improvements, the accommodation of flexible, modern
space requirements, and targeted business recruitment are
Throughout the planning process, the community provided
recommended.
input the results of which are categorized and summarized
as major themes. Economic development is the common
WORKFORCE EDUCATION
thread, the success of which will depend on concerted effort
Stakeholders advise recruitment and retention of highly
and cooperation between various layers of government,
skilled individuals, while also cultivating among residents
private and non-profit sectors. By leveraging major assets
the necessary skills to access employment in logistics and
to spur economic development, longstanding issues may
other key sectors of the local economy. Expanded community
be addressed, such as quality of life concerns, infrastructure
resources and enhanced quality of life are essential, as is
gaps, employment needs, and modern business requirements.
support for institutions and programs that provide vocational
Consequently, many themes reveal a clear demand for
training.
economic vitality and job growth (infrastructure & industry,
taxes & development financing, workforce education), RETAIL & COMMERCIAL AMENITIES
while others speak of a desire for a more sustainable and There is an especially strong desire for increased shopping,
livable community (site conditions, crime, housing, retail & dining and entertainment options. While the community fears
commercial amenities, green space). it is losing out to suburban growth in east Memphis and
north Mississippi, negatively impacting their quality of life, a
ECONOMIC VITALITY & JOB successful solution must embrace local and small business
[1] SITE CONDITION
enterprises.
GROWTH
TAXES & DEVELOPMENT FINANCING
North Mississippi is more competitive in attracting business
due to a favorable tax structure and available green-field
sites. Stakeholders suggest area-wide improvements and
development incentives targeting key business sectors,
utilizing the capacity of a project-wide economic development
organization to achieve positive results.
INFRASTRUCTURE & INDUSTRY

Obsolete buildings, fragmented ownership, and a strained
transportation infrastructure are reducing operational
efficiency and hindering economic development, despite the
Blighted properties negatively impact the perception of the area.

SUSTAINABLE & LIVABLE FIG 2.2: MAJOR THEMES INFORMING AIRPORT CITY DEVELOPMENT PRINCIPLES
ISSUES BY TOPIC POTENTIAL STRATEGIES
CRIME IMPROVED PUBLIC SAFETY
COMMUNITY • CRIME IS A SIGNIFICANT AND PROHIBITIVE COST TO DEVELOPMENT
• COMMUNITY INVOLVEMENT WORKS
• PREDOMINANCE PROPERTY CRIMES
PROVIDE SAFETY
SECURITY
AND
• ROLE OF EDUCATION
SITE CONDITIONS
Stakeholders are concerned about the area’s inferior visual INFRASTRUCTURE & INDUSTRY IDENTIFYING
IDENTIFY & VERTICAL
STRENGTHEN
• RING ROAD NETWORK
• SINGLE USE WAREHOUSE GLUT
BUSINESS NICHES &
BUSINESS CLUSTERS
quality and its negative public perception, largely attributed • IMMEDIATE CONNECTION TO AIRPORT SUPPLY CHAINS
• PUBLIC TRANSIT NETWORK FOR WORKER ACCESS AND TRAFFIC FLOW
to poor maintenance and vacant properties. Improvement • GOODS COORIDORS
• VERTICALLY INTEGRATED NICHES
strategies should initially focus on highly visible and • LARGE SCALE PARCEL DEMAND
• AGGREGATION AND THE SMALLER FLEX SPACE TYPOLOGY
LAND ACQUISITION
FACILITATE / ASSEMBLY
COMMERCIAL
well-traveled corridors such as Elvis Presley Blvd. • RAIL AS UNDERAPPRECIATED ASSET /REDEVELOPMENT
INVESTMENT
CRIME TAXES & DEVELOPMENT FINANCING
• NON-PROFIT IMPLEMENTATION STRATEGIES
While welcoming recent efforts at community policing, the • FAITH BASED IMPLEMENTATION STRATEGIES
• FREE TRADE ZONE NEIGHBORHOOD
IMPROVE BASED MIXED
NEIGHBORHOOD
community is frustrated by the persistence of crime and • MUNICIPAL TAXATION LIVABILITY
USE CLUSTERS
• REAL ESTATE VIABILITY
blight, which inhibit healthy commerce and neighborhood • INCENTIVIZATION
livability. Education and employment, stressing programs HOUSING

that target area youth, are regarded as key factors in crime • LOSS OF OWNERSHIP
• INVESTOR OWNED
CONNECTIONS TO RIVERS AND
BUILD OPEN SPACE
reduction. • BROADER HOUSING BANDWIDTH + MIXED INCOME
• LOW INCOME EMPHASIS STILL NEEDED
WATERWAYS
LINKAGES
HOUSING RETAIL & COMMERCIAL AMENITIES

Dilapidated multi-family developments and the poor standard
• UNDERSERVED MIDDLE-INCOME BASE REMAINS
• FOOD DESERT
RENEWABLES
PROMOTE AND
GREEN
• EARLY SUCCESS NEEDED ECONOMY
AGRIBUSINESS
of upkeep found among rental properties signal distressed • SUSTAINABILITY AS URBAN IDENTITY
• BRAND CLARITY A COMPONENT OF RETAIL SUCCESS
neighborhoods, eliciting calls for expanded home ownership • GRACELAND CAMPUS
• SHIFT TOWARD ENTERTAINMENT FOR YOUTH AND FAMILY
and more active code enforcement. A wider range of housing • ECONOMIC DEVELOPMENT CHALLENGES
choices to attract and retain skilled workers, including • HOTEL SUPPLY AND DEMAND CHALLENGES TRANSPORTATION
ENHANCE AND
MOBILITY
• ROLE AND IMPORTANCE OF SMALL BUSINESS SECTOR CORRIDORS
CORRIDOR STRATEGIES
affordable and market rate product, is also encouraged.
GREEN SPACE
• NONCONNAH CREEK
GREEN SPACE • WOLF RIVER GREENWAY/GREENLINE HISTORY

• EXPERIENCE ASSEMBLING LAND
• THE SUCCESS OF SHELBY FARMS SUPPORT WORKFORCE
CONTINUING EDUCATION
Stakeholders recognize that active and passive recreational EDUCATION & TRAINING
lands and trails are integral to a healthy community, expressly
SITE CONDITION
citing the potential for more recreational use along Nonconnah • GATEWAYS + CORRIDORS
• CODE ENFORCEMENT
Creek. The creek also offers a tremendous opportunity to link • COORDINATED URBAN DESIGN
• AREA PERCEPTION BRANDING AND
REINFORCE MARKETING
& MARKET
into a regional network of greenways and open spaces. • LOCAL VS. GLOBAL
AEROTROPOLIS BRAND
WORKFORCE EDUCATION
• RETAINING AVAILABLE WORKFORCE
• BIOTECH EDUCATION IS REGIONAL STRENGTH
• TECHNICAL INSTITUTES
• AEROTROPOLIS RECRUITING PROGRAM
FINAL REPORT 20
3
CHAPTER
AIRPORT CITY VISION &
PRINCIPLES

3.1 VISION
The vision promotes regional job creation through sustained economic and community development, and identifies four
hallmarks of success that will accompany the renewal of Airport City – Community, Connection, Competitiveness, and
Collaboration.
JOBS FOR MEMPHIS Functional obsolescence that accompanies many buildings
and sites unable to accommodate the flexible formats desired
of many high-tech operators or the large formats demanded
As the foremost air cargo airport in North America and home
of consolidated logistics operations and many contemporary
to the FedEx World Hub, Memphis International Airport is the
industrial processes.
primary economic engine for the Memphis region, responsible
for roughly a third of its employment. Moreover, the region is Uncoordinated action resulting in disincentives to economic
home to the Port of Memphis and occupies a central location growth and development, typified by a deficient suite of
within the nation’s rail and highway networks, exceptional financial incentives and most apparent in the flight of business
assets that define a highly unique “quadra-modal” hub and and industry to outlying suburbs.
power global leadership in logistics. Notwithstanding these
assets, the area surrounding the Airport is evidencing decline, THE VISION
thereby slowing the economic engine and threatening the The vision is to create regional jobs through the sustained
region’s position as a preeminent transshipment hub. The economic and community development of Airport City.
opportunity and the need are to better capitalize on Memphis’ This Master Plan describes the path to a renewed Airport
competitive advantages and reclaim Airport City as the City that will restore the promise of America’s Aerotropolis.
prosperous gateway to regional economic development. It recommends investment in livable neighborhoods,
efficient infrastructure, targeted redevelopment, and a
THE CHALLENGE lead organizational entity. The hallmarks of success are the
To sustain regional economic growth, solutions to the major Four “C’s”: Community, Connection, Competitiveness, and
challenges that face Airport City must be found. The most Collaboration.
pressing are summarized as follows:
Declining neighborhoods surround the Airport, most visible

in the commercial disinvestment that limits access to desired
goods and services, as well as the too obvious presence of
deteriorating and often crime ridden residential complexes.
Aging infrastructure showing signs of strain, especially

evident in the congested roadways and inadequate “first
and last mile” intermodal connections that limit the efficient
movement of freight.
FINAL REPORT 22
HALLMARKS OF SUCCESS: THE FOUR “C’S”
Recently completed single family subdivision, Whitehaven The BNSF multimodal facility on Lamar Avenue The Medtronic facility on Swinnea Road
COMMUNITY CONNECTIONS COMPETITIVENESS

Unfortunately, many of Airport City’s neighborhoods Airport City’s transportation system sustains vital Stakeholders fear that the area surrounding the Airport
have experienced a general decline in stability and connections, from local trips to long distance hauling is waning and business is locating elsewhere, a sign
livability. Local residents and small business owners of freight. It is imperative that this system safely that Memphis has lost its competitive edge. A renewal
are looking for greater public commitment, through and efficiently move people, goods and services, as of Airport City requires the reworking of organizational,
investment and physical improvements that will inefficiencies and delay inhibit modernization and financial, and regulatory structures, combining
improve livability, meet fundamental needs, support economic expansion. Better intermodal links are more effective public management with strategic
‘“capacity building” and instill a sense of pride. These paramount, especially “last mile” connections to partnerships, as well as targeted investment and
include the delivery of improved public safety, the Airport. Capacity improvements and advanced financial incentives to attract the industry and talent
expanded retail amenities, better accessibility to technologies along freight corridors and major roadways that grows the economy. For example, public investment
basic community services, upgraded educational and that minimize conflicts between freight and commuter in major infrastructure projects and assistance with land
recreational opportunities, and increased transportation traffic, and increase the efficiency of cargo movement acquisition and assembly are a must in meeting the
options. A key recommendation is to develop mixed-use are recommended. Investment that supports multimodal needs of time sensitive manufacturing and distribution
activity nodes at key intersections that will integrally movement is also important, enabling expansion of the operations that are critical to safeguarding Memphis’
serve surrounding residential neighborhoods. transit network and encouraging alternative modes of leading position as a transshipment hub.
travel, namely bicycling and walking.

A PATH TO SUCCESS Airport (MEM) – an area designated as the Airport City core
of the greater Memphis region aerotropolis. Guided by
Department of Housing and Urban Development Livability
By Dr. John Kasarda, Director
Principles, the Master Plan goes beyond traditional land use
Kenan Institute of Private Enterprise, UNC
and transportation planning to embody the triple bottom
Inspired by pioneering efforts in Memphis, the U.S. line objective of economic, environmental, and community
Congress put forth the Aerotropolis Act of 2011 which rejuvenation of this area.
defines an aerotropolis as "a multimodal freight and
The Master Plan recognizes that neither commercial real
passenger transportation complex which supports efficient,
estate nor residential communities are viable without
cost effective, and sustainable development in a defined
attracting the jobs that generate business facility demand
region of economic significance centered around a major
and incomes that sustain the residents. Hence, this Master
airport." With its FedEx World Hub bolstered by extensive
Plan is as much about providing the business, labor,
The Memphis & Shelby County seal on City Hall highway, rail, and river transport modes, Memphis certainly
physical and social environment attractive to investment,
fits a major portion of this definition.
job creation, and community development as it is about
COLLABORATION Yet, an aerotropolis is more than a transportation complex. basic land use and transportation planning. Nevertheless,
It is a strategy. That is, an aerotropolis is a constellation of the cost effective assembly and development of accessible,
Economic and community development programs and physical, institutional, economic, and policy interventions larger land parcels in the MEM area is an important building
initiatives for Memphis are perceived as uncoordinated which upgrade local assets (including land and labor), block for Airport City revitalization. So is targeting and
and disjointed. A restructuring of local governance decrease ground-based transport times and costs, and attracting the highest and best use commercial facilities to
to provide an organization dedicated to Airport City expand national and global connectivity to leverage the assembled parcels that both leverage and are leveraged
is recommended. This entity will be responsible for aviation-enabled trade in goods and services to promote by MEM. In each case, the Master Plan recognizes that
directing economic and community development local business competitiveness, attract investment, support of nearby communities as well as consistency with
activities in the area, including implementation of create jobs, and improve the well-being of constituent existing development plans are required.
the Master Plan, necessitating collaboration with communities and their residents.
multiple public, private, and non-profit partners. These Framing its analysis and recommendations on the four
comprise all pertinent government agencies and such Based on detailed assessments of the current and desired C’s – Community, Connection, Competitiveness, and
vital organizations as the Greater Memphis Chamber situation, including substantial inputs from Memphis Collaboration – this Master Plan provides both short and
and local CDC’s. Close interaction with real estate and business leaders, local community residents and longer-term pathways to revitalizing the Airport area for
business interests, as well as potential investors is also government officials, this Master Plan provides pertinent the mutual benefit of business, local residents, the City
essential to foster a favorable business climate and to recommendations to improve land, labor, and transportation and broader Memphis region. It thus represents the way
promote strategic development projects. efficiency in the approximately 50 square mile area forward to the 21st century rejuvenation of the core of the
surrounding Memphis – Shelby County International Memphis Aerotropolis.
FINAL REPORT 24
3.2 DEVELOPMENT PRINCIPLES
Ten development principles provide statements of intent for the renewal and success of Airport City, informed by the
process of community engagement. These principles establish the basis for a program of economic and community
revitalization, guiding the Master Plan’s policies, strategies and implementation actions.
OVERVIEW BUILDING COMMUNITY
In total, ten development principles are structured to achieve

the four hallmarks of success – community, connections,
competitiveness, and collaboration, and most of all, the vision
of jobs for Memphians. The Master Plan’s more detailed Airport City’s neighborhoods suffer from some of the
policies, strategies, and implementation actions are in turn worst crime numbers in Memphis, an unkind reality for
guided by these statements of intent. residents of the area, but also a perceptual problem
when it comes to attracting and retaining business.
These principles take into account a realistic assessment of
Bringing together law enforcement and citizens in
existing conditions, an analysis of development opportunities
a cooperative effort to combat crime is essential
and constraints, and a full appreciation of local and regional
to the effort, already prompting a turnaround in the
assets. Most importantly, they are derived from extensive
Whitehaven neighborhood. Recognizing that youth
stakeholder and community input. Therefore, as statements of
crime disproportionately affects the Airport area, youth
intent, they not only describe the community’s aspirations, but
development programs are no less vital. Measures that
they are cognizant of what is possible.
combat physical deterioration such as blight removal,
Given the assets available to Airport City, the possibilities code enforcement and neighborhood clean-ups also
are great, renewal appears inevitable, and immediate action play an important role, serving as a visual expression of
is foreseen. Even so, the full process will take time and pride in the community and confidence in its future.
require the concerted effort of multiple partners, including the Supports HUD Livability Principles #4 & #6.
stakeholders and citizenry that are most invested in the future
of Airport City.

STRENGTHENING CONNECTIONS
Although Airport City’s neighborhoods possess a strong Global competitiveness requires a robust program of The efficient movement of goods, services, and people
sense of community, many have experienced a decline high school, post-secondary, and continuing education is absolutely critical to the Memphis economy; however,
in economic stability and overall livability. Reversing to deliver employees with the necessary skills for Airport City’s transportation infrastructure is strained, with
this trend depends on extending the accessibility aerotropolis-related employment. Companies are particular concern for traffic along major trucking routes.
and range of community services and upgrading constantly evolving and innovating, finding efficiencies Improvement strategies need to increase connectivity
community facilities. It also relies on the construction and improving quality, and the workforce has to keep and enhance overall mobility. Efficient movement of
of quality workforce housing and expanded commercial pace. Solving the jobs-skills mismatch of area residents, freight is contingent on reducing conflict between
amenities, ideally set within a more walkable, mixed- improving the job prospects of local youth and dislocated trucks and commuter traffic and improving intermodal
use environment. Given the wide range of needs and workers, retraining to address constant innovation, connections, in particular, providing “first and last” mile
community expectations for a better future, public, and building a pool of advanced technical, scientific, infrastructure improvements. Meanwhile, the safe and
private, and non-profit service providers must work and managerial talent depends on collaboration convenient movement of people depends on facilitating
together toward a solution. Enlisting the existing network between government, academics and industry experts. multimodal travel options, introducing complete streets,
of CDC’s and faith-based organizations in particular is Fortuitously, the resulting synergies include more expanding transit service, and supporting alternative
essential to the tasks of community involvement and than job-ready graduates, also supporting research modes of travel.
capacity building. and development, as well as the launch of new and Supports HUD Livability Principles #1 & #3.
innovative companies.
Supports HUD Livability Principles #2, #4, & #6.
Supports HUD Livability Principle #3.
FINAL REPORT 26
INCREASING COMPETITIVENESS
Nonconnah Creek and its tributaries are a tremendous Unfortunately, the negative image of Airport City that is Airport City offers distinct competitive advantages;
resource for the community, offering a viable framework often portrayed overshadows its multiple assets; this nonetheless, retaining leadership as North America’s
on which to both connect with the regional open space is in part attributable to ineffective marketing. Instead, leading air cargo hub demands positive action to
system and to build an expanded green network for a coordinated marketing campaign must promote increase market competitiveness and attract target
Airport City. Greenways in particular are needed to Memphis’s position as a global leader in logistics and industries. A competitive suite of financial incentives
protect scenic and natural resources and provide distribution supply chains, and moreover, is an indispensable tool to induce demand, attract
crucial flood protection, while parks acquisition and advertise its rich cultural heritage and affordable business, and stimulate economic growth. With its
improvement increases active and passive recreational quality of life to attract new businesses and expand strategic infrastructure, especially the presence of
opportunities, especially critical to underserved market share for Airport City. While aggressive FedEx, the area is especially well positioned to host
neighborhoods. Linking these spaces with enhanced external marketing will make prospective business distribution and logistics operations, while advanced
streetscapes and public hike and bike trails completes and investors aware of its assets and opportunities, it manufacturing and bio-life sciences are target industries
the green network and makes the system more is also necessary to “sell” local citizens, business and that benefit from exceptional logistics capabilities.
accessible to all users. government leaders on Airport City’s plans for future Music, media and tourism represents another target
success. To that end, investment in the public realm is for Airport City, in particular, leveraging regional assets
Supports HUD Livability Principles #1 & #4.
a highly visible means of establishing a positive brand to create a more compelling destination surrounding
identity. Graceland.
Supports HUD Livability Principle #3. Supports HUD Livability Principle #3.

PROMOTING COLLABORATION
Airport City faces pervasive blight, industrial A high percentage of Airport City’s land area is vacant Airport City lacks a single entity devoted to the planning,
obsolescence, commercial disinvestment, and an or extremely underutilized, encouraging blight and development and management of the area. The existing
oversupply of unproductive vacant and underutilized exacerbating the negative perception of the area. situation inhibits Memphis’ ability to adequately leverage
land. Fractured land ownership is a major hindrance However, these properties can be put to much more airport assets and stay competitive, and leaves the
to economic development, as are anti-competitive tax productive use, even supporting a strategy of land impression that actions are uncoordinated and that
rates and incentives policies that fuel competition from banking. Many properties hold the capacity for the City and County are not business friendly. An
outlying suburbs. Renewal will come with redevelopment short-term community-based farming, while some larger organizational entity responsible for the community and
of strategic commercial and industrial sites and a land holdings are suitable for long term agribusiness and economic development of Airport City is imperative. This
comprehensive program of corridor revitalization. Public renewable energy infrastructure. This activity boosts entity must retain the capacity to marshal resources,
investment in land assembly, infrastructure upgrades, local food and energy production, builds the region’s target investment, deliver financial incentives, and
public realm beautification projects, and financial emerging green industry sector, and supports related facilitate projects. It must also coordinate the actions
incentives are key strategies to stimulate economic sectors such as bio-life sciences. It also communicates of numerous stakeholders, including multiple layers
development. that Memphis is serious about changing perceptions and of government, non-profit organizations and private
promoting sustainable practices. enterprise.
Supports HUD Livability Principles #3, #4, & #5.
Supports HUD Livability Principles #3 & #5 Supports HUD Livability Principles #3 & #5.
FINAL REPORT 28
3.3 DEVELOPMENT FRAMEWORK
A series of fundamental, layered plan concepts contribute to the overall framework for development of Airport City. Their
composition and interaction on the site represent the physical manifestation of the Development Principles, and inform
the concepts and policies of each Framework Plan Element.
FRAMEWORK SUMMARY stream corridors and streetscape linkages, as well as
Parks / Green Spaces that are classified as follows: 1)
Resource Protection Area; 2) Public Park; and 3) Green
Activity Nodes and Gateways: Situated at major
Industry Zone. The framework plan also locates Major
intersections distributed across the Airport City, Activity
Recreational Facilities. Reference Chapter 6: Infrastructure &
Nodes are centers of economic activity and community focal
Environment.
points, emphasizing a mixture of uses and garnering priority
for public and private investment. These are categorized as: Neighborhood Advancement Zones: Over one-third of
1) Urban Center; 2) Urban Village; 3) Creative Center; Airport City is devoted to residential use; unfortunately, its
4) Employment Hub; and 5) Commercially-Oriented neighborhoods have seen a general decline in economic
Intersection. Additionally, the framework plan pinpoints the stability and livability. Priority for investment in housing, as
location of Gateways to the community and the Airport, as well as community amenities and services should be directed
these also deserve public investment for aesthetic upgrades. toward the turnaround of declining neighborhoods and
Reference Chapter 4: Land Use & Urban Form. commercial areas. To this end, the framework plan identifies
Neighborhood Target Zones categorized as: 1) Multi-Use
Transportation Corridors and Terminals: Airport City’s
Corridor Revitalization Area; 2) Urban Center Revitalization
arterials are the backbone of a safe and efficient transportation
Area; and 3) Neighborhood Stabilization Area. Additionally,
infrastructure. To facilitate multimodal connectivity, increase
the framework plan locates Housing Improvement Sites,
operational efficiency, and advance economic growth, the
Commercial Amenity Development Sites, and Major
development framework classifies Major Transportation
Community Facility Sites. Reference Chapter 7: Housing &
Corridors as follows: 1) Interstate; 2) Freight Corridor;
Community Resources.
3) Multimodal Corridor; and 4) Rail Corridor. The framework
plan also identifies Major Transportation Facilities and Economic Development Districts: These identify those
Major Intermodal Terminals as these are critical to the areas of Airport City most suitable for repositioning and
flow of people, goods and services. Reference Chapter 5: redevelopment in favor of key economic sectors based on
Transportation. distinct competitive advantages. Delineated Economic
Development Districts are assigned primary target
Green Network: Airport City’s parks and open spaces are
industries to include: 1) Logistics & Distribution; 2) Advanced
integral to the creation of an environmentally sustainable
Manufacturing; 3) Bio-Life Sciences; and 4) Music, Media &
and livable community. The area’s waterways, including the
Tourism. The framework plan also locates Trigger Projects
Nonconnah Creek and its feeder streams, are the foundation
for early implementation, as well as other Catalytic Projects
of an interconnected green network supplemented by parks
and Strategic Redevelopment Sites. Reference Chapter 8:
and recreation facilities. Thus, the key elements in the network
Economics & Real Estate.
include Greenways / Green Linkages such as utility and

FIG 3.1: DEVELOPMENT FRAMEWORK PLAN LAYERS COMPLEMENTING AND SUPPORTING EACH OTHER
Activity Nodes and Gateways
Transportation Corridors and Terminals
Green Network
Neighborhood Advancement Zones
Economic Development Districts
Memphis Airport City
FINAL REPORT 30
II
PART
FRAMEWORK
PLAN ELEMENTS
Comprehensive planning for Airport
City is addressed through five
Framework Plan Elements: 1) Land
Use & Urban Form;
2) Transportation; 3) Infrastructure
& Environment; 4) Housing &
Community Resources; and
5) Economics & Real Estate.
These plan elements set forth
policies and strategies that
establish a bridge between the
overall development principles and
framework, and implementable
action items.

LAND USE & URBAN INFRASTRUCTURE GREEN NETWORK
NEIGHBORHOOD CHARACTER
FORM & ENVIRONMENT
ALTERNATIVE MODES
GLOBAL BRAND
TRANSPORTATION
& TRANSIT
TRANSIT ACCESS
ECONOMICS
& REAL
ESTATE
FREIGHT MOVEMENT
HOUSING &
TARGET INDUSTRY COMMUNITY
ADVANCED MANUFACTURING
HOUSING CHOICES
SKILLED WORKFORCE RETAIL AMENITIES
FINAL REPORT 32
4
CHAPTER
LAND USE & URBAN FORM

4.1 OVERVIEW
A negative perception of Airport City resulting from unproductive vacant land, industrial obsolescence, commercial
disinvestment, and residential destabilization impedes economic development, despite the presence of valuable assets.
Among these, MEM, the FedEx World Hub and Graceland are essential to the Memphis Aerotropolis brand.
CONTEXT Zoning: Without a comprehensive land use plan for the
City, zoning designations indicate future intention and
generally reinforce existing land use patterns. Some points
Airport City functions as the region’s major employment
of interest are: 1) the abundance of land area designated as
zone, capitalizing on the presence of the Airport, with
“Employment District” reflecting the influence of the Airport
major commercial corridors serving as important radial links
and associated warehouse and distribution activities;
to Memphis’ CBD. Despite their significance, the often
2) the accommodation of mixed-use within commercial areas;
unproductive land use and poor visual quality prevalent along
and 3) the assignment of largely vacant parcels south of the
these and other corridors reflects negatively upon the whole
Airport to the “Conservation Agriculture District.”
area, detracting from and hindering surrounding residential
neighborhoods and employment districts. Redevelopment Urban Structure: Airport City’s land use pattern generally
of strategic sites, rehabilitation programs, improved establishes strong perceptual distinctions between residential
code enforcement, as well as streetscape and gateway neighborhoods, commercial corridors, and employment zones,
enhancements are viable approaches to transforming the area. although there are some incompatible relationships.
Clearly, the Airport occupies the physical and perceptual
INVENTORY SUMMARY center. Major corridors radiating from the CBD function as
area gateways, bracket the Airport, and define major districts.
Most notable, are the Lamar Corridor which services a largely
Airport City’s physical character is shaped by the existing land
industrial and employment district, and Elvis Presley Corridor
use pattern, approved zoning designations, as well as the
with its concentration of commercial and tourism activities
visual quality of the place, and is briefly described as follows:
highlighted by Graceland that serves as the front door to the
Land Use: Airport City features a broad mix of residential, Whitehaven neighborhood.
commercial and employment uses. Commercial activities
Visual Character: Instances of incompatible land use and
are principally oriented to major corridors, especially Elvis
scale, vacant buildings and properties, underdevelopment,
Presley Blvd., whereas employment activities tend to locate
poor maintenance, and lack of investment in the public realm
along Lamar Ave. and cluster near the I-55 & I-240 freeway
contribute to the generally poor visual quality of Airport City.
interchange. Residential use dominates west and northeast
These conditions are especially apparent along well-traveled
of the Airport. Considerable vacant property is interspersed
corridors, detracting from the image of the area, contributing
throughout commercial and industrial areas, particularly south
to the decline of adjacent neighborhoods, and adversely
of the Airport in the former annexation zone.
impacting business attraction and retention.
FINAL REPORT 34
ANALYSIS SUMMARY • Despite the decline of some neighborhoods, many stable
middle and upper-middle class neighborhoods exhibit a high
LEGEND
level of maintenance, fostering a sense of pride in the area.
Land use constraints are summarized as a haphazard and
fragmented development pattern, coupled with the poor • Graceland presents a historic and highly recognizable
visual quality prevalent along major arterials. The resulting tourist destination located within the Whitehaven
negative public perception is further attributed to functional neighborhood, although the environs along Elvis Presley
obsolescence, disinvestment in commercial areas, are degraded.
unproductive and vacant land holdings, and the derelict
condition of a number of multi-family complexes. Of particular • Potential expansion of the Graceland attraction and
concern, visitors to Memphis are presented with a poor first on-going streetscape improvements will enhance the
and last impression due to aesthetically and economically visitor experience and support commercial revitalization
inefficient use of land at the Airport’s gateways. Nonetheless, of the Corridor.
there is opportunity to build on the area’s assets by investing
in the public realm and redeveloping high profile parcels.
Assets and opportunities include: FIG 4.1: AIRPORT CITY LAND USE MIX
• Airport City functions as the Memphis region’s major

employment zone, capitalizing on the presence of
the Airport as a stimulus to commercial and industrial
development.
• The Airport occupies over 5,000 acres, encompassing

latent airside development potential capable of
generating non-aeronautical revenue streams.
• Extensive vacant and underutilized land area is potentially

available for “higher and better” use, especially south and
southeast of the Airport.
• Near-term redevelopment of high profile parcels situated

along major corridors will communicate action and serve
as a catalyst to future positive change.
• Streetscape and gateway enhancements are recognized

approaches to transforming the visual character of a
community and are especially applicable to Airport City.

FIG 4.2: REGIONAL ZONING DESIGNATIONS
FINAL REPORT 36
4.2 LAND USE & URBAN FORM PLAN
The Land Use & Urban Form Plan Element provides policies, strategies and concepts for rationalizing land use patterns
and enhancing the visual character of Airport City. The overall concept identifies important activity nodes and gateways,
supported by proposals for 1) land use and zoning and 2) urban structure and visual character.
ACTIVITY NODES & GATEWAYS Creative Center nurtures an airport-centric, knowledge based
economy, integrating office campus / office park, incubator
LEGEND
/ discovery park, single and multi-tenant flex space,
The overall concept looks to improve the character, function
corporate hotel and conference, and other compatible
and “legibility” of Airport City. It describes major intersections
development typologies that will benefit from congregating
as important centers of activity, and fortuitously, many of these
near the Airport, including convenience retail.
locations present prime redevelopment opportunities. Through
targeted infill development and intensification of land use Employment Hubs address the demand for state-of-the art
these sites will provide a focus for vital civic and commercial logistics and distribution facilities, and provide necessary
services and amenities that are sustained through linkages space for emerging sectors of the local economy that rely on
to the Airport, surrounding residential neighborhoods and Airport proximity, in particular, advanced manufacturing and
nearby employment zones. Gateways to the community and bio-life sciences. Key development typologies include single
the Airport, located at highway exits and along major arterials, and multi-tenant light industrial, single and multi-tenant
present a prime branding opportunity for Airport City and are flex space, airside-groundside logistics facility / air cargo
ready for public investment to enhance their visual appeal. terminal, warehouse / distribution center, as well as
necessary support activities such as convenience retail.
KEY COMPONENTS Commercially Oriented Intersections accommodate

concentrations of civic and commercial support services for
Urban Center is the animated core of Airport City, taking surrounding residential neighborhoods and employment zones,
advantage of nearby Graceland and proximity to the Airport to incorporating convenience retail, neighborhood /community
create a destination for both locals and tourists that features shopping center, and other compatible development
commercial amenities and attractions and other uses that typologies.
create a robust live, work, play environment. Key development
typologies include low-rise multi-family, residential mixed- Gateways mark entrance to Airport City and MEM.
use (vertical mixed-use), lifestyle retail center, tourism / Prominently located at highway interchanges and along major
entertainment hotel, and other compatible typologies, such arterials, these are valuable components of a public realm
as senior housing and community center. improvement program, integrating gateway monuments,
public art, and landscape enhancements.
Urban Villages serve as pedestrian-oriented, focal points
for established neighborhoods such as Whitehaven and
Hickory Hill, incorporating townhouse / rowhouse, low-
rise multi-family, residential mixed-use (vertical mixed-
use), neighborhood / community shopping center, and
other compatible development typologies that promote
neighborhood livability, such as community center.

FIG 4.3: ACTIVITY NODES & GATEWAYS CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
M I LL I B R A N C H
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 38
LAND USE AND ZONING PROPOSAL
POLICIESOLICIES STRATEGIES LEGEND
1 Advocate land use

planning and employ 1 Encourage compact development at key activity nodes, incorporating mixed-use and multi-family
housing development types, and integrating community facilities and amenities.
zoning tools that
enhance neighborhood
livability by improving
walkability and 2 Consider inducements such as fast track permitting and incentive zoning to foster desired “smart
growth” development.
increasing access to
3 Explore
amenities, goods, and opportunities to rehabilitate and reposition multi-family complexes as more sustainable
services. mixed-use and mixed-income environments.
1term
Promote compatibility between adjacent land uses, with special concern to minimize conflicts
2 Rationalize land use between residential and industrial land uses that harm neighborhood livability and threaten long
patterns to promote economic growth.
economic efficiency
and sustainability,
while leveraging the
Airport to generate
2 Favor the location of airport-oriented industries in and around MEM, employing zoning and other
measures to prevent encroachment by non-compatible land uses.
employment based
development.
3 Allow potential airside expansion and secure Airport proximity for critical logistics activities by
practicing strategic land banking.
1scale
Accommodate contemporary building space requirements, including multi-tenant flex space, as
well as large footprint buildings for consolidated logistics and distribution operations and large
3 Address the industrial processes.

building and service
requirements of
modern industries to
“unlock” Airport City’s
2 Introduce support uses and amenities, including quality hotels and exhibition space, destination
commercial uses such as bars and restaurants, as well as education and business services.
3“start-ups”).
full potential. Provide business incubator and accelerator programs that offer an array of business support
resources and services, and help stimulate new entrepreneurial activity and investments (e.g.,

FIG 4.4: LAND USE CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 40
PROPOSAL
1 Ensure contextually appropriate development within established neighborhoods by maintaining

density and land use standards that reflect each neighborhood’s character and location.
1 Protect and enhance

the character of
established residential 2 Establish Neighborhood Conservation Districts for historic residential areas and / or explore
alternative measures to preserve their distinguishing characteristics.
neighborhoods.
3 Improve the attractiveness of residential neighborhoods by taking measures to eliminate nuisances

and redevelop problem properties, as well as to enforce standards of maintenance.
2 Improve the image

and aesthetics
1 Enhance the appearance of major commercial corridors and community gateways, emphasizing
blight clearance and redevelopment, while introducing streetscape and other public improvements.
of Airport City as
part of an overall
marketing strategy,
2 Improve the first and last impression presented to Airport visitors by aggressively pursuing
commercial redevelopment at prime gateway locations.
requiring investment
and upgrades in both
public and private
3 Beautify the gateways to the community and the Airport by giving them special design emphasis,
incorporating such elements as high quality signage, civic art, and distinctive landscape treatment.
realms.
4 Introduce a complementary program of public signage and wayfinding elements to enhance the
visual character of the area and to operate as an effective branding tool for Airport City.
1destination
Work closely and cooperatively with Elvis Presley Enterprises to maximize their holdings and
develop a major tourist attraction surrounding Graceland, including the addition of commercial
and improved lodging facilities.
3 Upgrade the
“Graceland
Experience” for local 2 Upgrade Elvis Presley Blvd. by implementing proposed streetscape improvements, while promoting
commercial revitalization and infill developments to achieve a critical mass of activity.
visitors and tourists.
3 Create a more pedestrian-friendly atmosphere and visually appealing environment as an objective

of both public and private investment within the vicinity of Graceland.
1 Encourage
land.
infill development to activate commercial sites and promote the highest and best use of
4 Promote
commercial
redevelopment based
on the principles of 2 Promote mixed-use development at key activity nodes, integrating commercial and residential land
uses to achieve critical mass, generate activity, and revitalize surrounding neighborhoods.
“Smart Growth.”
3zones.
Enable more convenient access to local goods and services by improving transit and pedestrian
connectivity between commercial shopping areas, residential neighborhoods and employment

FIG 4.5: URBAN DESIGN CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 42
4.3 KEY DEVELOPMENT TYPOLOGIES BY LAND USE
The Land Use & Urban Form Element supports a rational distribution of uses and activities, protecting neighborhoods,
accommodating industrial needs, and promoting smart growth at activity nodes. The following chart associates key development
typologies with each major land use classification, working in conjunction with the land use concept (Fig. 4.4) to achieve this end.
APPROPRIATE TYPOLOGIES BY LAND USE
LAND USE PRIMARY DEVELOPMENT TYPOLOGIES ANCILLARY DEVELOPMENT TYPOLOGIES
FLOODWAY
ECOLOGICAL RESOURCE (INCLUDING FLOODWAY) NATURAL RESOURCE AREA NATURALIZED STREAM
GREENWAY STORMWATER RETENTION BASIN
PARKS
PARKS NATURAL RESOURCE AREA GREENWAY
NEIGHBORHOOD PARK STORMWATER RETENTION BASIN
COMMUNITY / REGIONAL PARK ATHLETICS COMPLEX
OPEN SPACE GOLF COURSE COMMUNITY CENTER
AGRICULTURE
AGRICULTURE COMMUNITY FARM / COMMUNITY GARDEN GREENWAY
AGRIBUSINESS / AGRICULTURE STORMWATER RETENTION BASIN
COLD CHAIN STORAGE FACILITY
SINGLEFAMILY
SINGLE FAMILY [LOW
(LOW DENSITY]
DENSITY) SINGLE FAMILY RESIDENCE COMMUNITY FARM / COMMUNITY GARDEN
TOWNHOUSE / ROWHOUSE
RESIDENTIAL Multi-family [MODERATE
MULTI-FAMILY DENSITY]
(MODERATE DENSITY) TOWNHOUSE / ROWHOUSE COMMUNITY FARM / COMMUNITY GARDEN
LOW-RISE MULTI-FAMILY
SENIOR HOUSING
RETAIL/SERVICE
RETAIL / SERVICE CONVENIENCE RETAIL TOURISM / ENTERTAINMENT HOTEL
NEIGHBORHOOD / COMMUNITY SHOPPING CENTER TRANSIT HOTEL / TRAVEL PLAZA HOTEL
LIFESTYLE RETAIL CENTER
OFFICE
OFFICE OFFICE PAD TECHNICAL INSTITUTE / ADVANCED TRAINING CENTER
OFFICE CAMPUS / OFFICE PARK
INCUBATOR / DISCOVERY PARK
COMMERCIAL Mixed-use
MIXED-USE LOW-RISE MULTI-FAMILY SENIOR HOUSING
RESIDENTIAL MIXED-USE (VERTICAL MIXED-USE) COMMUNITY CENTER
NEIGHBORHOOD / COMMUNITY SHOPPING CENTER SENIORS CENTER
LIFESTYLE RETAIL CENTER TOURISM / ENTERTAINMENT HOTEL
LODGING
LODGING TOURISM / ENTERTAINMENT HOTEL CONVENIENCE RETAIL
CORPORATE HOTEL AND CONFERENCE
TRANSIT HOTEL / TRAVEL PLAZA HOTEL

APPROPRIATE TYPOLOGIES BY LAND USE
LAND USE PRIMARY DEVELOPMENT TYPOLOGIES ANCILLARY DEVELOPMENT TYPOLOGIES
EDUCATIONAL TECHNICAL INSTITUTE / ADVANCED TRAINING CENTER COMMUNITY FARM / COMMUNITY GARDEN
VOCATIONAL / TRADE SCHOOL COMMUNITY CENTER
TRANSIT CENTER SENIORS CENTER
INSTITUTIONAL
COMMUNITY FACILITY COMMUNITY CENTER COMMUNITY FARM / COMMUNITY GARDEN
SENIORS CENTER TECHNICAL INSTITUTE / ADVANCED TRAINING CENTER
VOCATIONAL / TRADE SCHOOL
LIGHT INDUSTRIAL SINGLE TENANT LIGHT INDUSTRIAL TRUCK STOP WITH ELECTRIFICATION
MULTI-TENANT LIGHT INDUSTRIAL AGRIBUSINESS / AGRICULTURE
SINGLE TENANT FLEX RENEWABLE ENERGY INFRASTRUCTURE
MULTI-TENANT FLEX COLD CHAIN STORAGE FACILITY
INDUSTRIAL AIRSIDE-GROUNDSIDE LOGISTICS FACILITY / AIR CARGO TERMINAL TECHNICAL INSTITUTE / ADVANCED TRAINING CENTER
WAREHOUSE / DISTRIBUTION CENTER OFFICE PAD
HEAVY INDUSTRIAL INTERMODAL TERMINAL / STAGING YARD TRUCK STOP WITH ELECTRIFICATION
INCUBATOR / DISCOVERY PARK RENEWABLE ENERGY INFRASTRUCTURE
COLD CHAIN STORAGE FACILITY
AIRPORT / AVIATION INTERMODAL TERMINAL / STAGING YARD RENEWABLE ENERGY INFRASTRUCTURE
AIRSIDE-GROUNDSIDE LOGISTICS FACILITY / AIR CARGO TERMINAL
OTHER [ INTERIM
VACANT (INTERIM USE]
USE) PARK-N-RIDE LOT
COMMUNITY FARM / COMMUNITY GARDEN
RENEWABLE ENERGY INFRASTRUCTURE
FINAL REPORT 44
An effective range of programs and measures are available for strategic partners to implement the proposed land use
and urban form plan. These include recognized land use and zoning process and procedures, as well as an array of
recommended public initiatives for improving visual character.
LAND USE AND ZONING
COMPREHENSIVE PLAN CITY INITIATED REZONING FAST TRACK PERMITTING / EXPEDITED REVIEW
Description: Initial adoption and periodic update of a Description: Comprehensive rezoning to promote consistency Description: Processes and procedures to move non-controversial
comprehensive plan for Airport City (i.e., Airport City Master Plan), with the adopted local plan and its associated land use policies; and targeted development projects rapidly through the permitting
including policies and proposals addressing land use and other a viable approach to streamlining the entitlement process for process; for example, favoring administrative review and approval.
plan elements as appropriate. targeted redevelopment sites. Typical Features: “One Stop” Permitting / Designated Coordinator;
Typical Features: Comprehensive Plan Adoption; Periodic Plan Typical Features: Comprehensive Plan Adoption; City Initiated Pre-Application Conference; Permit Tracking; Concurrent Reviews;
Review & Update Zone Changes Administrative Approvals
DEVELOPMENT CODE REVIEW INCENTIVE ZONING LAND BANKING
Description: Initial and periodic review and evaluation of the Description: Amendments to the UDC offering incentives (e.g., Description: The practice of aggregating vacant and
Unified Development Code (UDC) to ensure consistency with the density bonus) to promote desired land use patterns and policy underdeveloped parcels for later productive use; in this context,
adopted local plan and to reflect current development practices. outcomes; in particular, mixed-use and transit-oriented (i.e., smart ensuring a sufficient inventory of land to meet the needs of
Typical Features: Comprehensive Plan Adoption; City Initiated growth) development at key activity nodes. logistics and other critical users requiring proximity to the Airport.
UDC Text Amendments Typical Features: Smart Growth Policies; UDC Text Amendments Typical Features: Land Inventory; Land Bank; Disposition Criteria

ARCHITECTURAL DESIGN GUIDELINES / DESIGN REVIEW GATEWAY TREATMENT AND PUBLIC ART ACTIVE CODE ENFORCEMENT
Description: Site planning and architectural design criteria and Description: Special design treatment (e.g., landscape, lighting, Description: Public sector enforcement of building, zoning and
review procedures intended to promote high quality development; monument signage, public art, etc.) at gateways to the community housing codes to combat commercial blight and neighborhood
recommended for defined geographic areas such as Elvis Presley and the Airport complex, providing a heightened sense of place deterioration by ensuring adherence to minimum standards of health,
Blvd., where visual quality and coherence is especially important. and promoting Airport City. safety and maintenance, including the elimination of nuisances.
Typical Features: Urban Design Framework Plan; Design Guideline Typical Features: Urban Design Framework Plan; Public Realm Typical Features: Code Enforcement Officers; Customer
Manual; Design Review Board Design Guidelines; Public Art Program Complaint System; Case Tracking Software; Code Compliance
Surveys; Informational Meetings w/ Business & Property Owners
PUBLIC REALM DESIGN PALETTE WAYFINDING AND SIGNAGE SYSTEM BLIGHT CLEARANCE / RECLAIMED PROPERTY
Description: A well considered and coordinated palette of design Description: A formal wayfinding and public signage system Description: Involves rehabilitation and repositioning or removal and
elements associated with the public realm (e.g., street trees, (encompassing district identity, vehicular directionals, pedestrian replacement of blighted commercial and multi-family complexes,
street lights, transit stops, etc.) to improve the visual quality of the directionals, historical markers and interpretive signage, etc.) to often with new mixed-use / mixed-income development. Community
environment and enhance the identity of Airport City. facilitate orientation and reinforce Airport City identity. gardens may be an appropriate interim use for cleared sites.
Typical Features: Urban Design Framework Plan; Public Realm Typical Features: Urban Design Framework Plan; Public Realm Typical Features: Financial Assistance (e.g., tax credits &
Design Guidelines; Street Tree Master Plan Design Guidelines; Wayfinding & Public Signage Program abatement, rehabilitation construction loans); Housing Inventory;
Land Banking / Property Transfer; Urban Homesteading; Interim
Use Standards
FINAL REPORT 46
5
CHAPTER
TRANSPORTATION

5.1 OVERVIEW
As transportation infrastructure in Airport City becomes strained and gradually outmoded, economic growth is at risk;
cargo movement is hindered, while livability is compromised. Strategic improvements that restore connectivity to better
leverage major transportation assets, especially the Airport, are indispensable.
CONTEXT Freight Movement: Memphis is a national center for
distribution, moving freight via air, water, road, and rail, and
as shipping becomes increasingly multimodal, connectivity
The transportation system sustains vital connections, ranging
becomes ever more crucial. Securing greater capacity for
from local trips to regional commuting and long distance
trucks along key freight corridors is paramount, particularly
freight. Transportation deficiencies within Airport City include
those roadways providing “last mile” access to the Airport
insufficient roadway capacity, poor user safety, and inadequate
and BNSF intermodal facility, namely Lamar (where trucks
pedestrian and bicycle facilities. There is particular concern
account for 33% of the vehicular traffic), Airways Blvd, Shelby,
with traffic along major trucking routes, as the efficient
Winchester Road, and Holmes Road.
movement of freight is critical to the Memphis economy.
Improvement strategies will need to increase connectivity Public Transit System: Public transit service for the study area
and enhance mobility to support economic growth and is provided by the Memphis Area Transit Authority (MATA),
competitiveness, with a focus on addressing congestion, currently operating 25 bus lines and two transit centers.
especially along key freight corridors. However, MATA is in the process of implementing a new
transit system that will improve connectivity between northern
INVENTORY SUMMARY and southern Memphis, organized around a simplified concept

of key corridor routes linked to transit centers and hubs.
Airport City’s transportation system encompasses road, Alternative Modes: The Memphis Urban Area Metropolitan
freight, transit, bicycle and pedestrian movement systems, Planning Organization (MPO) recently adopted its Regional
and is briefly described as follows: Bicycle and Pedestrian Plan, encouraging residents to walk
and bicycle. Pedestrians and bicyclists are currently challenged
Road Network: The roadway hierarchy is comprised of
because the study area lacks adequate facilities for their
1) interstates and highways; 2) primary and minor arterials;
safety, convenience, and comfort. The plan recommends
3) collectors, and 4) local streets. Primary arterials form a
a complete streets policy, while increasing the number of
generally gridded network that is especially critical to the
arterials that accommodate pedestrians and bicyclists to better
movement of local, regional, and freight traffic, providing key
link centers of activity.
connections to interstates and highways.
Programmed Improvements: The Tennessee Department
Operating Conditions: The most heavily traveled corridors are
of Transportation (TDOT) and the City of Memphis have
Lamar Ave, Shelby Dr, and Elvis Presley Blvd. As major access
programmed improvements to the region’s corridors; these
routes to the interstates, stretches of Shelby and Lamar
are expected to reduce congestion and improve safety. Near-
experience significant congestion, as do interstate ramps and
term improvements in the study area include upgrades to Elvis
intersections at State roadways. Because these roadways and
Presley, as well as capacity enhancements along Lamar and
connections are integral to regional circulation and freight, a
Holmes, and at the Airways & I-240 Interchange.
major contributor to this congestion is truck traffic.
FINAL REPORT 48
ANALYSIS SUMMARY • The City of Memphis, the MPO, and TDOT have planned
improvements to reduce congestion and improve safety
LEGEND
along major corridors within Airport City and throughout
Airport City’s transportation and freight infrastructure are
the region.
showing signs of strain, including insufficient roadway capacity
along principal movement corridors. Of primary concern is • MATA is currently implementing a new transit system in
the congestion along major trucking routes that link to the accordance that is intended to decrease redundancies,
interstates, especially Lamar and Shelby, revealing a conflict provide more consistent headways, and improve
between trucking and commuter traffic. Congestion on roadways connectivity.
providing access between the Airport and nearby distribution
facilities often causes delays in air cargo transfers. Additionally, • The recently opened Airways Transit Center is located
the movement of people by alternative modes is hindered by near MEM and functions as a hub for transit services in
a lack of adequate pedestrian and bicycle facilities, such as the the Whitehaven neighborhood.
want of bicycle lanes and safe, convenient, and well maintained
• The MPO’s Regional Bicycle and Pedestrian Plan
sidewalks, exacerbated by excessive walking distances between
encourages a complete streets policy and promotes
major destinations. Assets and opportunities include:
alternative modes of travel, including network
• Airport City is home to vital freight infrastructure that improvements for Airport City
powers the region’s economy, including MEM, the FedEx
• On-street bicycle facilities are currently programmed for
World Hub, major highway and rail links, and various
many of the area’s major roadways and a shared use path
intermodal facilities.
is recommended along Nonconnah Creek.
• MEM provides both passenger and air cargo service and
ranks as North America’s leading cargo airport, in large
measure due to the presence of FedEx’s World Hub.
• The recently expanded BNSF Memphis Intermodal

Facility provides especially critical rail-to-truck and rail-to-
rail intermodal connections.
• Key interstate highway connections help make Memphis

a major center for regional and long distance trucking,
and afford access to the Airport.
• The MPO’s Long Range Transportation Plan (LRTP)

identifies regional projects and programs for a more
balanced multimodal system, including initiatives to
benefit Airport City. The BNSF Intermodal Facility streamlines logistics and distribution.

FIG 5.1: REGIONAL FREIGHT TRAFFIC WITH LOCAL ORIGIN AND / OR DESTINATION
FINAL REPORT 50
5.2 TRANSPORTATION PLAN
The Transportation Plan Element provides policies, strategies and concepts for improving the safety and efficiency of moving
people, goods and services around Airport City. The overall concept identifies major transportation corridors and terminals,
supported by proposals for improvement to the area’s 1) transportation corridors; 2) transit system; and 3) alternative modes.
TRANSPORTATION CORRIDORS & Multimodal Corridors encompass arterial roadways
that establish essential links between activity nodes and
LEGEND
TERMINALS residential neighborhoods, and therefore, are recommended

for improvement as complete streets that accommodate
Memphis’ economy is dependent on the interstate, arterial automobiles, transit, bicycles, and pedestrians. These roadways
and rail corridors, as well as the intermodal facilities that should incorporate enhanced transit stops, dedicated bicycle
form the backbone of Airport City’s transportation system. lanes, crosswalk enhancements, and similar improvements
As a national center for distribution, freight connectivity is that support transit and alternative modes of travel.
paramount, while the area’s livability is contingent upon
Rail Corridors are critical to cost efficient freight movement.
the safe and convenient movement of people. To this end,
One of five Class-One railways serving the region, the BNSF
road typologies distinguish between freight corridors and
railway runs roughly parallel to the Lamar Corridor through
multimodal corridors. Freight corridors require additional
Airport City and the BNSF facility.
capacity, to be achieved through public works and
technological advances associated with smart corridors. Major Transportation Facilities are comprised of MEM,
Multimodal corridors are recommended for transformation into delivering both passenger and leading air cargo service,
complete streets that serve neighborhoods. and the BNSF facility, providing rail-to-rail and rail-to-truck
connections. Roadway capacity improvements need to
KEY COMPONENTS prioritize “last mile” freight connections to these facilities.
Major Intermodal Terminals accommodate the necessary

Interstates are critical to the region’s freight movement, transfer of goods, services, and people. The FedEx World Hub
offering high capacity, high speed travel with limited access. and BNSF facility enable the transfer and movement of cargo,
TDOT has programmed both near-term and long range while the MEM passenger terminal and transit centers are key
capacity improvements for I-40 and I-255 as they pass through to moving people through Airport City.
Airport City.
Freight Corridors encompass arterial roadways that are

critical to the efficient movement of freight, providing
access to the interstates, the Airport, intermodal terminals,
and industrial and warehousing operations. Measures that
minimize conflicts between freight and commuter traffic are
recommended, including managed truck lanes / express
lanes, grade separated interchanges, adaptive signal
control, and similar smart corridor solutions.
Designated freight corridors support efficient cargo movement.

FIG 5.2: TRANSPORTATION CORRIDORS & TERMINALS CONCEPT
A TION
P R E S C OT T
D GE WAY
A I RWAY S
L AU D E R DA L E
ELV I S P R E
MT
PERKINS
M OR I A H
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
M AS S EY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
GH IA
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODLETT
M
A
WINCH ESTER
WINCHESTER
H I C KO RY H I L L
OUTLAND
RAINES RAINES
RAINES
K I R BY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
E LV I S P R E S L EY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 52
TRANSPORTATION CORRIDORS PROPOSAL
POLICIES STRATEGIES LEGEND
1 Maintain a legible roadway hierarchy that readily distinguishes between routes for local, regional
and freight movement.
1 Establish a
multimodal
transportation system 2 Classify major freight corridors and introduce measures that will secure greater capacity for trucks
and minimize conflicts between commuter and truck traffic, including “smart corridor” initiatives.
to efficiently, effectively,
and safely move people,
goods, and services. 3 Identify key multimodal corridors and advocate for their improvement as “complete streets” that
support transit and alternative modes of travel while promoting community livability.
4 Introduce
City.
wayfinding elements to better orient visitors, and direct movement in and around Airport
1along
Maximize air to surface connectivity by rationalizing truck and intermodal flows, utilizing such
2 Implement key measures as road widening, managed truck lanes, grade separated interchanges, and signal control
roadway capacity designated freight corridors.
improvements
projects, congestion
management 2MEM’s
Give transportation funding priority to the most vital movement corridors, favoring those
improvements that will reduce congestion along major freight corridors and enhance access to
air cargo facilities and BNSF.
strategies, and
streetscape
enhancements.
3 Alleviate congestion and facilitate freight access along Lamar Avenue (US 78) and Holmes Road,
executing plans for roadway widening and other capacity improvements.
3 Ensure that Airport

City maintains
state-of-the art 1 Maintain and expand MEM’s role as both an air cargo and passenger hub, including development
of passenger terminal and other planned upgrades located “within the fence.”
intermodal terminals
and transportation
hubs, thereby
2 Ensure
expediting the the availability of sufficient land resources to accommodate future expansion of the FedEx
movement of people World Hub, both “inside” and “outside the fence.”
and cargo.

FIG 5.3: TRANSPORTATION CORRIDORS IMPROVEMENT CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 54
TRANSIT SYSTEM PROPOSAL
1 Augment MATA’s revised transit system with a “loop” circulator system that will operate along
1 Expand the transit Airport City’s major corridors and efficiently link the Airport with major activity nodes.
network and
increase ridership to
more effectively service
Airport City’s resident, 2 Support the use and expansion of para-transit, as well as private and employer shuttle services to
further supplement MATA’s transit service.
worker and tourist
3 Provide
populations. comfortable transit stops at major activity nodes, including seating, shelter, and system
maps.
1 Dedicate one or more express bus routes to directly and conveniently connect the Airport with
downtown Memphis.
2 Provide direct
transit links
between the Airport,
downtown Memphis, 2 Establish convenient transit links between Graceland and other tourist attractions and major
destinations in the region, especially downtown Memphis and the Airport.
and Graceland.
3 Encourage the use of vans and shuttles to supplement movement between the Airport, downtown
hotels, and other major destinations.
1access
Implement transportation demand management measures; for example, subsidizing transit costs
for area employees and / or residents, instituting rideshare and vanpool programs, and providing
3 Employ programs
and tools to
incentivize and
to transit information.
promote transit
2 Build
ridership. customer satisfaction by improving the frequency and reliability of transit, including the
introduction of real-time bus arrival information systems.

FIG 5.4: TRANSIT SYSTEM CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 56
ALTERNATIVE MODES PROPOSAL
1 Provide safe
and convenient
pedestrian and bicycle
1 Initiate a “safe routes to schools” program for Airport City’s neighborhoods, supplementing
improved design (i.e., complete streets) with education and enforcement.
connections to public
facilities, including
schools, parks and
recreation amenities,
and transit stops. 2 Ensure that transit stops are adequately served by pedestrian and bicycle amenities, including
comfortable sidewalk linkages and designated bicycle connections.
1 Improve and expand facilities for pedestrians and cyclists, initially focusing investment on
development of key movement corridors as complete streets connecting activity nodes.
2 Make Airport City

more walkable
and bicycle friendly, 2access.
Implement the MPO’s Regional Bicycle and Pedestrian Plan, including the proposed shared use path
along the Nonconnah Creek, and augment as appropriate to maximize bicycle and pedestrian
in particular,
improving and
extending pedestrian
and bikeway 3community,
Make streets walkable by providing enhanced crosswalks, sufficiently wide sidewalks, shade trees,
and other streetscape amenities (e.g., benches and pedestrian-scale light fixtures) throughout the
most importantly along proposed complete streets and links to transit.
amenities to better
connect residential
neighborhoods,
activity centers, and
employment zones.
4 Introduce a network of off-street pathways and routes, encompassing shared use paths (i.e., “hike
and bike trails”) that are integrated with Airport City’s green network.
5(e.g.,
Require bicycle parking in conjunction with public amenities and commercial development projects
that will attract a significant number of users, including the provision of bicycler commuter facilities
bicycle lockers) at major transit hubs.

FIG 5.5: ALTERNATIVE MODES CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 58
Key development typologies are associated with the successful operation of Airport City’s transportation system,
especially those typologies that support efficient intermodal transfer. Of fundamental importance is a roadway typology
that distinguishes freight corridors from multimodal corridors.
MAJOR CORRIDOR TYPOLOGIES SITE DEVELOPMENT TYPOLOGIES
FREIGHT CORRIDOR INTERMODAL TERMINAL / STAGING YARD TRANSIT CENTER
Description: Arterial designated as a truck route, receiving Description: A site where two or more modes of transportation Description: Intermodal passenger hub, normally a bus station
capacity improvements and congestion management measures to meet to interchange freight, either directly or through intermediate served by several bus lines, including interchange between local
minimize conflicts with commuter traffic. storage; the physical character (i.e., size and design) varies and express service.
Typical Components: Road Widening; Managed Truck Lanes; according to the modes connected, the cargo handled, the type Typical Facilities: Bus / Transit Station; Bus Parking / Bus Berths;
Grade Separated Interchanges of transfer (e.g., direct vs. short- or long-term storage), and the Commuter Parking; Bicycle Commuter Facilities
shippers / carriers accommodated.
Typical Facilities: Handling Equipment; Storage Facilities
MULTIMODAL CORRIDOR TRUCK STOP WITH ELECTRIFICATION FACILITIES PARK-N-RIDE LOT
Description: Designated arterial accommodating multiple modes Description: In addition to the normal roadside services such as Description: Car parks with connections to public transport,
of travel, including automobiles, transit, bicycles, and pedestrians; fueling, eateries, etc., electrified parking spaces allow trucks to allowing commuters to leave their vehicles behind and transfer to
the redesign of these roadways is consistent with a “complete power necessary systems (e.g., heating, air conditioning, on-board transit (e.g., a bus) or carpool for the remainder of their journey.
streets” policy. electrical appliances) during rest stops without idling the engine. Typical Facilities: Parking Lot; Enhanced Transit Stop / Bus
Typical Components: Streetscape Improvements (street trees, Typical Facilities: Truck Stop / Service Plaza (including fueling Shelter; Bicycle Commuter Facilities
street furniture, lighting, wayfinding, etc.); Enhanced Crosswalks; station and restaurant); Truck Stop Electrification (TSE) Units
Dedicated Bike Lanes; Enhanced Transit Stops; On-Street Parking

A number of programs and measures are available for strategic partners to implement the proposed transportation plan.
They address the safe, efficient and clean movement of commuters and freight along major corridors, incorporating some
technologically advanced solutions, as well as enhancements to the transit system and alternative modes of travel.
MANAGED TRUCK LANES / EXPRESS LANES GRADE SEPARATED INTERCHANGES CLEAN FREIGHT MEASURES
Description: Dedicated truck lanes with limited access, separating Description: Reconfigured interchanges, normally providing over- Description: Integration of recently commercialized clean
local and commuter traffic from regional freight movement; most and / or underpasses to minimize conflicts and allow uninterrupted technologies along freight corridors to reduce emissions and cut
appropriate along Lamar Ave. (US 78). traffic flows; recommended at key intersections along Lamar Ave. fuel costs.
Typical Features: Assigned Truck Lanes; Tolling / Access Control (US 78). Typical Features: E-Highways; Truck Stop Electrification; Short
(e.g., to exclude commuter traffic) Typical Features: Grade Separation; Elevated Bypass Lanes Haul Clean Truck Program
DIRECTIONAL PRIORITY LANES ADAPTIVE SIGNAL CONTROL SMART CORRIDORS / I.T.S.
Description: Assignment of lanes along arterial roadways to Description: Centralized control of signal timing according to live Description: The application of advanced technologies and real-
facilitate traffic flows in a favored direction; recommended along traffic conditions, daily movement patterns, and special events, time system management techniques to keep transportation
Shelby Drive (4 lanes west-bound and 2 lanes east-bound) and thereby improving arterial flows. facilities operating at maximum efficiency; recommended for key
Holmes Road (4 lanes east-bound and 2 lanes west-bound) as an Typical Features: Centralized Traffic Management; Coordinated freight corridors such as Lamar Ave. (US 78).
“arterial couplet.” Signaling; Cameras & Speed Sensors Typical Features: Centralized Traffic Management; Adaptive Signal
Typical Features: Directional Lane Assignment; Directional Control; Dynamic Message Signs; Cameras & Speed Sensors
Markers
FINAL REPORT 60
TRANSIT SYSTEM
TRANSIT "LOOP" CIRCULATOR EXPRESS TRANSIT LINES PRIVATE / EMPLOYER SHUTTLE SERVICE
Description: An Airport City branded circulator bus connecting the Description: Bus service providing faster connections with Description: Private vanpool or shuttle service is a cost effective
Airport with major activity centers along a designated “loop” route a minimum of intervening stops between major destinations mode of transit; frequently employer sponsored, moving
to augment resident and worker mobility. or commuter nodes, recommended between the Airport and commuters between common destinations and employment
Typical Features: Designated Circulator Route & Stops; Dedicated Downtown. centers.
Shuttles or Buses Typical Features: Designated Express Routes; Enhanced Transit Typical Features: Van or Shuttle Fleet; Public Subsidy / Public-
Stops / Transit Center; Dedicated Express Buses Private Funding
ENHANCED TRANSIT STOPS PARA-TRANSIT TRANSPORTATION DEMAND MANAGEMENT
Description: Highly identifiable transit stops located at major Description: A flexible, shared ride service normally available to Description: Various initiatives to further reduce travel demand
activity centers and employment nodes, incorporating seating, the elderly and persons with disabilities; MATAplus provides para- and promote ridesharing and transit usage, including transit
shelter, wayfinding information, and other amenities to promote transit service for persons with disabilities on a reservation and subsidies for area employees and residents, ridesharing programs
user convenience and comfort. subscription basis. and incentives, and access to transit information (e.g., mobile and
Typical Features: Distinctive Bus Stops; Wayfinding Signage Typical Features: Shuttles or Mini-Buses; Eligibility Requirements; social media applications).
Demand Responsive Service; Public and/or Non-Profit Operator Typical Features: Public Subsidies & Incentives; Employer
Ridesharing Programs

ALTERNATIVE MODES
DEDICATED BICYCLE LANES BICYCLE COMMUTER FACILITIES SHARED USE PATHS
Description: A portion of the roadway designated by striping, Description: Bike storage and commuter amenities provided for Description: Typically accommodating walkers and bicyclists,
signing, or pavement markings for the exclusive use of user convenience, and normally located at transit stops, public shared use paths are physically separated from and
bicyclists; intended to promote user confidence and safety; facilities, activity centers, and employment nodes. complementary to the road network; also known as “hike
an interconnected system of dedicated bicycle lanes is Typical Features: Bicycle Lockers; Lighted and Sheltered Bicycle and bike” trails, they should become an integral part of the
recommended. Parking (e.g., bike racks); Employee Shower Facilities; Volunteer community’s network of greenways.
Typical Features: Designated Bicycle Lanes; Signage & Markings Maintenance Shops Typical Features: “Hike and Bike” Trails; Wayfinding & Interpretive
Signage; Trailheads & Rest Areas
COMPLETE STREETS CROSSWALK ENHANCEMENTS SAFE ROUTES TO SCHOOL
Description: Redesign of designated roadways to accommodate Description: Design measures to improve the safety of Description: Emphasis on making walking and bicycling to
multiple modes of travel, encompassing automobiles, transit, pedestrians at crossings, encompassing marked and high visibility school safer and more accessible for children, normally utilizing
bicycles, and pedestrians. crosswalks and other methods of signage and traffic control. government grants to build sidewalks, bicycle paths, and other
Typical Features: Complete Streets Policies; Pedestrian & Typical Features: Marked Crosswalks; Curb Extensions (i.e., bulb pedestrian friendly infrastructure.
Bicycle Plan; Streetscape Improvements; Enhanced Crosswalks; outs); Traffic Signals / Signage; Flashers / Flashing Beacons Typical Features: Streetscape Improvements; Enhanced
Dedicated Bicycle Lanes; Enhanced Transit Stops; On-Street Crosswalks; Dedicated Bicycle Lanes; Traffic Enforcement; Safety
Parking Education
FINAL REPORT 62
6
CHAPTER
INFRASTRUCTURE &
ENVIRONMENT

6.1 OVERVIEW
Airport City’s open spaces are fragmented, with water resources inadequately safeguarded as green amenities, and
neighborhoods underserved by public parks. Where feasible, property should be drawn into a green network featuring
designated resource protection areas, active and passive parks, and agricultural conservation lands.
CONTEXT lining to facilitate rapid drainage to the Mississippi, although
stretches retain a more natural state.
Memphis’ waterways establish essential open space Storm Water Management: In recent years, a storm water
connections at both the regional and local scale, with management philosophy of storage and controlled release
vast potential to preserve natural resources and promote (i.e., detention) has replaced channelization. As suggested
recreational opportunity. Regional planners envision a “green above, the study area has both systems in place. Existing
oval” incorporating Nonconnah Creek and the Wolf River to natural streams are now subject to greater protection, while
better link Memphis and its residents with the Mississippi development of areas adjacent to channelized streams may
River. Accordingly, the Nonconnah drainage system offers necessitate a detention strategy.
a framework upon which to build a green network that
permeates Airport City, thereby addressing the need for a
more sufficient array of active and passive parks and trails to
properly serve the community.
INVENTORY SUMMARY
The following discussion presents a concise inventory of
Airport City’s green network, focusing on the relationship
between open space resources and the local drainage system:
Green Network: Nonconnah Creek and its feeder streams

offer tremendous open space resource potential; however,
little of the adjacent land has been set aside as formal
greenways incorporating publicly accessible parks and trails. In
fact, limited land area within the boundaries of Airport City is
Retention basins are integral to stormwater management.
designated parkland, and while neighborhood parks populate
some residential zones, there are no significant regional parks.
Flood Zones: Flood Insurance Rate Maps issued by the
Drainage System: The Nonconnah is the principal waterway Federal Emergency Management Agency (FEMA) delineate
draining the study area, flowing westward toward McKellar flood zones along major streams within the study area.
Lake, an oxbow of the Mississippi River, with large feeders Utilizing FEMA mapping as the basis, the Memphis – Shelby
that include Days Creek, Hurricane Creek, Ten Mile Bayou County Unified Development Code (UDC) has defined Flood
and Johns Creek. Most of these waterways have been Way and Floodplain zoning that apply development restrictions
straightened and in some cases channelized with concrete intended to mitigate flood hazard.
FINAL REPORT 64
ANALYSIS SUMMARY • Strategic acquisition of vacant and underdeveloped parcels
for neighborhood parks or other open space amenities will
LEGEND
help meet the needs of underserved neighborhoods.
A small percentage of Airport City’s land area has been
set aside for public parks and recreation facilities, causing • Vacant and underdeveloped parcels located in
demand for additional open space. There is insufficient commercial and industrial areas are potential sites for
acreage devoted to community and regional scale parks to small scale urban farming as a productive interim use.
meet the recreational needs of the population, and some
residential zones are underserved by neighborhood parks. • Properties situated along the Stateline that are zoned
Local waterways are a potential amenity, but most lack Conservation Agriculture remain suitable for large scale
continuous, publicly accessible greenways, and many of the agribusiness.
feeder streams are lined with concrete channels inhibiting
• Agribusiness and renewable infrastructure will find
their open space resource potential. Similarly, many roadways
potential synergies with emerging bio-life sciences and
lack basic streetscape enhancements; most noticeable is their
advanced manufacturing industries.
inconsistent planting of street trees, depriving the community
of another potential resource capable of knitting together • The Sustainable Shelby Implementation Plan supports
dispersed open spaces. Assets and opportunities include: various green initiatives, while national trends pushing
green mandates are a potential stimulus to the area’s
• Area waterways provide the framework upon which to
emerging green economy.
build an extensive and interconnected green network and
to link into a larger regional open space system.
• Natural streams are now subject to greater protection

from the U.S. Envrionmental Protection Agency (EPA)
and the Tennessee Department of Environment and
Conservation (TDEC), enhancing natural and scenic
resource protection.
• Due to zoning restrictions that severely limit

development, designated floodways and flood plains are
potential greenways featuring natural resource areas and
recreational amenities.
• The Regional Bicycle and Pedestrian Plan includes the

proposal for a shared use path along Nonconnah Creek
and promotes complete streets along area roadways.
Nonconnah Creek adds natural beauty to the Airport City area.

FIG 6.1: REGIONAL OPEN SPACE SYSTEM
FINAL REPORT 66
6.2 INFRASTRUCTURE & ENVIRONMENT PLAN
The Infrastructure & Environment Plan Element sets forth policies, strategies and concepts to make Airport City move livable and
sustainable by extending and enhancing open space resources and promoting green industry. The overall concept describes a
green network, supported by proposals for 1) resource protection; 2) parks and recreation; and 3) green industry and renewables.
GREEN NETWORK Green Industry Zones delineate land resources that are
most suitable for long-term agribusiness / agriculture and
LEGEND
The overall concept relies on the area’s waterways as a renewable energy infrastructure, accommodating local crop
framework upon which to expand existing open space production, processing and distribution, as well as local energy
resources, creating a green network that extends across production through small scale renewable technologies such
Airport City. Stream corridors, comprised of floodways and as wind, solar, and biomass energy generation systems
flood plains, become publicly accessible green linkages,
Greenways / Green Linkages take advantage of stream
working in conjunction with utility easements and pedestrian
corridors, utility easements, and streetscape enhancements
friendly streetscapes to connect public parks and other green
to more effectively link disparate elements of the open space
resources. Parks acquisition and improvement and shared use
network, allowing safe and convenient access and use by
of school facilities are recommended to expand active and
bicyclists and pedestrians.
passive recreational opportunities, especially for underserved
neighborhoods. Local farming is another piece of the green Major Recreation Facilities are generally associated with
network, whether occupying vacant parcels as an interim use public parks and schools with sufficient land resources to
or comprised of large scale, long-term agribusiness. support multiple athletic facilities. To maximize resources,
community use of school facilities through shared use
KEY COMPONENTS agreements is recommended.
Resource Protection Areas support the conservation of

scenic and ecological resources, and are generally associated
with the area’s waterways and wetlands. Functionally, the
protection of riparian areas and the restoration of streams
to a more natural condition are crucial to mitigating flood
hazards. These areas encompass naturalized stream, natural
resource area, greenway, and stormwater retention basin,
incorporating limited recreational facilities such as shared use
paths and interpretive trails.
Public Parks primarily serve local recreational needs, providing

opportunities for active and passive recreation at a variety of
scales. Acquisition of new parks and improvements to existing
facilities are recommended, including neighborhood parks,
and community / regional parks. The area is also served by
existing public golf courses. Greenways provide an opportunity to integrate shared use paths.

FIG 6.2: GREEN NETWORK CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 68
RESOURCE PROTECTION PROPOSAL
1River.
Establish physical linkages with the broader regional open space network; in particular, strengthen
1 Expand the open open space connections between the Nonconnah Creek and the waterways of the Mississippi
space network
to incorporate and
protect natural resource
areas, and to provide
additional active and
2 Use the Nonconnah Creek and its major feeders as a framework upon which to build Airport City’s
green network, offering both natural resource protection and recreational amenities.
passive recreational
areas.
3 Extend the community’s urban forest, encouraging the planting of native species for all public open
spaces, including greenways, parks and streetscapes.
1ofUtilize updated watershed management practices that rely on undeveloped flood zones and buffer
areas to maintain natural flows and mitigate flooding impacts while minimizing the channelization
streams.
2 Establish
continuous
greenbelts along major
2 Create a continuous, publicly accessible greenbelt / greenway along Nonconnah Creek and its
major tributaries, at a minimum, incorporating all lands undevelopable due to floodway zoning
restrictions.
drainage channels to
mitigate flooding and
extend recreational
activities.
3waterways.
Maintain and enhance the scenic quality of the Nonconnah Creek and its major feeders, including
the restoration of vegetated banks and the siting of new neighborhood parks along area
4 Investigate the opportunity to use stormwater retention ponds as green amenities, providing an
additional scenic and passive recreational resource.

FIG 6.3: RESOURCE PROTECTION CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 70
PARKS AND RECREATION PROPOSAL
1 Explore opportunities for shared facility use; for example, utilizing public and private school sites
for a wide array of youth recreational programs.
1 Provide diverse
recreational
opportunities, while 2 Incorporate recreational facilities and communal open space within new residential development or
in conjunction with the substantial rehabilitation and repositioning of existing residential complexes.
achieving an equitable
distribution of parks
and recreation facilities
throughout Airport City.
3 Acquire vacant and underutilized parcels for development and use as recreational parks, with
priority given to properties strategically located to address underserved residential populations.
4 Program activities and events for public parks and recreation facilities to help address community
needs and encourage public use.
1enhanced
Introduce streetscape enhancements to beautify the community and promote walking and cycling,
especially along major movement corridors; for example, through the introduction of street trees,
2 Use pedestrian and crosswalks, bicycle lanes, etc.

bicycle networks
to connect parks and
open spaces, and
broaden the reach of
2 Integrate shared use pathways and trails along stream corridors and utility rights-of-way, thereby
creating a system of greenways suitable for hiking, jogging, cycling, etc.
the green network.
3 Include pedestrian-oriented wayfinding, trail signs and maps, and interpretive signage, etc., within
public parks, recreation areas, and greenways.

FIG 6.4: PARKS AND RECREATION CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 72
GREEN INDUSTRY AND RENEWABLES
INFRASTRUCTURE PROPOSAL
1 Offer local interests a stake in the development of agribusiness and renewable industries, for
example, through cooperative structures.
1 Support local and

community-based
urban farming and 2food
Support the growing market for locally grown and organic foods, for example, accommodating
urban gardens, sponsoring farmer’s markets, facilitating ties to local restaurants and emergency
other place based food assistance programs, etc.
initiatives.
3 Allow for community gardens as an interim use on vacant and underutilized properties, and as a
more permanent endeavor on select parks and school grounds.
2 Explore
opportunities to
1 Consider agribusiness and renewable industries as a productive interim use for vacant or highly
underutilized properties that the real estate market is not yet ready to absorb for higher and better use.
promote agribusiness
and renewable
industries (e.g.,
2 Apply Conservation Agriculture zoning to those parcels most suitable for long-term agribusiness,
generally limited to properties located southeast of the Airport near the Stateline.
photo-voltaics and
wind energy) as
an economically
3 Exploit potential ties between agribusiness and renewable industries and the targeted niche
industries of bio-life sciences and advanced manufacturing.
productive use.
4 Facilitate construction of cold chain storage facilities near the airport to enhance the
competitiveness of Airport City’s agribusiness, as well as its bio-life sciences sector.
1 Promote development of a clean technology and manufacturing sector as part of Airport City’s
emerging green economy.
3 Foster sustainable
business practices
throughout Airport 2 Incentivize green programs and sustainable practices (e.g., energy efficient development) for
companies located within Airport City.
City.
3 Lead by example, introducing sustainable design and green practices into Airport City’s public
infrastructure, facilities, and services.

FIG 6.5: GREEN INDUSTRY AND RENEWABLES INFRASTRUCTURE CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PA R K
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSON 4
240 51 RHODES
MASSEY
3
M A L LO RY
Q U IN
240
CE
55
AMERICAN
D E M O C R AT 385
MENDENHALL
MT
M
TCHU
O
R
GH IA
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
W I N C H E ST E R
W I N C H E ST E R
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
S H E L BY S H E L BY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 74
Key development typologies are integral to extending and improving Airport City’s green network. These encompass
land resources possessing a range of sizes and scales devoted to resource protection, parks and recreation, and green
industry and renewables infrastructure.
RESOURCE PROTECTION PARKS AND RECREATION
NATURALIZED STREAM NATURAL RESOURCE AREA NEIGHBORHOOD PARK
Description: Non-channelized waterway, including streams restored Description: Protected open space area of ecological value, in Description: Public urban park generally serving as the recreational
to a more natural condition and function to better accommodate particular, undeveloped properties associated with waterways and focus for a single neighborhood and located within walking distance of
biodiversity, recreation and flood management objectives; these should floodways; these lands often present scenic and passive recreational most of its homes.
be treated as an ecological resource. opportunities as well. Typical Facilities: Athletic Facilities (ball fields, sports courts, etc.);
Typical Facilities: Hiking & Jogging Trails; Nature Center / Interpretive Playgrounds; Picnic Areas & Pavilions; Restrooms / Concessions.
Center & Trails Typical Size: 5 – 25 Acres
GREENWAY STORMWATER RETENTION BASIN COMMUNITY / REGIONAL PARK
Description: Public linear open space that normally follows a waterway, Description: Used to manage stormwater runoff, providing flood Description: Public urban park that is large enough to serve multiple
abandoned rail line or transmission line, and helps connect and protect protection, water quality improvement, groundwater recharge, and neighborhoods with extensive passive and active recreational
areas of ecological, scenic and recreational value. potentially serving as a scenic open space and recreational amenity. opportunities, including those not feasible or suitable for a
Typical Facilities: Shared Use Paths; Hiking & Jogging Trails; Nature / Typical Facilities: Retention Pond / Wet Pond; Landscape Perimeter neighborhood park.
Interpretive Trails & Signage with Native Plants; potential for Recreational & Sports Facilities Typical Facilities: Athletic Facilities (ball fields, sports courts); Swimming
Pool; Playgrounds; Picnic Areas & Pavilions; Community Center
Typical Size: 25+ Acres

GOLF COURSE COMMUNITY FARM / COMMUNITY GARDEN RENEWABLE ENERGY INFRASTRUCTURE
Description: Special use park or recreational facility strategically Description: Locally based farming and recreational gardening, Description: Undeveloped and vacant lands throughout Airport City
located to serve the broader community; a golf course may be encompassing cooperative community farms and small scale allotment present a renewable energy opportunity, providing local energy
publically or privately operated. gardens; these tend to emphasize organic methods and support the production and support for the area’s emerging green industry; small
Typical Facilities: 18-Hole Golf Course; Clubhouse local food movement. scale renewable technologies such as micro or small scale wind, solar,
Typical Size: 100 – 150 Acres Typical Facilities: Co-op Farming / Community Shared Agriculture; and biomass energy generation systems are especially recommended.
Allotment Gardens; Demonstration Gardens; Farmers’ Market Typical Facilities: Urban Turbines; Solar Farms & “On-Site” Photovoltaic
Systems; Biomass & Biofuel Production
ATHLETICS COMPLEX AGRIBUSINESS / AGRICULTURE COLD CHAIN STORAGE FACILITY
Description: Sports fitness and training complex serving the Description: Agricultural production to include staple crop production, Description: Storage facility designed to control key environmental
recreational and athletic needs of youth and / or adults, normally processing, distribution and supply, as well as the development of factors, in particular temperature; part of an uninterrupted chain of
accommodating multiple sports and including facilities for tournaments renewable bio-based products (e.g., agrichemicals, biofuels, etc.); storage and distribution activities that maintain a given temperature
and competitions, as well as for daily use and practice; an athletics within Airport City this may encompass large scale farming enterprise range and help extend and ensure the shelf-life of various agricultural
complex may be publicly or privately operated. and smaller scale family and cooperative farms, and is recommended products, pharmaceuticals, etc.
Typical Facilities: Gymnasium / Indoor Courts; Fitness Center; Aquatics as a productive land banking strategy. Typical Facilities: Refrigerated Storage; Controlled Atmosphere
Center; Practice and Competition Sports Fields; Concessions Typical Facilities: Nurseries; Crop Production; Processing and Packaging Storage: Chilled or Frozen Processing; Commercial Refrigeration
FINAL REPORT 76
An effective range of programs and measures are available for strategic partners to implement the proposed
infrastructure and environment plan. These include initiatives that enhance the natural and scenic environment, increase
recreational opportunity, support local farming, and promote green practices.
RESOURCE PROTECTION PARKS AND RECREATION
RIPRARIAN ZONE PROTECTION URBAN STREAM RESTORATION STREETSCAPE LINKAGES
Description: The UDC establishes Floodway and Floodplain zoning Description: Reclamation of a channelized or degraded stream Description: The redesign of arterial and local streets as safe and
that apply development restrictions intended to mitigate flood hazard; corridor to a more natural state, enhancing its ecological, scenic and comfortable public space accessible to multiple users, especially
nonetheless, the acquisition of land adjacent to waterways to facilitate recreational value while maintaining structural integrity and minimizing pedestrians; enhanced streetscapes incorporating street trees and
urban stream restoration and create publicly accessible and continuous flood impacts. other amenities should link activity nodes and community open space.
greenways is recommended. Typical Features: Flood Zone Restrictions; Stream Bank Stabilization & Typical Features: Complete Streets Policies; Pedestrian & Bicycle Plan;
Typical Features: Flood Zone Restrictions (e.g., Floodway and Revegetation; Stormwater Retention Ponds Streetscape Improvements (e.g., street trees, lighting, etc.); Enhanced
Floodplain Zoning); Stream Corridor Restoration & Revegetation; Land Crosswalks
Inventory; Land Acquisition.
STORMWATER MANAGEMENT BEST PRACTICES URBAN FORESTRY / TREE PLANTING PARKS ACQUISITION AND IMPROVEMENT
Description: Integrated management of urban runoff to control Description: The planting, care and protection of Airport City’s trees as Description: The planning, acquisition, expansion and improvement
flooding; pollution and erosion, emphasizing storage, infiltration, and an environmental resource and for the purpose of improving the urban of public parks and recreation facilities; within Airport City, acquisition
controlled release, including the preservation of streams as “aquatic environment, with an emphasis on planting native species. should generally focus on neighborhood parks for underserved areas
resources” and the maintenance of riparian “buffer zones.” Typical Features: Urban Tree Inventory; Street Tree Master Plan; Street and greenways.
Typical Features: Stormwater Management Best Practices Manual; Tree Planting; Stream Corridor Restoration & Revegetation Typical Features: Land Inventory; Land Acquisition; Capital
Flood Zone Restrictions; Stormwater Retention Ponds Improvement Plan; State & Federal Grants

SHARED FACILITY USE CONSERVATION AGRICULTURE ZONING URBAN FARMING
Description: The joint use of community and school facilities, including Description: The Conservation Agriculture (CA) District as defined Description: Encourages local food production and improves a
community use of school recreational facilities (e.g., playgrounds, by the UDC is intended to conserve agricultural land and protect community’s “food security” by supporting local farmers and providing
gymnasiums, fields, courts, etc.); normally based on an agreement undeveloped natural amenities; within Airport City, this zoning area residents a place to grow fresh produce and other crops; community
between the school district and city that addresses the terms and designation should be applied to properties most suited to long-term gardens may transform abandoned or vacant lots into productive gardens
conditions of reciprocal use of public property, including funding of agribusiness. or offer a health and recreational amenity within public parks.
operations and maintenance. Typical Features: Land Inventory; City Initiated Zone Changes Typical Features: Publicly or Privately Owned Lots; Interim Use
Typical Features: Joint or Shared Use Agreement Standards; Educational Programs; Farmers’ Market.
RESIDENTIAL OPEN SPACE INTERIM USE FARMER’S MARKET
Description: Requirement for useable open space in conjunction with Description: Accommodation of community gardens, local farming Description: A physical retail market featuring foodstuffs sold directly
new or substantially rehabilitated multi-family complexes and mixed-use and similar activities on vacant, underdeveloped and recently cleared by area farmers to local consumers providing an outlet for local
developments, including design standards for outdoor common space properties affords a productive interim use, and should be permitted products and building social ties to the benefit of the entire community.
and associated amenities. contingent upon defined performance standards (e.g., minimal impact Typical Features: Community Sponsorship; Indoor or Outdoor Venue;
Typical Features: Residential Open Space Standards (UDC Text on neighboring residential use). Booths / Stalls
Amendment as appropriate); Communal Outdoor Space; Recreational Typical Features: Interim Use Standards (UDC Text Amendments);
Amenities (e.g., swimming pool, picnic area, playground, etc.) Land Banking / Property Transfer
FINAL REPORT 78
7
CHAPTER
HOUSING & COMMUNITY
RESOURCES

7.1 OVERVIEW
A number of Airport’s City’s residential neighborhoods, as well as its commercial corridors are in decline. The turnaround
will require a comprehensive approach to community development, ranging from new construction and rehabilitation to
the delivery of programs that extend needed services, encourage community involvement, and promote capacity building.
CONTEXT New Housing Markets: The provision of quality work
force housing at key locations is one strategy to stabilize
neighborhoods, although the market potential for new housing
Airport City has experienced a general decline in the economic
is limited. Prospective housing markets include: 1) targeted
stability and livability of its residential neighborhoods. Negative
mixed-use / mixed-income development to integrate and
trends include escalating poverty and increasing levels of
mend a marginal or declining neighborhood; 2) senior housing
public subsidy, foreclosure, rental housing, and crime, with
development; 3) rehabilitation and repositioning of existing
a corresponding reduction in income and property values.
multi-family housing to create sustainable and walkable
This decline has led to the departure of many higher income
environments; and 4) rehabilitation of existing single family
residents along with quality retailers and amenities. Multiple
dwellings.
strategies are required to change perceptions, arrest decline
and improve neighborhood stability. Housing construction Local Amenities: Changing demographics have led to
and rehabilitation are important tools for stabilizing and downgrades in the quantity and quality of retail and lifestyle
revitalizing existing neighborhoods, as are the development amenities available to area residents, with substantial losses
of new and upgraded community amenities and facilities. to more economically secure east Memphis and northern
However, numerous approaches to community development Mississippi. A dearth of value shopping (e.g., big box and
do not require “brick and mortar.” Among these are business national retailers), dine-in options, entertainment venues (e.g.,
incentives, code enforcement, community policing, youth a movie theater), and supermarkets or large grocery stores are
education and employment, and vocational training. the most glaring holes.
Community Facilities: Health, safety and K – 12 educational

INVENTORY SUMMARY facilities are generally distributed to effectively service Airport
City’s residential neighborhoods. However, given the
The following summarizes Airport City’s housing and skills-jobs mismatch among area residents, there is demand
neighborhood resources, including potential housing markets: for continuing, vocational, or post-secondary education.
Housing Resources: Detached single family homes are typical

of the area’s residential stock, including a number of stable
moderate and upper-middle income neighborhoods. However,
Whitehaven also has one of the highest concentrations of
multi-family housing in the City. This is negatively perceived,
as these multi-family complexes tend to suffer from deferred
maintenance or abandonment, and are associated with higher
crime. Nonetheless, they do supply affordable housing to the
community.
Lifestyle amenities are needed to attract new businesses and residents to Airport City.
FINAL REPORT 80
ANALYSIS SUMMARY • A wide array of community development corporations
(CDC’s) currently operate within the boundaries of
LEGEND
Airport City, pursuing multiple economic and community
Airport City has suffered from the outward migration of
development goals.
retailing activity and higher income residents to more
economically secure areas of Memphis. In their place, • Recent initiatives in community policing and neighborhood
persistent crime and blight inhibit healthy commerce and watch programs have reduced crime in some areas.
detract from neighborhood livability, especially evident in the
disinvestment along commercial corridors and the presence of • Financial assistance for local and small business and
dilapidated and poorly maintained multi-family complexes. Of public realm improvements are accepted measures to
particular note, the Airport area is disproportionately affected slow commercial disinvestment and halt the loss of
by youth crime and a high rate of youth unemployment. retailing to outlying suburbs.
Barriers to both construction and home mortgage financing
• Existing “retail voids” should be filled through business
inhibit new housing construction, and to a lesser degree
attraction and expansion supported by economic
housing rehabilitation. The result of these trends is a negative
development programs and incentives.
perception of the area that impedes efforts to attract new
business and skilled workers. Assets and opportunities include: • The community supports expansion of continuing,
vocational and post-secondary education as a means of
• Stable single family residential neighborhoods are in
addressing youth unemployment and improving the jobs
evidence (especially the Fox Meadows neighborhood and
skills of local residents.
parts of Whitehaven); however, many areas show signs
of decline. • There is opportunity to maximize the use of existing
community facilities as shared space accommodating
• Although many complexes are in disrepair, there is a
multiple community development programs and initiatives.
large inventory of multi-family housing offering a range
of rental and locational alternatives, including affordable
housing options.
• Prospective housing markets include mixed-use, senior

housing development, and single and multi-family
residential rehabilitation.
• Small scale housing ventures utilizing public incentives

and / or philanthropic funding appear to be the most
viable housing development opportunity.
Multi-family housing in Airport City is diverse in location and price point.

FIG 7.1: REGIONAL-SCALE CIVIC, CULTURAL, AND EDUCATIONAL RESOURCES
FINAL REPORT 82
7.2 HOUSING & COMMUNITY RESOURCES PLAN
The Housing & Community Resources Plan Element provides policies, strategies and concepts to improve neighborhood livability by
expanding the quality, accessibility and range of available resources. The overall concept identifies neighborhood advancement zones,
supported by proposals for the area’s 1) housing and neighborhoods; 2) community amenities; and 3) community services and facilities.
NEIGHBORHOOD ADVANCEMENT Urban Revitalization Areas promote extensive
redevelopment and revitalization of proposed activity nodes
LEGEND
ZONES to serve as focal points for surrounding neighborhoods. These

are prime opportunities to develop upgraded commercial
The overall concept targets public and private investment for amenities and moderate density housing typologies, including
residential and commercial areas in most need of rehabilitation low-rise multi-family and residential mixed-use, in
and revitalization. Proposed activity nodes are envisioned as accordance with smart growth principles.
the focal points for surrounding residential neighborhoods,
Neighborhood Stabilization Areas locate residential areas
but are currently typified by underdeveloped properties and
that are candidates for an aggressive program of community
underperforming commercial centers. Well-traveled corridors
development intended to fend off decline and stabilize the
should be visually appealing and commercially successful,
area. Initiatives should promote home ownership, home
but suffer from disinvestment and deterioration. Some
improvement, community policing, and neighborhood
neighborhoods require uplift. Transformation is dependent
clean-up.
on investment in the public realm and upgrades to public
facilities. Programs that engage non-profits and private Housing Improvement Sites identify residential complexes
developers in the redevelopment and rehabilitation of targeted for substantial rehabilitation, as well as properties
commercial and residential properties are also necessary, as recommended for residential infill development. A number
are initiatives that provide vital services to the community and of potential housing development sites are advantageously
excite their involvement. located within proposed activity nodes, presenting the best
opportunity for the construction of quality mixed-income and
KEY COMPONENTS mixed-use product.
Commercial Amenity Development Sites identify

Multi-Use Corridor Revitalization defines highly visibility neighborhood shopping centers targeted for substantial
corridors in need of significant redevelopment and rehabilitation, in addition to sites recommended for new
revitalization. Generally occupied by commercial and commercial retail development. A number of these sites
multi-family residential use, these corridors will benefit from are linchpins in the revitalization of proposed activity nodes,
recommended complete streets enhancements, and various representing the best opportunity to provide expanded retail
business and housing assistance programs, such as code offerings and other desired amenities that create a destination
enforcement and façade improvement. for surrounding residential areas.
Major Community Facility Sites locate physical facilities that

meet pressing community service needs, namely, community
centers and an educational facility devoted to advanced skills
training. Proposed community centers augment existing
centers to more conveniently serve the area.

FIG 7.2: NEIGHBORHOOD ADVANCEMENT ZONES CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 84
HOUSING AND NEIGHBORHOODS PROPOSAL
POLICIES STRATEGIES LEGEND
1 Reduce visual blight, encouraging rehabilitation of deteriorating structures, demolition of severely

dilapidated residential buildings, and removal of demonstrably non-conforming uses and structures.
1 Preserve
neighborhood
integrity and enhance
the community’s image 2zones.
Attain adequate standards of property maintenance and upkeep by strengthening code
enforcement activities throughout the Airport area, addressing both residential and commercial
by building economic
and social stability.
3 Activate neighborhood and community shopping areas through commercial rehabilitation and infill
development.
1require
Advocate a comprehensive community development approach, attracting new investment and
residential development, while pursuing measures that promote community involvement and do not
“brick and mortar.”
2 Improve the quality

of life for area
residents through 2use.
Protect single family residential character, utilizing zoning and code enforcement tools, as well as
rehabilitation programs to ensure proper standards of upkeep and maintain compatible density and
active investment
in neighborhoods,
including measures to
turn around declining
residential areas.
3 Steer new housing developments and resources for housing rehabilitation toward sites that are
likely to stabilize marginal and declining neighborhoods.
4 Locate new housing away from Airport noise, emission and safety zones to the extent feasible.
1 Utilize a full range of programs, tools and incentives to encourage new housing construction and
rehabilitation, including the provision of both affordable and market rate product.
2 Allocate community resources toward promoting home ownership, including programs to reduce
3 Expand the range foreclosure rates, rehabilitate single family residences, and revitalize neighborhoods.
of housing choices
available to existing
and prospective
residents while 3 Encourage upgrades to deteriorating multi-family housing stock as a viable means of providing
quality affordable rental options.
increasing home
4 Explore
ownership. mixed-use and mixed-income development opportunities as part of larger urban village or
town center development projects targeted for major activity nodes.
5 Consider integrating senior housing into existing neighborhoods or potential urban village projects,
especially where it might provide a stabilizing element.

FIG 7.3: HOUSING AND NEIGHBORHOODS IMPROVEMENT CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 86
COMMUNITY AMENITIES PROPOSAL
1 Create a more viable retail market by stabilizing and strengthening residential neighborhoods.
1 Provide convenient
access to basic
goods and services and
other desired amenities,
including a wider array
2gaps.
Offer financial and technical incentives and support programs for local and small business
enterprise to halt the outward migration of shopping and services, and to fill fundamental retail
of shopping, dining, and
3 Attract
entertainment options. basic amenities and services to the area, including value shopping, dine-in options,
entertainment venues, and grocery stores and local markets.
2 Reclaim declining
commercial
1 Make financial and technical support resources available to local and small business enterprises in
furtherance of community revitalization goals.
areas and curtail the
outmigration of local
retail and service
providers.
2 Promote code compliance and advocate strict enforcement measures to help combat blight in
commercial zones.
1 Focus initially on redeveloping and revitalizing existing commercial centers, thereby building on
existing assets, maximizing existing shopping patterns, and reducing retail leakage.
3 Rejuvenate major
commercial
corridors and establish
2 Give particular attention to the revitalization of Elvis Presley Boulevard as a major tourist
destination and the “front door” to the Whitehaven neighborhood.
viable centers of
commercial activity. 3 Adopt updated commercial design guidelines to supplement and support the recently approved
Unified Development Code.
4 Introduce a façade improvement program to assist local and small businesses in upgrading the
appearance of key commercial corridors.

FIG 7.4: COMMUNITY AMENITIES CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 88
PROPOSAL
1 Empower communities in the fight against crime and blight by supporting and extending
neighborhood watch programs, volunteer patrols, and other community policing initiatives.
1 Embrace
community-based 2 Bring together police personnel and local residents, business owners, and community leaders to
identify and actively monitor crime ridden areas (i.e., “hot spots”).
initiatives such as
community policing and
youth education and
employment programs 3 Offer programs geared toward expanding youth recreation, education and employment
opportunities as an important step toward combating the area’s high rate of adolescent crime.
that will help stabilize
4 Invite
neighborhoods and corporate partners to participate in job training, and youth recreation and employment
reduce crime. programs.
5building.”
Coordinate with local non-profits (i.e., CDC’s), community associations, and faith-based
organizations to advance initiatives geared toward neighborhood improvement and “capacity
2 Maximize
and upgrade 1 Give priority to underserved neighborhoods for funding new and upgraded community facilities
(e.g., senior and community centers, branch libraries, etc.).
community facilities
to address gaps in the
provision of vital social
services, equitably
2sites.
Take full advantage of existing community facilities by accommodating multiple community
development activities and programs, for example, advocating shared use of underutilized school
meeting the needs of
3 Sponsor
Airport City’s various and / or back a regular program of community events that will serve Airport City and its
neighborhoods. various neighborhoods, while utilizing these events to advertise available community resources.
1 Expand available opportunities for continuing education, as well as youth education and training as
3 Cultivate the an important step in fostering community development.

necessary skills
in area residents to
access employment
in logistics and other 2 Attract vocational training programs and schools, and similar educational institutions with a track
record for success in imparting job readiness skills.
key sectors of the local
3 Furnish
economy. opportunity for adult and youth education programs to take up residence in existing school
and community facilities.

FIG 7.5: COMMUNITY SERVICES AND FACILITIES CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 90
Key development typologies are integral to the revitalization of Airport City’s commercial corridors and stabilization of
its most distressed neighborhoods. These include housing product at an appropriate range of densities, commercial
amenities favored by the community, and public facilities that address apparent shortcomings.
HOUSING AND NEIGHBORHOODS COMMERCIAL AMENITIES
SINGLE FAMILY RESIDENCE LOW-RISE MULTI-FAMILY CONVENIENCE RETAIL
Description: Detached or semi-detached dwelling unit usually Description: Building or complex containing multiple residential Description: Small, general purpose shopping center offering
occupied by a single household or family, built on a lot providing units, normally 2 – 4 stories in height and often including a narrow mix of convenience goods and personal services for a
surrounding yards. landscaped grounds. limited trade area; usually includes a convenience store / mini-mart.
Typical Facilities: Single Family Detached Dwellings; Small Lot Typical Facilities: Apartment & Condo Units Typical Facilities: Convenience Mart; Food & Beverage; Personal
Residential Dwellings; Duplex Units Typical Ancillary Uses: Outdoor Communal Recreation; Gym / Services (e.g., pharmacy, laundry); Gas Station
Typical Ancillary Uses: Outdoor Communal Recreation. Fitness Center; Social Hall; Business Center; Civic / Institutional Typical Ancillary Uses: Civic / Institutional
Density: 1 – 12 DU’s / Ac (e.g., community meeting space; child care & social services) Site Area: 1.5 – 5 Acres
Density: 40 – 80 DU’s / Ac Gross Leasable Area: 10,000 – 50,000 SF FAR: 0.20: 0.35
TOWNHOUSE / ROWHOUSE RESIDENTIAL MIXED-USE (VERTICAL MIXED-USE) SENIOR HOUSING
Description: Rows of nearly identical homes featuring shared Description: Single building or complex that integrates residential Description: Housing designed for persons that have reached the
walls; units are normally under separate ownership, although often use with commercial, civic, institutional and / or other compatible age of retirement, including active / independent adult and assisted
including common areas under shared ownership. uses; non-residential uses are normally located at street level. living facilities.
Typical Facilities: Rental or For Sale Attached Dwelling Units Typical Facilities: Apartment & Condo Units; Live-Work Units Typical Facilities: Apartment & Condo Units
Typical Ancillary Uses: Outdoor Communal Recreation Gym / Typical Ancillary Uses: Retail & Personal Services; Entertainment Typical Ancillary Uses: Outdoor Communal Recreation; Indoor
Fitness Center; Social Hall; Business Center & Dining; Gym / Fitness Center; Office; Civic / Institutional (e.g., Fitness / Recreation Center; Social Hall / Dining Hall; Civic /
Density: 12 – 25 DU’s / Ac community meeting space); Outdoor Communal Recreation Institutional (e.g., community meeting space)
Density: 40 – 80 DU’s / Ac Density: 20 – 80 DU’s / Ac

NEIGHBORHOOD / COMMUNITY SHOPPING CENTER TECHNICAL INSTITUTE / ADVANCED TRAINING CENTER VOCATIONAL / TRADE SCHOOL
Description: General purpose shopping center focused on general Description: Institution providing advanced (i.e., post-secondary) Description: School where students receive instruction in
merchandise and convenience oriented offerings and normally occupational or technical training, developing a specialized labor skilled trades (e.g., plumber, electrician machinist,, etc.) and / or
anchored by a supermarket. pool for key sectors of the Airport City economy (e.g., logistics, are taught specific job skills; normally a secondary education,
Typical Facilities: Supermarket / Grocery; Large Specialty Discount advanced manufacturing, bio-life sciences); technical institutes are vocational schools may be associated with a high school and / or
(e.g., home furnishings); Food & Beverage; Personal Services advantageously paired with an “Incubator / Discovery Park” typology. take the place of a traditional high school curriculum.
Typical Ancillary Use: Civic / Institutional Typical Facilities: Classrooms & Meeting Rooms; Career Typical Facilities: Classrooms & Shop Rooms; Career Counseling
Site Area: 5 – 20+ Acres Counseling Center; Computing Center; Administrative Offices Center; Administrative Offices
Gross Leasable Area: 50,000 – 250,000+ SF FAR: 0.20 – 0.35
LIFESTYLE RETAIL CENTER COMMUNITY CENTER SENIORS CENTER
Description: Specialized shopping center featuring upscale Description: Public facility that supports community well-being Description: A place for elderly citizens of the community to
national chain and specialty stores with dining and entertainment through a range of social, recreational, and public information congregate and fulfill various social, recreational, and intellectual
in an outdoor setting. services, potentially including after-school programming, adult and needs (e.g., arts, culture and music programs); normally operated
Typical Facilities: Retail; Dining & Entertainment; Grocery; continuing education, and employment counseling; some non-profits by the local government, although non-profits and private senior
Personal Services; Gym / Fitness Center provide similar services for specific groups (e.g., youth clubs). residential communities may provide similar services.
Typical Ancillary Uses: Office; Civic / Institutional Typical Facilities: Classrooms & Meeting Rooms; Sports & Typical Facilities: Meeting Hall / Ballroom; Classrooms; Kitchen
Site Area: 10 – 35+ Acres Recreation Facilities / Fitness Center; Computing Center; Day Care
Gross Leasable Area: 250,000 – 750,000 SF FAR: 0.35 – 1.00
FINAL REPORT 92
A number of programs and measures are available for strategic partners to implement the proposed housing and
community resources plan. These include initiatives that utilize public incentives to facilitate community revitalization
and neighborhood rehabilitation, and activities that increase the accessibility and range of available community services.
HOUSING AND NEIGHBORHOODS COMMERCIAL AMENITIES
NEIGHBORHOOD CLEAN-UP HOUSING DEVELOPMENT (INCLUDING AFFORDABLE HOUSING) COMMERCIAL REVITALIZATION / FACADE IMPROVEMENT
Description: Organized “clean-up” events aimed at improving Description: A financing strategy and incentives package to Description: Encourages code compliance and upgrades to the
neighborhood appearance and arresting decline, normally involving promote the development and / or repositioning of multi-family appearance of commercial building facades and storefronts, often
graffiti paint-out, alley clean-up, trash and weed removal from projects, including incentivizing non-profit CDC’s to acquire, undertaken as part of a broader revitalization effort targeting
vacant lots, etc., with tools and supplies provided by a local develop and operate multi-family complexes. commercial corridors.
government sponsor; Memphis’ “25 Square” clean-up program is Typical Features: Housing Inventory; Financial Assistance / Typical Features: Business Improvement District; Financial
a highly effective model. Incentives Package (e.g., tax credits & abatements, competitive Assistance (e.g., matching funds, grants & loans); Design
Typical Features: Street & Yard Clean-up Crews; Free Dumpster loans). Guidelines & Signage Code; Design Assistance
Service; Tool Lending Center; Active Code Enforcement
HOME IMPROVEMENT COMMUNITY POLICING LOCAL AND SMALL BUSINESS ASSISTANCE
Description: Repair and rehabilitation programs primarily geared Description: Cooperative efforts between the police department Description: Critical to the revitalization of commercial districts
toward assisting low and moderate income households make and local citizens to fight crime and improve livability; this may and corridors, programs normally encompass financial and
needed repairs and improvements to their properties; the involve formal and informal mechanisms, some of which have technical assistance for local and small business enterprise.
participation of non-profit CDC’s in neighborhood rehabilitation proven successful in the Whitehaven neighborhood. Typical Features: Financial Assistance (e.g., low interest loans);
should also be encouraged and incentivized. Typical Features: Proactive Policing Approach (e.g., Safeways Technical Assistance (e.g., marketing support, information sharing);
Typical Features: Housing / Neighborhood Inventory; Financial Community Action Partnership); Neighborhood Watch / Citizen Government Contracting; Business Networks
Assistance (e.g., low-interest loans, down payment assistance) Patrols; Crime Prevention Measures (e.g., after-school programs)

YOUTH DEVELOPMENT (RECREATION, EDUCATION, AND EMPLOYMENT) CORPORATE PARTNERSHIPS PUBLIC FACILITY UPGRADES AND IMPROVEMENTS
Description: Institutions and programs focused on building the Description: Attracts business as a source of funding and Description: Encompasses acquisition, construction and
skills and competencies of local youth, especially as they transition other resources for non-profit and philanthropic activities; such rehabilitation (including accessibility and sustainability
to adulthood; activities may promote health and well-being, partnerships are a “win-win” helping non-profits achieve their improvements) of various public facilities, such as libraries,
academic achievement, civic and social involvement, and youth mission while businesses enhance their marketing presence and community and senior centers, etc.; within Airport City, priority
employment. display “good corporate citizenship.” should generally be given to meeting the needs of underserved
Typical Features: National Youth Organizations (e.g., Boys & Girls Typical Features: Sponsorship Networks (e.g., business and civic residential areas.
Clubs); After-School Programs; Mentoring / Tutoring; Leadership organizations); Marketing Plan Typical Features: Needs Survey / Facility Inventory; Capital
Development / Youth Councils Improvement Plan; State & Federal Grants
ADULT EDUCATION / JOB-TRAINING NON-PROFIT AND FAITH-BASED INITIATIVES COMMUNITY EVENTS
Description: Improves the job prospects of dislocated workers Description: Community and faith-based non-profit organizations Description: Regularly scheduled or special / seasonal events that
and other adults through community college, technical and are valuable partners in community and economic development; bring the community together for celebrations, recreation
trade school, and similar programs that teach skills relevant to their activities may encompass social services (e.g., charity, and / or to share information and resources; these are often
Aerotropolis employment. education), community advocacy, real estate and local business treated as “capacity building” opportunities.
Typical Features: Technical Degree Programs (e.g., Associate development (e.g., affordable housing, small business loans). Typical Features: Job Fairs; Farmer’s Market; Holiday
in Technical Arts); Work-Study Programs & Internships; Career Typical Features: Government Aid (e.g., grants, tax credits, Celebrations; Food & Entertainment (e.g., “movie in the park”)
Counseling technical assistance); Non-Profit Service Providers; Umbrella
Organizations (e.g., Council of CDC’s)
FINAL REPORT 94
8
CHAPTER
ECONOMICS & REAL ESTATE

8.1 OVERVIEW
Airport City boasts numerous assets that favor its leading position in logistics and distribution and that support emerging
industries. Unfortunately, these advantages are overshadowed by a negative image of crime, blight, and obsolescence that must
be overcome by a comprehensive program of economic and community development, including target business recruitment.
CONTEXT competitiveness, while low leasing rates in the sub-market
present an on-going challenge to developing new office space.
East Memphis is home to the region’s highest share of Class
Greater Memphis shows signs of economic recovery, and as
A and B office space.
the region gradually moves toward a more stable economy,
it is bolstered by logistics, biosciences, tourism and other key Real Estate Market Analysis: Industrial: The regional market
industries. Meanwhile, the Airport City sub-market struggles for industrial space also shows signs of recovery. Low lease
to overcome various challenges, facing intense competition rates and high vacancy rates are countered by a trend toward
from outlying suburban areas. There is limited absorption improved absorption, although this is mostly evident in Desoto
potential throughout the region, much of which is anticipated County. In fact, Airport City’s competitiveness is hurt by the
to benefit North Mississippi under the status quo. Given availability of land for greenfield development in neighboring
expected absorption rates, even under a best case scenario, Mississippi. Additionally, the Airport area offers relatively little
a multi-decade process of redevelopment is expected. R&D and “flex” space critical to the new economy.
Real Estate Market Analysis – Retail: The Greater Memphis

INVENTORY SUMMARY retail market is weak, but in the initial stages of recovery; long-
term investor sentiment remains moderately strong. However,
Potential target sectors for economic development are there is little apparent upturn in the Airport City sub-market
informed by the findings of a real estate market analysis where lease rates are low and vacancy rates are high, and the
conducted in 2012 and summarized below: outward migration of retailing to suburban areas continues
unabated.
Macro-economic Overview: There are signs of recovery in
Greater Memphis’ commercial real estate market, highlighted Real Estate Market Analysis: Tourism and Accommodations:
by improving investor sentiment. Additionally, employment Visitors to Memphis provide an important source of economic
conditions are generally stabilizing, although less healthy activity, accounting for approximately 47,000 tourism jobs in
than most of Tennessee. The region benefits from a diverse Memphis and Shelby County. Hotel performance in Memphis
economic base, including logistics, bio-sciences, and has increased steadily during recent quarters, with elevated
agriculture, although an important challenge is the spatial occupancy and room rates due to a lack of new supply. The
mismatch between skills possessed by the labor force and tendency is toward reserved optimism in the tourism sector.
employment needs.
Economic Sector Analysis: Competitive advantages in
Real Estate Market Analysis: Office: The Greater Memphis logistics include a superior geographic location, the FedEx
office market is in the earliest stages of recovery, with World Hub, and a large pool of logistics workers. A sizable
gradually improving investor sentiment. However, Airport healthcare infrastructure, industry leaders in pharmaceuticals,
City’s lack of quality Class A office space reduces its orthopedics and spinal implants, and a superior distribution
supply chain favor the bio-sciences sector.
FINAL REPORT 96
ANALYSIS SUMMARY • Memphis is central to the nation’s highway, rail, and
inland waterway systems, strategically located at the
LEGEND
intersection of Interstates 40 & 55, and served by five
Concerns over crime and pervasive blight negatively impact
Class-One railroads, as well as the International Port of
Airport City’s image. Strained transportation infrastructure and
Memphis.
fragmented land ownership are reducing operational efficiency
and hindering economic development. Additionally, anti- • The region’s exceptional status as a “quadra-modal”
competitive tax rate and incentives policies are exacerbated transportation hub offers a competitive advantage and
by competition from outlying suburban areas, while economic may be further leveraged to spur economic development.
and community development programs are underfunded by
comparison to Memphis’ national competitors. These and • Strong institutional resources provide a basis for building
other factors such as the lack of destination commercial a stronger knowledge-based economy, highlighted by
and Class A office space near the Airport hamper the ability leading health, educational, and research facilities.
to attract and retain business. Unfortunately, the negative
• There are 22 post-secondary institutions in Memphis;
image portrayed overshadows the multiple assets available
among the most significant are the University of
throughout Airport City and the region; this is in part
Memphis, Embry-Riddle Aeronautical University, and the
attributable to ineffective marketing.
University of Tennessee Health Sciences Center.
MARKET COMPETITIVENESS ASSETS &

OPPORTUNITIES
• Memphis is located in the heart of North America,
offering distinct geographical advantages that support
development as a leading “Aerotropolis.”
• The region benefits from strong connections to the global

marketplace, highlighted by its strategic position in the
national and international transportation and logistics
network.
• MEM is North America’s leading air cargo hub and the

region’s primary economic engine, capable of reaching a
global market. Large format buildings support consolidated logistics operations.
• The Airport is home to FedEx’s global operations hub,

which supports the world’s largest fleet of air cargo
aircraft.

FIG 8.1: REGIONAL-SCALE ECONOMIC CLUSTERS
FINAL REPORT 98
ECONOMIC SECTORS ASSETS & • Memphis is recognized for its historic and evolving art
and music scene, placing it in a favorable position to
OPPORTUNITIES
become a leader in music, film, and tourism.
• There is an established critical mass of distribution and
logistics activity in the region, taking advantage of a • Targeted business recruitment and incentives have the
superior distribution supply chain and ample warehouse capacity to induce demand, capturing a larger proportion
space. of regional growth and increasing the development
potential of Airport City.
• Airport City is well positioned to host distribution and
logistics operations given its strategic infrastructure,
namely MEM, the FedEx World Hub, and key intermodal
facilities.
• FedEx is particularly successful at attracting businesses

dealing in “high value” and “light weight” products.
• Advanced manufacturing and bio-life sciences are

emerging economic sectors that rely heavily on the
region’s logistics strength and profit from proximity to the
Airport.
• The region features a sizeable healthcare infrastructure,

including the University of Tennessee Health Sciences
Graceland attracts over 600,000 visitors annually.
Center and St. Jude Research Hospital.
• Memphis is home to some of the world’s top

pharmaceutical companies, and is regarded as a leader in
orthopedics and spinal implants.
• The non-profit Memphis Bioworks Foundation actively

promotes growth in the bio-life science sector, focusing
on bio-medical, bio-logistics and bio-agriculture industries.
• The region’s rich cultural heritage, especially in music

and food, and its host of tourist attractions that include
Graceland, annually attracts millions of visitors.

FIG 8.2: ECONOMIC SECTORS LOCATIONAL CRITERIA
ECONOMIC SECTOR KEY DEVELOPMENT TYPOLOGIES AREA LOCATIONAL FACTORS (AIRPORT CITY ADVANTAGES HIGHLIGHTED) SITE SPECIFIC LOCATIONAL FACTORS
EXCEPTIONAL INTERMODAL CONNECTIVITY / TRANSPORTATION INFRASTRUCTURE
MULTI-TENANT LIGHT INDUSTRIAL ACCESS TO INTERMODAL FACILITIES & ROUTES
ACCESS TO CUSTOMER BASE
AIRSIDE-GROUNDSIDE LOGISTICS ACCESS TO AIR CARGO FACILITIES
LOGISTICS & LOCAL SUPPLY OF TRAINED LOGISTICS PERSONNEL
FACILITY / AIR CARGO TERMINAL
DISTRIBUTION AVAILABILITY OF LARGE DEVELOPMENT SITES
LOW TO MODERATE BUSINESS COSTS
WAREHOUSE / DISTRIBUTION CENTER
AVAILABILITY OF LARGE SPACE / CONSOLIDATED
PRO-BUSINESS ENVIRONMENT BUILDING FORMATS
TRANSIT HOTEL / TRAVEL PLAZA HOTEL
HIGH QUALITY-OF LIFE FOR EMPLOYEES / COMMUNITY LIVABILITY
SINGLE TENANT LIGHT INDUSTRIAL ACCESS TO VENDORS & CUSTOMERS IMMEDIATE ACCESS / ADJACENCY TO AIR CARGO FACILITIES
LOCAL SUPPLY OF TECHNICAL & SCIENTIFIC PERSONNEL ADVANTAGEOUS
MULTI-TENANT LIGHT INDUSTRIAL
PROXIMITY TO COLLEGES / UNIVERSITIES ACCESS TO INTERMODAL FACILITIES & ROUTES
ADVANCED SINGLE TENANT FLEX
MANUFACTURING LOW TO MODERATE BUSINESS COSTS AVAILABILITY OF FLEXIBLE SPACE FORMATS
MULTI-TENANT FLEX
PRO-BUSINESS ENVIRONMENT PRESENCE OF BUSINESS INCUBATORS / ACCELERATORS
AIRSIDE-GROUNDSIDE LOGISTICS
FACILITY / AIR CARGO TERMINAL HIGH QUALITY OF LIFE FOR EMPLOYEES / COMMUNITY LIVABILITY PRESENCE OF NEARBY AMENITIES / SERVICES
SUPERIOR DISTRIBUTION SUPPLY CHAINS

SINGLE TENANT LIGHT INDUSTRIAL AMPLE WAREHOUSE SPACE IMMEDIATE ACCESS / ADJACENCY TO AIR CARGO
MULTI-TENANT LIGHT INDUSTRIAL LOCAL SUPPLY OF TECHNICAL & SCIENTIFIC PERSONNEL FACILITIES (<10 MIN.)
SINGLE TENANT FLEX PROXIMITY TO COLLEGES / UNIVERSITIES IMMEDIATE ACCESS TO COLD STORAGE FACILITIES
BIO-LIFE SCIENCES MULTI-TENANT FLEX ACCESS TO FINANCIAL RESOURCES (TO FUND R&D) AVAILABILITY OF FLEXIBLE SPACE FORMATS
AIRSIDE-GROUNDSIDE LOGISTICS PRO-BUSINESS ENVIRONMENT PRESENCE OF BUSINESS INCUBATORS / ACCELERATORS
FACILITY / AIR CARGO TERMINAL
AFFORDABLE OPERATING COSTS PRESENCE OF NEARBY AMENITIES / SERVICES
HIGH QUALITY OF LIFE FOR EMPLOYEES / COMMUNITY LIVABILITY
CULTURAL ASSETS / TOURIST ATTRACTIONS
GLOBAL ACCESS / INTERNATIONAL CONNECTIVITY
LIFESTYLE RETAIL CENTER CLOSE PROXIMITY TO CULTURAL / TOURIST ATTRACTIONS
MUSIC, MEDIA, & LOCAL SUPPLY OF TECHNICAL PERSONNEL (ESP. FOR MEDIA)
TOURISM TOURISM / ENTERTAINMENT HOTEL AIRPORT PROXIMITY ADVANTAGEOUS
TRAVEL HOTEL / TRAVEL PLAZA HOTEL NEIGHBORHOOD VITALITY / LIVABILITY
PRO-BUSINESS ENVIRONMENT
SINGLE TENANT LIGHT INDUSTRIAL
IMMEDIATE ACCESS TO COLD STORAGE FACILITIES
MULTI-TENANT LIGHT INDUSTRIAL ACCESS / PROXIMITY TO MARKET ACCESS TO INTERMODAL FACILITIES & ROUTES
SINGLE TENANT FLEX LOCAL SUPPLY OF TECHNICAL, SCIENTIFIC, & MANAGEMENT PERSONNEL
GREEN INDUSTRY AVAILABILITY OF LAND RESOURCES (I.E., FARMLAND)
MULTI-TENANT FLEX PROXIMITY TO COLLEGES / UNIVERSITIES PROXIMITY TO BIO-LIFE SCIENCE FIRMS / RESEARCH
AIRSIDE-GROUNDSIDE LOGISTICS ACCESS TO R&D ACTIVITIES
FACILITY / AIR CARGO TERMINAL PROXIMITY TO ADVANCED MANUFACTURING FIRMS /
RESEARCH
CENTRAL LOCATION
OFFICE PAD AIRPORT PROXIMITY ADVANTAGEOUS
GLOBAL ACCESS / INTERNATIONAL CONNECTIVITY
OFFICE CAMPUS / OFFICE PARK AVAILABILITY OF HIGH-QUALITY / CLASS A OFFICE SPACE
BUSINESS & SUPPLY OF QUALIFIED PERSONNEL
ADMINISTRATION INCUBATOR / DISCOVERY PARK AVAILABILITY OF HOTEL & CONFERENCE / SUPPORT
CORPORATE HOTEL AND CONFERENCE AMENITIES
PRO-BUSINESS ENVIRONMENT
TRANSIT HOTEL / TRAVEL PLAZA HOTEL LINKS TO DOWNTOWN
FINAL REPORT 100

8.2 ECONOMICS & REAL ESTATE PLAN
The Economic & Real Estate Plan Element sets forth policies, strategies and concepts to improve Airport City’s
business climate, grow target industries, and spur redevelopment. The overall concept describes a series of economic
development districts, supported by proposals for 1) market competitiveness and 2) economic sectors.
ECONOMIC DEVELOPMENT accommodated by sites that couple proximity to the FedEx
facility with immediate interstate access, thereby offering an
LEGEND
DISTRICTS exceptionally high level of intermodal access.
Bio-Life Sciences delivers high value and time sensitive

Economic Development Districts feature distinct competitive
products to the market, favoring immediate Airport access
advantages that favor one or more target industries, yet
and flexible space formats, as well as nearby amenities for its
demand active reinvestment. To this end, they incorporate
knowledge employees. Therefore, this industry is best suited
select redevelopment opportunity sites and catalytic projects
to sites situated directly alongside the Airport, which must
with potential to fulfill multiple economic and community
also accommodate ground side commercial activity and other
development objectives. In accordance with market projections,
airport-related uses.
a preponderance of industrial land use is assigned to most
redevelopment sites, supporting logistics and distribution, Music, Media & Tourism will find synergies with Graceland,
advanced manufacturing, and the bio-life sciences. On the leveraging and reinforcing its position as a major tourist and
other hand, the Elvis Presley Corridor absorbs a majority of entertainment destination. Sites located along Elvis Presley
the rather limited retail and residential capacity, consistent Blvd. also provide convenient access to the Airport and
with the emphasis on revitalizing and further activating this maximize the connection to downtown’s array of historical and
corridor to create a destination. Redevelopment sites located cultural assets.
directly adjacent to the Airport generally receive the broadest
mix of land uses, leveraging its assets to stimulate groundside Strategic Redevelopment Sites are selected based on
commercial activity and airport-related development. their capacity to support economic growth, revitalize their
surroundings, and capitalize on existing and proposed assets.
Recognizing that there are limits to market absorption,
KEY COMPONENTS potential site availability is also considered, generally
favoring large assemblages of underdeveloped and / or
Logistics & Distribution operations are recommended for underperforming properties (50 acres +). Accordingly, these
sites able to support a high level of intermodal access and are categorized as 1) Priority Redevelopment Sites, and 2)
accommodate the outsized buildings required for modern Secondary Redevelopment Sites.
logistics and some industrial processes. The large vacant and
underdeveloped parcels required to meet this demand are Trigger & Catalytic Projects establish the essential conditions
primarily found southeast of the Airport along Shelby Dr. and that will stimulate further development. Trigger Projects are
Holmes Road, complemented by accessibility to MEM, the BNSF regarded as critical to the near-term improvement of Airport
terminal, and I-55 and the Lamar Corridor via these two roadways. City and implementation is expected within a few years; given
current conditions, Catalytic Projects may take a little more
Advanced Manufacturing requires strong logistics capabilities time to get off the ground. These are categorized as 1) Urban
and reliable air cargo service for successful operations, as Design Projects; 2) Infrastructure Projects; 3) Institutional
well as flexible space formats. These needs are most readily Projects; and 4) Site Developments.

FIG 8.3: ECONOMIC DEVELOPMENT DISTRICTS CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 102

MARKET COMPETITIVENESS PROPOSAL
POLICIES STRATEGIES
1 Strengthen the
institutional,
1 Reinforce physical, social, and economic ties between Airport City and the major educational and research institutions located throughout the Memphis region.
educational, and
research infrastructure
to advance economic
2 Team with educational and research institutions in the development of state-of-the-art facilities, technological innovation, and training for a competitive work force.
development goals.
3 Develop research and training facilities that will function within the boundaries of Airport City as extensions of local and regional universities and colleges.
1 Advertise Airport City’s advantages, especially its excellent interstate highway connections, MEM, the FedEx World Hub, and time-critical logistics service providers.
2 Market Airport
City’s competitive
advantages both
internally and 2 Recruit targeted businesses that gain from Airport City’s assets, giving priority to the following the economic sectors: 1) Logistics & Distribution; 2) Bio-Life Sciences; 3) Green
Industry; 4) Advanced Manufacturing; and 5) Music, Media & Tourism.
3 Leverage the region’s unique cultural appeal to promote tourism in the area, in particular, drawing upon Memphis’ musical heritage and the Graceland attraction.
externally.
3 Establish an “Economic
Development
1 Empower the proposed Economic Development Organization with the authority to marshal the resources necessary to achieve community and economic development goals
for Airport City.
Organization” dedicated to
the planning, development,
management and
2 Give the proposed Economic Development Organization primary responsibility for implementing the Airport City Master Plan to accelerate the region’s competitiveness.
marketing of Airport City.
3 Emphasize the creation of jobs as a key indicator of success for Airport City and as a principal goal of the proposed Economic Development Organization.
4 Heighten the ability of
Airport City to compete 1 Create a favorable business climate to bolster recruitment, promote start-ups and expansion, and support the development of local companies.
in the 21 Century
st
knowledge-based economy
by developing a more 2 Pursue a competitive tax structure and regulatory environment, while offering a competitive and flexible range of development tools and incentives, including financial and
technical assistance, especially for targeted business.
3 Undertake
favorable environment for regulatory streamlining as a means of promoting business retention, expansion, and relocation, for example, introduce “fast track permitting” for commercial and
doing business. industrial projects.
5 Promote effective
cooperation
1 Rely on the proposed Economic Development Organization to foster collaboration between layers of government and quasi-government entities that have a stake in the area, and to
actively impact government direction in favor of Airport City.
between multiple
stakeholders, including 2 Coordinate with local, non-profit Community Development Corporations to facilitate better access to funding sources and implement a comprehensive program of community
development for Airport City.
various layers of
government, non-profit
organizations, and
3 Develop and maintain strong public-private partnerships to help ensure that the resources of both sectors are used to maximum effectiveness and efficiency.
4 Build
business enterprise. collaborative relationships between development entities functioning both “inside and outside the Airport fence,” bringing together airport management, developers
and investors, and public agencies.

FIG 8.4: AIRPORT CITY MARKET ABSORPTION (2013 – 2050)
LAND USE MODERATE GROWTH SCENARIO DEVELOPABLE PROGRAM LAND REQUIREMENT KEY ELEMENTS
50 TO 100 ACRES
RESIDENTIAL MIXED-USE ACTIVITY AT TRANSIT NODES
RESIDENTIAL 2,000 NEW UNITS (AVERAGE 54 UNITS / YEAR) MANY UNITS LOCATED ABOVE AND
LOW-RISE MULTI-FAMILY
AROUND TOD COMMERCIAL NODES
REVITALIZATION OF EXISTING RETAIL

1.5 MILLION S.F. OF NEW COMMUNITY & REGIONAL RETAIL AND
NEIGHBORHOOD / COMMUNITY SHOPPING CENTERS
RETAIL ATTRACTIONS (AVERAGE 40,500 S.F. / YEAR) 100 TO 125 ACRES
MIXED-USE ACTIVITY NODES
REVITALIZATION OF EXISTING STOCK
DESTINATION ATTRACTIONS
FEDEX RELATED
PROFESSIONAL SERVICES
OFFICE 1.1 MILLION S.F. TOTAL (AVERAGE 29,700 S.F. / YEAR) 50 TO 75 ACRES
MEDICAL SERVICES / HEALTH & WELLNESS SERVICES
“INCUBATOR” SPACE
MID SCALE PRICE POINT TOURIST HOTELS

LODGING 1,500 NEW ROOMS (AVERAGE 41 ROOMS / YEAR) 10 TO 25 ACRES
UPMARKET BUSINESS HOTELS
TARGETED INDUSTRIES
33 MILLION S.F. TO 58 MILLION S.F. TOTAL (AVERAGE 900,000 TO 1.57
INDUSTRIAL 1,500 TO 2,700 ACRES FLEX BUSINESS PARK (“JUST-IN-TIME” INDUSTRIES)
MILLION S.F. / YEAR)
LOGISTICS & DISTRIBUTION SPACE
TECHNOLOGY SCHOOL
ADDITIONAL
MIX OF ANCILLARY USES NEEDED TO “UNLOCK” AIRPORT CITY POTENTIAL 10 TO 15 ACRES COMMUNITY COLLEGE
DEVELOPMENT
EXHIBITION CENTER
FINAL REPORT 104

ECONOMIC SECTORS PROPOSAL
1 Match the
available workforce
with employment
1 Engage in workforce recruitment, development and education, including efforts to attract and
retain knowledge workers.
opportunities, attracting
and retaining skilled 2 Deliver work force training and management education with an emphasis on logistics expertise,
including efforts to draw technical training institutes and programs to the area.
3 Promote
management, scientific active partnerships between educational institutions and programs and major employers
and technical talent. located within the Airport area.
2 Attract and nurture

key industrial
13)Employ a full range of economic development tools and incentives toward attracting and retaining
targeted industries, including the use of: 1) tax abatements and credits; 2) grants and financing;
infrastructure provision; 4) public-private partnerships; and 5) land and zoning agreements.
sectors that will
expand employment
and strengthen the
regional economic
2“upstream”
Grow those economic sectors with an already strong presence in the Memphis region, namely
logistics, healthcare, and tourism, serving as a catalyst to attract complementary firms (e.g.,
and “downstream” supporting businesses).
base: 1) Logistics &
Distribution; 2) Bio-
Life Sciences, 3) Green
Industry; 4) Advanced
3 Leverage the Airport and the FedEx World Hub by targeting favored time sensitive manufacturing
and distribution industries that must locate in close proximity to the Airport.
Manufacturing; and
5) Music, Media &
Tourism. 4 Invest in industries that offer Memphis a competitive advantage; in particular, direct significant
economic development resources to establish national and global economic leadership in logistics.
3 Undertake strategic
infrastructure
1 Support implementation of the Greater Chamber’s Memphis Regional Infrastructure Plan and its key
infrastructure recommendations.
improvements
(transportation,
logistics, and
2 Develop Airport City’s intermodal transportation systems, with an emphasis on improving air to
surface connectivity for businesses handling time sensitive and high-value goods.
communications)
to maintain global
access, improve
3 Prioritize strengthening the ground transportation link between the Airport and the BNSF
Intermodal facility.
operational efficiency
and stimulate logistics
based economic
4 Complete needed local roadway and utility improvements that will support industrial growth,
including those identified by the Southeast Annexation Agreement.
development.
5 Provide for advanced telecommunications and electronic data interchange, enabling electronic
commerce, just-in-time delivery, and supply chain management.
4 Identify and
actively promote
development of
1 Engage in cost effective land acquisition and assembly, focusing on the redevelopment of vacant
and underutilized commercial and industrial properties.
catalytic sites for

industrial and 2 Stimulate near-term redevelopment of opportunity sites located in close proximity to the Airport to
maximize impact, emphasizing their availability for time sensitive and logistics operations.
3 Leverage
employment based the Airport’s land assets, taking advantage of the convergence of economic activity (people
uses. products, and information) to enhance global cargo operations and generate non-airline revenues.
5 Endorse green
jobs and green
1 Build on the local and regional presence of bio-logistics and bio-agriculture to further attract green
jobs and technology.
technology as
generators of
new employment
2 Create an incentive program to encourage and stimulate the growth of green industry within
Airport City.
opportunities.
3 Coordinate with local educational and research institutions in the development of green technology
and green studies programs.

FIG 8.5: ECONOMIC SECTORS CONCEPT
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
78
GETWELL
HI
POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
GH
H
BROOKS
OU
LA
KNIGHT ARNOLD
PL
HO
GOODL ETT
M
A
WINCHE STER
WINCHESTER
HICKORY HILL
OUTLAND
RAINES RAINES
RAINES
KIRBY
55
SHELBY SHELBY
175 175
69
78
HOLMES
176
NEW GETWELL
ELVIS PRESLEY
TCHULAHOMA
LA
CRUMPLER
M
A I R WAY S
AR
4
51
FINAL REPORT 106

Key development typologies are integral to improving Airport City’s market competitiveness and attracting target
industries. These include flexible space and large footprint industrial formats, as well as necessary support typologies,
such as quality office space and hotel accommodations.
SINGLE TENANT LIGHT INDUSTRIAL MULTI-TENANT LIGHT INDUSTRIAL SINGLE TENANT FLEX
Description: Normally build-to suit for a single tenant; especially Description: Speculative product, generally accommodating Description: Accommodates a flexible combination of functions,
fit for specialized manufacturing, for example, addressing the various small scale assembly and warehousing activities. including office, R&D, light industrial processing, small scale
specialized design and equipment of technology based activities Target Economic Sectors: Advanced Manufacturing; Bio-Life distribution and showrooms, etc.; buildings are normally
and large scale industrial processes. Sciences: Green Industry; Logistics & Distribution constructed for and occupied by a single tenant.
Target Economic Sectors: Advanced Manufacturing; Bio-Life Employment Density: 1.5 – 2.5 Employees / 1,000 SF Target Economic Sectors: Advanced Manufacturing; Aerospace;
Sciences; Green Industry Site Area: 5 – 20+ Acres Bio-Life Sciences; Green Industry; Information Technology
Employment Density: 1.5 – 2.5 Employees / 1,000 SF FAR: 0.35 – 0.50 Employment Density: 2.0 – 3.0 Employees / 1,000 SF
Site Area: 2 – 20+ Acres Building Size: 20,000 – 300,000+ SF Site Area: 2 – 40+ Acres
FAR: 0.40 – 0.50 Building Height: 1 Floor with 20’ – 24’ Floor to Ceiling Height FAR: 0.30 – 0.45
Building Size: 10,000 – 300,000+ SF Parking Ratio: 2 – 2.5 / 1,000 SF Building Size: 10,000 – 100,000+ SF
Building Height: 1 Floor with 20’– 24’ Floor to Ceiling Height Additional Requirements: Large bay doors & dock high parking Building Height: 1 – 2 Floors with Floor to Ceiling Height <18’
Parking Ratio: 2 – 2.5 / 1,000 SF Typical Site Layout: Parking Ratio: 2.5 – 3 / 1,000 SF
Additional Requirements: Large bay doors & dock high parking Additional Requirements: Manicured landscape at entries; clean
Typical Site Layout: building design with abundant windows for office space
Typical Site Layout:

MULTI-TENANT FLEX AIRSIDE-GROUNDSIDE LOGISTICS FACILITY / AIR CARGO TERMINAL WAREHOUSE / DISTRIBUTION CENTER
Description: Provides versatile and economical space for a Description: Facilities provide airside to groundside interface for Description: Comprised of large footprint, single story building(s),
combination of tenants and functions, including office, R&D, the movement, storage and distribution of goods; favored by “just- primarily for the storage and distribution of goods
light industrial processing, small scale distribution & showrooms, in-time” logistics companies, cold-chain and cold storage facilities (e.g., regional warehouse, bulk warehouse, etc.); this typology
etc.; development is speculative, offering space that is especially may be incorporated. may accommodate logistics firms that coordinate the distribution
suitable for small start-ups. Target Economic Sectors: Advanced Manufacturing; Bio-Life of products for a number of companies or function as the
Target Economic Sectors: Advanced Manufacturing; Aerospace; Sciences; Green Industry; Logistics & Distribution distribution center for a single, large company.
Bio-Life Sciences; Green Industry; Information Technology Employment Density: 1.0 – 2.0 Employees / 1,000 SF Target Economic Sectors: Logistics & Distribution
Employment Density: 2.0 – 3.0 Employees / 1,000 SF Site Area: 5 – 40+ Acres Employment Density: 1.0 – 2.0 Employees / 1,000 SF
Site Area: 5 – 40+ Acres FAR: 0.20 – 0.40 Site Area: 5 – 80+ Acres
FAR: 0.30 – 0.45 Building Size: 50,000 – 300,000+ SF FAR: 0.20 – 0.50
Building Size: 20,000 – 100,000+ SF Building Height: 1 Floor with 28’– 36’ Floor to Ceiling Height Building Size: 50,000 – 500,000+ SF
Building Height: 1 – 2 Floors with Floor to Ceiling Height <18’ Parking Ratio: 1.5 – 2 / 1,000 SF Building Height: 1 Floor with 28’ – 36’ Floor to Ceiling Height
Parking Ratio: 2.5 – 3 / 1,000 SF Additional Requirements: Manicured landscape entry; 5 – 10% Parking Ratio: 1.5 – 2 / 1,000 SF
Additional Requirements: Manicured landscape entry; building office space with windows typical; dock high or drive-in doors Additional Requirements: Manicured landscape entry; 5 – 10%
with abundant windows; 25% office, 75% warehouse / industrial Typical Site Layout: office space with windows typical; dock high or drive-in doors
Typical Site Layout: Typical Site Layout:
FINAL REPORT 108

ECONOMIC SECTORS
OFFICE PAD OFFICE CAMPUS / OFFICE PARK INCUBATOR / DISCOVERY PARK
Description: Stand alone office building serving a single or Description: Grouping of office buildings with ancillary facilities Description: Flexible office and / or light industrial space
multi-tenants; these may be build-to-suit or speculative. (e.g., recreational amenities, etc.) normally set within landscaped dedicated to start-up and early stage companies (often technology
Target Economic Sectors: Business & Administration; Education grounds; although often built for a specific tenant, these may be based), also offering business assistance services.
Employment Density: 3.5 – 4.5 Employees / 1,000 SF speculative endeavors. Target Economic Sectors: Bio-Life Sciences; Business &
Site Area: 1.5 – 5+ Acres Target Economic Sectors: Business & Administration; Information Administration; Education; Green Industry; Information Technology
FAR: 0.30 – 0.60 Technology Employment Density: 3.0 – 4.0 Employees / 1,000 SF
Building Size: 20,000 – 60,000+ SF Employment Density: 3.5 – 4.5 Employees / 1,000 SF Site Area: 5 – 20+ Acres
Building Height: 1 – 3+ Floors (3 floors typical) Site Area: 5 – 20+ Acres FAR: 0.30 – 0.50
Parking Ratio: 3.0 – 4.0 / 1,000 SF FAR: 0.30 – 0.60 Building Size: 30,000 – 100,000+ SF
Additional Requirements: Class A Recommended Building Size: 40,000 – 100,000+ SF Building Height: 1 – 3+ Floors
Building Height: 1 – 3+ Floors (2 floors typical) Parking Ratio: 3.0 – 4.0 / 1,000 SF
Parking Ratio: 3.0 – 4.0 / 1,000 SF Additional Requirements: High level of amenity and design
Additional Requirements: Class A recommended; high level of
amenity and design

TOURISM / ENTERTAINMENT HOTEL CORPORATE HOTEL AND CONFERENCE TRANSIT HOTEL / TRAVEL PLAZA HOTEL
Description: Hotel accommodating tourists visiting local Description: Full service hotel incorporating restaurant(s) and Description: Short stay hotel, often integrated with a “roadside
attractions, normally family oriented with a selection of activities, other amenities, most notably, on-site meeting, conference and travel plaza” to include limited retail, food and beverage,
such as a pool and spa, and multiple restaurant and entertainment exhibition facilities and entertainment amenities; patrons generally encompass
venues. Target Economic Sectors: Aviation; Business & Administration; tourists, business travelers, and logistics workers (e.g., truck
Target Economic Sectors: Music, Media & Tourism Music, Media & Tourism drivers, pilots, etc.).
Employment Density: 1.0 Employees / 2 Rooms Employment Density: 1.0 Employees / 2 Rooms + 1.0 – 2.0 Target Economic Sectors: Aviation; Business & Administration;
Site Area: 3 – 6 Acres Employees / 1,000 SF Conference Space Logistics & Distribution; Music, Media & Tourism
FAR: 0.50 – 1.00 Site Area: 3 – 6+ Acres Employment Density: 1.0 Employees / 2 Rooms
Building Size: 100,000 – 250,000 SF (120 – 200 rooms typical) FAR: 0.50– 1.00 Site Area: 3 – 6+ Acres
Building Height: 3 – 10 Floors Building Size: 100,000 – 500,000 SF FAR: 0.35 – 0.50
Parking Ratio: 0.5 – 1.0 Spaces / Room Building Height: 3 – 10 Floors Building Size: 50,000 – 250,000 SF
Parking Ratio: 0.75 – 1.0 Spaces / Room Building Height: 1 – 3 Floors
Parking Ratio: 0.5 – 1.0 Spaces / Room
FINAL REPORT 110

An effective range of programs and measures are available for strategic partners to implement the proposed economics
and real estate plan. These include initiatives to improve the business climate, attract and retain target industries, and
recruit skilled employees.
ECONOMIC DEVELOPMENT ORGANIZATION TECHNICAL SUPPORT OUTREACH AND NETWORKING
Description: An organization dedicated to the planning, Description: A potentially wide array of support services offered Description: Requires on-going communication and collaboration
development, and management of Airport City, specifically charged to local business and non-profits, covering such activities as with multiple stakeholders, coordinating efforts between various
with maintaining a competitive environment by stimulating marketing and promotions, grants management; job training public, private and non-profit entities and encompassing political
economic growth and development, attracting new investment, assistance, research and information sharing, and permitting outreach and intergovernmental communications, business and
facilitating business expansion, and creating jobs. assistance. non-profit outreach, as well as resident and property owner
Typical Features: Jurisdictional Collaboration; Enabling Typical Features: Resource Centers; Capacity Building Programs; participation.
Agreement; Board of Directors; Assigned Staff Assistance Networks Typical Features: Stakeholder Liaisons; Outreach Events; Local
Communications (e.g., web site, newsletters, etc.)
FINANCIAL INCENTIVES MARKETING CAMPAIGN COOPERATIVE RESEARCH AND EDUCATION
Description: A package of government sponsored financial Description: The advertisement and promotion of Airport City Description: Building partnerships between local industry and
incentives directed toward stimulating community and economic to include publicizing available development opportunities, and major educational and research institutions to more effectively
development, especially to attract new business and promote local potentially involving cross-marketing efforts with key stakeholders and efficiently share knowledge, spread innovation, promote
industrial expansion. (e.g., the Chamber of Commerce); major goals are to attract new technology transfer, and offer opportunities for practical work
Typical Features: Tax Incentives (e.g., tax credits and exemptions); investment and expand market share. experience.
Grants & Loans; Land Acquisition & Agreements Typical Features: Marketing Research; Marketing Plan; Logo / Typical Features: University Extension Services; Cooperative
(e.g., write-downs); Infrastructure Development; Free Trade & Brand Development; Airport City Web Site; Advertisement & Education (i.e., “Co-ops”); Satellite Campuses; Public-Private
Special Economic Zones Promotions / Public Relations (local and national media outlets) Research Centers; Business Incubators & Accelerators

ECONOMIC SECTORS
TARGET BUSINESS RECRUITMENT BUSINESS INCUBATOR / ACCELERATOR INFRASTRUCTURE FINANCING AND DEVELOPMENT
Description: Focus on bringing targeted industries to Airport City, Description: Business assistance program geared toward Description: Coordination of infrastructure development including
identified through strategic market analysis; success depends supporting the growth and development of entrepreneurial financing, phasing and construction, with reliance on public-private
on creating a competitive business environment, including the companies and “start-ups” by providing a range of support partnerships and intergovernmental cooperation to ensure proper
availability of financial and other meaningful incentives. services; they are normally managed by economic development timing and necessary funding for identified improvements.
Typical Features: Business Development Team; Government agencies, for-profit business, or colleges and universities. Typical Features: Capital Improvement Plan; State & Federal
Incentives (e.g., financial incentives, land agreements; Typical Features: Low-Cost Space; Shared Equipment; Consulting Grants; Bond Issues; Development Agreements
infrastructure development); Marketing & Promotions (e.g., & Administrative Services
recruitment package; property tours, trade shows, etc.)
KNOWLEDGE WORKER RECRUITMENT LAND ACQUISITION AND ASSEMBLY ADVANCED TELECOMMUNICATIONS
Description: The use of workforce incentives and educational Description: Purchase and transfer of underutilized parcels to Description: Investment in the widespread availability of state-
programs to expand the local pool of technical, scientific and prospective business operators, investors and developers as of-the-art telecommunications systems (e.g., fiber optic cables,
management talent available to fill aerotropolis jobs; employee a financial incentive to redevelopment; the assembly of large wireless and wired broadband applications, etc.) to promote efficient
training and development, as well as quality of life considerations sites is especially critical to attracting contemporary industrial, and cost effective business and industrial operations throughout
are key to attracting and retaining qualified employees. warehousing and logistics operations. Airport City; for example, to support intelligent freight technologies.
Typical Features: “Co-op” Education; Employment Incentives Typical Features: Land Banking; Site Inventory & Portfolio; Typical Features: Capital Improvement Plan; State & Federal
(e.g., jobs training grants); Recruitment Events Development Agreements Grants
FINAL REPORT 112

III
PART
ECONOMIC DEVELOPMENT
DISTRICT CONCEPTS
Economic Development Districts
describe areas that are ripe for
repositioning and redevelopment,
poised to attract the target
industries that will generate
quality jobs and maintain Memphis’
leadership as a logistics hub, while
simultaneously creating a more
sustainable and livable community.
Catalytic infrastructure projects
and strategic site developments
represent prime opportunities to
stimulate the required investment
and spur economic growth.
113 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN + REAL ESTATE ANALYSIS
WEST SIDE EAST SIDE
STREETSCAPE LINKAGES
AIRPORT AIRPORT
DISTRICTS DISTRICT
CREATIVE OFFICE
EDUCATIONAL INSTITUTES
AIRPORT-RELATED DEVELOPMENT
COMMERCIAL/ LIFESTYLE RETAIL
EMPLOYMENT/
AMENITY LOGISTICS
DISTRICT DISTRICTS
GATEWAY
LIVE MUSICIMPROVEMENTS
GREEN INDUSTRY
LOGISTICS CORRIDORS
FINAL REPORT 114
9
CHAPTER
WEST SIDE AIRPORT
DISTRICTS

9.1 OVERVIEW
Development strategies for these districts will concentrate on attracting commercial and business activities that support
the Airport, as well as high-tech firms reliant on airport proximity. Beautification of the primary gateway to the Airport
and development of a campus for specialized training and research are recommended as catalytic projects.
CONCEPT SUMMARY FIG 9.1: DISTRICTS KEY PLAN
Two of the identified Economic Development Districts gain a

distinct competitive advantage from their location immediately
west of the Airport: 1) Airport West, and 2) Brooks Road. From
I-240, these districts define the principle approach to MEM
along Airways and Plough Blvds. and describe the Airport’s
western edge. Given their prominence and accessibility,
perhaps no other economic development districts are so
crucial in initiating the renewal of Airport City.
The primary advantages available to these districts may be

summarized as convenient freeway access, high visibility,
and close proximity to the Airport and its passenger terminal.
To best leverage these assets, commercial support services
and other airport-related functions are recommended for the
Airport West Development District. Additionally, both districts
are depended upon to provide necessary space for high
technology firms that require the logistics capabilities only
available with a location close to the Airport. This is critical to
the target industries of advanced manufacturing and bio-life
sciences.
Catalytic projects and strategic redevelopment sites focus on

visually enhancing the approach to the Airport. Moreover, they
integrate desired functions to establish a “Creative Center” on
favorably located “Airport Buyout Lands” and an educational
and research campus at the Nonconnah Corporate Center. This
concept recognizes that many knowledge-based and
high-tech firms prefer convenient access to commercial
amenities, as well as the synergies that arise from close
cooperation between academic, research and development,
and business / industrial pursuits. Collectively, the Airport Airport West Districts will attract airport-related and high tech industries.
West Districts provide a concentration of creative activity that

will drive Airport City’s economy forward.
FINAL REPORT 116

FIG 9.2: CREATIVE CENTER DEVELOPMENT VISION

FIG 9.3: CREATIVE CENTER DEVELOPMENT EXPERIENCE
7
9
4
8
2
SUPPORT WORKFORCE EDUCATION IMPROVE NEIGHBORHOOD LIVABILITY IDENTITY & STRENGTHEN BUSINESS
3 2 7 NICHES & SUPPLY CHAINS
TECHNICAL EDUCATION CAMPUS SETTING BUSINESS INCUBATION

1 The technical institute trains the local workforce and
• 4• Tree lined streets and green quads create a campus 7 The business incubator launches entrepreneurial start-ups.
•
fosters a culture of innovation. environment.
8 Shared work space, administrative services and
•
2 Facilities include classrooms for lectures and seminars,
• 5 Restaurants, markets and other conveniences support
• manufacturing facilities reduce costs.
and workshops for applied skills training. creative activities.
9 Successful companies expand into flex space devoted to
•
3 Shared “fab-lab” facilities provide hands on training for
• 6 Broad sidewalks and clustered seating facilitate chance
• single occupants.
the advanced manufacturing sector. encounters and collaborative interaction.
FINAL REPORT 118

9.2 AIRPORT WEST DEVELOPMENT DISTRICT
The Airport West Development District accommodates a convergence of aviation-related business, commercial
amenities, airport support services, and knowledge based firms that rely on airport proximity. High-tech companies that
handle time sensitive and high value goods are especially suited to this location.
SUMMARY DESCRIPTION PROGRAM OPPORTUNITIES LEGEND
Featuring especially close proximity to MEM’s passenger The Airport West Development District will especially benefit
terminal, as well as vacant and underdeveloped properties from implementation of the following program initiatives:
associated with “Airport Buyout Lands,” this district possesses
unparalleled opportunity for a creative convergence of business, • Land Banking
education, research, and industry. Groundside commercial
• City Initiated Rezoning
activities and other uses that support aviation and airport
activities belong here (e.g., corporate office, corporate hotel • Transit “Loop” Circulator
and conference), as do knowledge based firms that favor a high
amenity environment. Especially appropriate are high-tech • Interim Use Standards
operations that handle time sensitive and high value goods,
• Adult Education / Job Training
namely bio-life science firms that depend on strong logistic
capabilities (e.g., medical testing, medical equipment • Target Business Recruitment
manufacturers, etc.).
• Knowledge Worker Recruitment
• Target Economic Sector: Bio-Life Sciences.
• Business Incubator / Accelerator
• Secondary Economic Sectors: Advanced Manufacturing;

Aviation & Aerospace; Business & Administration;
Information Technology; Logistics & Distribution.
REDEVELOPMENT OPPORTUNITIES FIG 9.4: REDEVELOPMENT OPPORTUNITY SITES

TOTAL YIELD POTENTIAL
The following redevelopment opportunities are strategically
important to the renewal and revitalization of the Airport West LAND USE BUILDING AREA (GSF) LAND AREA (ACRES)
Development District: RESIDENTIAL 0 0.00
RETAIL 170,000 15.40
• Trigger Project: Airport City Gateway
OFFICE 367,500 26.25
• Priority Redevelopment Site: Airport West 1 (AW-1) LODGING 140 RM / 122,500 5.45
INSTITUTIONAL 229,500 5.90
INDUSTRIAL 1,328,400 116.25
TOTAL 2,217,900 169.25

FIG 9.5: AIRPORT WEST DEVELOPMENT STRATEGY
FINAL REPORT 120

TRIGGER PROJECT: AIRPORT CITY GATEWAY
SUMMARY DESCRIPTION TRIGGER PROJECT LOCATION
The Airport City Gateway is an exceptionally high profile

project that will signal “kick-off” for the area’s renewal through
beautification and enhancement of the principle gateway to
the Airport. This project requires immediate demolition of the
former “Executive Inn” that has become a dilapidated eyesore
and portrays the area in an exceptionally negative light.
Following clearance, landscape improvements along Airways
and Plough Blvds. are recommended to create a highly
identifiable and visually appealing gateway to the community
and the Airport, including monument signage and public art.
Airport operations generally limit more intensive development,
although integration of an information and outreach center is
encouraged.
ECONOMIC RATIONALE & IMPACT

As a high profile project ready for immediate implementation,
the Airport City Gateway will provide the following benefits:
• Clears blight from a highly visible property that negatively

impacts the community’s image.
• Presents demonstrable positive change and confers

favorable publicity through targeted public realm
investment.
• Creates a memorable gateway to Airport City and MEM.
• Offers a potential branding opportunity for Airport City, for

example, through incorporation of high profile landscape,
signage, public art, etc.
Courtesy of LRK

AIRPORT CITY GATEWAY IMPLEMENTATION PLAN
ACTION PHASE RESPONSIBILITY
PLANNING, PROGRAMMING, & INVESTMENT YEAR 1 YEAR 2 YEAR 3 LEAD & SUPPORTING AGENCY OR ENTITY
PROPERTY ACQUISITION & CLEARANCE
COLLABORATION
LEAD: Memphis Aero City Alliance
Identify and secure funding and legal authority to acquire and clear the property. PLAN
SUPPORT: City of Memphis
LEAD: City of Memphis

Secure necessary approvals and permits for demolition and property clearance. PROGRAM
SUPPORT: Memphis Aero City Alliance
INVEST
Allocate public funds and execute acquisition, demolition and property clearance
GATEWAY / CORRIDOR DESIGN & CONSTRUCTION
COMMUNITY
Commission / undertake the design and engineering of the gateway and LEAD: Memphis Aero City Alliance
PLAN
associated roadway enhancements, and secure necessary approvals and permits. SUPPORT: City of Memphis

Identify and secure funding for gateway landscape and roadway enhancements. PROGRAM
Allocate public funds and construct the approved gateway design, including LEAD: City of Memphis
INVEST
landscape and roadway enhancements. SUPPORT: Memphis Aero City Alliance
AIRPORT CITY INFORMATION OFFICE DESIGN & CONSTRUCTION
COMMUNITY
Commission / undertake design and engineering of the information office, and LEAD: Memphis Aero City Alliance
PLAN
secure necessary approvals and permits. SUPPORT: City of Memphis & Greater Memphis Chamber
Identify and secure funding for construction of an information office (temporary or LEAD: City of Memphis
PROGRAM
permanent), including associated site improvements. SUPPORT: Memphis Aero City Alliance
Allocate public funds and construct the approved information office, including LEAD: City of Memphis
INVEST
associated site improvements. SUPPORT: Memphis Aero City Alliance
FINAL REPORT 122

FIG 9.6: AIRPORT CITY GATEWAY: BEFORE AND AFTER
BEFORE
AFTER
Courtesy of LRK
FINAL REPORT 124

PRIORITY REDEVELOPMENT SITE:
AIRPORT WEST 1
DEVELOPMENT STRATEGY ECONOMIC RATIONALE & IMPACT LEGEND
Located close by the primary gateway to MEM’s passenger Redevelopment of Airport West 1 as a creative center and
terminal, it is recommended that this site take advantage of commercial destination, will provide the following benefits:
“Airport Buyout Lands” to promote near-term development of
airport-related use. High visibility, immediate proximity to the • Provides for near-term development of underutilized
Airport, and convenient highway access suggest development “Airport Buyout Lands.”
as a destination featuring an especially rich and integrated
• Establishes a high visibility destination in close proximity
mixture of groundside commercial functions, airport support
to the Airport’s passenger terminal.
services, and knowledge-based aerotropolis activities.
Nonetheless, site development is contingent on future planning • Accommodates needed aviation-related functions and
by the Airport Authority. airport support services, including commercial amenities.
• Recommended Development Typologies: Convenience Retail; • Produces a creative environment with multiple amenities
Office Campus / Office Park; Incubator / Discovery Park; that attracts knowledge based employers.
Corporate Hotel and Conference; Single Tenant Flex; Multi-
• Meets flexible space demands for targeted economic
Tenant Flex; Technical Institute / Advance Training Center
sectors, including advanced manufacturing, bio-life
• Potential End Users: Aviation Administration; Bio-Life sciences, and logistics and distribution.
Sciences Research & Development; High-Tech Manufacturers;
Technical Education Providers; Telecommunications
Specialists Providers
AW-1 REDEVELOPMENT SITE LOCATION FIG 9.7: AW-1 DEVELOPMENT YIELD POTENTIAL
LAND USE RECOMMENDED TYPOLOGY YIELD (GSF) LAND AREA (AC)
RETAIL CONVENIENCE RETAIL 80,000 7.40

OFFICE OFFICE CAMPUS / OFFICE PARK 367,500 26.20
LODGING CORPORATE HOTEL+CONFERENCE 122,500 5.40
INSTITUTIONAL TECHNICAL INSTITUTE 229,500 5.90
INDUSTRIAL INCUBATOR / DISCOVERY PARK 150,000 18.60
INDUSTRIAL SINGLE TENANT FLEX 298,400 21.95
TOTAL YIELD 1,247,900 85.45

FIG 9.8: AW-1 SITE CONCEPTUAL LAND USE PLAN (PENDING FUTURE AIRPORT MASTER PLAN)
FINAL REPORT 126

9.3 BROOKS ROAD DEVELOPMENT DISTRICT
The Brooks Road Development District supports the renewal of Brooks Rd. and Plough Blvd. as commercially successful
approaches to the Airport. Central to this strategy is the repositioning of the Nonconnah Corporate Center as an Aerotropolis
Campus that promotes target industries through specialized training, research and development, and business incubation.
Highway access and visibility, Airport proximity, and the Implementation of the following program initiatives will
potential to draw employees from a more livable Whitehaven support economic and community development within the
neighborhood, favor the expansion of knowledge-based Brooks Road Development District:
enterprise. The district should support an array of compatible
activities that will ultimately transform Brooks Road and • Gateway Treatment and Public Art
Plough Blvd. into more suitable approaches to the Airport,
• Transportation Demand Management
including research and development, advanced manufacturing,
office and administrative support, and educational resources. • Riparian Zone Protection
The proposed Aerotropolis Campus is vital to initiating the
district’s economic renewal and supporting the expansion and • Streetscape Linkages
development of target industries.
• Target Economic Sector: Advanced Manufacturing • Cooperative Research and Education
• Secondary Economic Sectors: Aviation & Aerospace; • Business Incubator / Accelerator

Bio-Life Sciences; Business & Administration; Information
• Advanced Telecommunications
Technology; Logistics & Distribution.
The following redevelopment opportunities are strategically FIG 9.9: REDEVELOPMENT OPPORTUNITY SITES
important to the renewal and revitalization of the Brooks Road TOTAL YIELD POTENTIAL
Development District:
LAND USE BUILDING AREA (GSF) LAND AREA (ACRES)
• Trigger Project: Airport City Gateway RESIDENTIAL 0 0.00
RETAIL 30,100 2.80
• Trigger Project: I-240 Blight Removal Pilot Project
OFFICE 331,900 15.30
• Primary Redevelopment Site: Brooks Road 1 LODGING 0 0.00

INSTITUTIONAL 491,600 11.30
INDUSTRIAL 1,598,300 118.40
TOTAL 2,451,900 147.0

FIG 9.10: BROOKS ROAD DEVELOPMENT STRATEGY
FINAL REPORT 128

TRIGGER PROJECT: AEROTROPOLIS CAMPUS
The Aerotropolis Campus is envisioned as a post-secondary

career training and research institution focused on aviation,
logistics and related industries. It brings together students,
academics, industry experts and investors to prepare job-ready
graduates, undertake research and development, and launch
new and innovative companies. Therefore, classrooms and
meeting rooms, technical workshops and labs, and business
incubation and flex space for technical start-ups are an integral
part of the campus. Proposed for the site of the Nonconnah
Corporate Center, the new campus will involve repurposing
and redevelopment of those facilities. Potential end users
include satellite campuses, technical colleges, and logistics
and distribution companies seeking convenient and accessible
training facilities.

Emphasizing a cooperative model that brings together industry
and educators, the Aerotropolis Campus will provide the
following benefits:
• Establishes a pipeline to job-ready graduates that will

simplify the process of employee recruitment.
• O
ffers a platform to launch entrepreneurial “start-ups”
and facilitate business incubation.
• S
upports industry research that drives innovation
and solves real world problems, thereby enhancing
productivity and profitability.
• P
rovides a center for corporate training and certification,
continuing education, and industry-related conferences
and events.

AEROTROPOLIS CAMPUS IMPLEMENTATION PLAN
AEROTROPOLIS CAMPUS PARTNERS
COLLABORATION
Identify project scope and attract potential institutional, industry partners, and
PLAN
investors to plan and finance the proposed Aerotropolis Campus. SUPPORT: City of Memphis
Establish a Steering Committee to devise a proposed curriculum and ascertain LEAD: City of Memphis
PROGRAM
facility needs. SUPPORT: Memphis Aero City Alliance
Allocate public funds and direct resources to incentivize development and INVEST
stimulate investment. SUPPORT: Memphis Aero City Alliance
AEROTROPLIS CAMPUS IMPROVEMENTS (AT THE NONCONNAH CORPORATE CENTER)
COMPETITIVENESS
Commission the design of the Aerotropolis Campus, and secure necessary LEAD: Memphis Aero City Alliance
PLAN
approvals and permits. SUPPORT: City of Memphis
Secure funding / financing for physical improvements within the Nonconnah LEAD: City of Memphis
PROGRAM
Corporate Center to accommodate the Aerotropolis Campus. SUPPORT: Memphis Aero City Alliance
Construct the necessary physical facilities to accommodate the Aerotropolis LEAD: City of Memphis
INVEST
Campus. SUPPORT: Memphis Aero City Alliance
AEROTROPOLIS CAMPUS LAUNCH
COLLABORATION
Market and attract potential campus tenants, including educational institutions, LEAD: Memphis Aero City Alliance
PLAN
research institutions, business incubators, etc. SUPPORT: City of Memphis & Greater Memphis Chamber
Negotiate leasing arrangements with identified campus tenants, including LEAD: City of Memphis
PROGRAM
educational institutions, research institutions, business incubators, etc. SUPPORT: Memphis Aero City Alliance
Occupy the Aerotropolis Campus at the Nonconnah Corporate Center, and initiate LEAD: City of Memphis
INVEST
educational instruction, research activities, etc. SUPPORT: Memphis Aero City Alliance
FINAL REPORT 130

TRIGGER PROJECT: I-240 BLIGHT REMOVAL PILOT PROJECT
The I-240 Blight Removal Trigger Project involves demolition

and removal of dilapidated multi-family housing from a highly
visible location along the I-240 freeway. Following clearance
of the property, landscape improvements are recommended,
potentially creating a communal outdoor space for the
residents of Imogene Heights. This may provide a permanent
amenity for the neighborhood, or temporarily serve until a
“higher and better” use is found for the site. It is anticipated
that this pilot project will offer a model for cleaning up
and transitioning other prominent blighted sites to a more
productive use.

As a relatively low cost, “quick win” initiative with a very high
profile the I-240 Blight Removal Pilot Project will provide the
following benefits.
• Clears blight from a highly visible property that negatively

impacts the community’s image.
• Presents demonstrable positive change through relatively

low cost landscape improvements.
• A
ccommodates interim open space use for surrounding
residents, for example, community gardens or temporary
park space.
• O
ffers a potential branding opportunity for Airport City, for
example, through incorporation of high profile landscape,
signage, public art, etc.
• S
erves as a realistic model for transitioning blighted
properties to more productive use.

I-240 BLIGHT REMOVAL PILOT PROJECT IMPLEMENTATION PLAN
PROPERTY ACQUISITION & CLEARANCE
COLLABORATION
PLAN
Identify and secure funding and legal authority to acquire and clear the property.

Secure necessary approvals and permits for demolition and property clearance. PROGRAM
INVEST
Allocate public funds and execute property acquisition, demolition and clearance.
PUBLIC OUTDOOR SPACE DESIGN & CONSTRUCTION
COMMUNITY
Identify and secure funding for development of a public outdoor space on the LEAD: Memphis Aero City Alliance
PROGRAM
cleared property. SUPPORT: City of Memphis
Commission / undertake the design and engineering of the proposed public LEAD: City of Memphis
PLAN
outdoor space, and secure necessary approvals and permits. SUPPORT: Memphis Aero City Alliance

Allocate public funds and construct the approved public outdoor space. INVEST
FINAL REPORT 132

PRIORITY REDEVELOPMENT SITE: BROOKS ROAD 1
The site’s accessible, highly visible gateway location, Airport Redevelopment of Brooks Road 1 as a place for education,
proximity, and existing building assets suggest redevelopment research and development, will provide the following benefits:
potential as a place for knowledge-based activities. This
approach will advertise Airport City’s commitment to • A
ctivates and enhances a prominent gateway to Airport
advancing key economic sectors, especially advanced City by repositioning the Nonconnah Corporate Center as
manufacturing, bio-life sciences, and logistics and distribution. a center for knowledge-based activity.
A combination of research and business incubator facilities,
• E
stablished a specialized campus for aerotropolis-related
office and flex space, and a technical campus providing post-
training, research and development at an accessible
secondary education and training are preferred uses for this
location.
site. In fact, this location is recommended as home to the
Aerotropolis Campus, repurposing all or part of the Nonconnah • S
upports interaction and cooperative measures between
Corporate Center for skills training and entrepreneurial activity. educational and research institutions and local industry.
• Recommended Development Typologies: Office Campus / • M

eets flexible space demands for targeted economic
Office Park; Incubator / Discovery Park; Single Tenant Flex; sectors, including advanced manufacturing, bio-life
Multi-Tenant Flex; Technical Institute / Advanced Training Center. sciences, and logistics and distribution.
• Potential End Users: Aerotropolis-Related Educational • Provides a catalyst for revitalization of Plough Blvd.
Institutes; Bio-Life Sciences Research & Development;
Logistics & Supply Chain Management; Specialized
Manufacturers; Tourism Marketing & Administrative Offices.
BR-1 REDEVELOPMENT SITE LOCATION FIG 9.11: BR-1 DEVELOPMENT YIELD POTENTIAL
RETAIL CONVENIENCE RETAIL 30,100 2.80

OFFICE OFFICE CAMPUS / OFFICE PARK 331,900 15.30
INSTITUTIONAL TECHNICAL INSTITUTE 491,600 11.30
INDUSTRIAL MULTI-TENANT FLEX 255,500 14.60
INDUSTRIAL INCUBATOR / DISCOVERY PARK 69,300 6.30
TOTAL YIELD 1,178,400 50.30

FIG 9.12: BR-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 134

10
CHAPTER
EAST SIDE AIRPORT
DISTRICTS

10.1 OVERVIEW
Development strategies for these districts focus on attracting industrial users and job creators that stand to gain from close proximity
to the Airport and FedEx, such as assembly and distribution facilities at various scales of operation. Infrastructure improvements that
strengthen intermodal connectivity are vital, especially, those that increase freight capacity and efficiency along the Lamar Corridor.
Three Economic Development Districts are identified with

the east side of the Airport: 1) Lamar North; 2) Airport
East; and 3) Raines Road. They are each beneficiaries of
outstanding intermodal connectivity, gaining a distinct
competitive advantage owing to their ability to readily access
both the FedEx World Hub and the Lamar Corridor, which in
turn provides essential links to the BNSF terminal and the
interstate system. These districts are therefore called on
to play a dominant role in generating economic growth and
employment based activity for the region, with an emphasis
on logistics and other airport-related activities.
Catalytic projects and strategic redevelopment sites are

concerned with maximizing intermodal connectivity and
further strengthening logistics capabilities, especially “fast
cycle” operations that attract the advanced manufacturing
and bio-life sciences sectors. Thus, redevelopment sites
are generally recommended for large format logistics and
distribution facilities in conjunction with flex space to stimulate
growth in target industries. Infrastructure improvements that
reinforce the link between the Airport and the Lamar Corridor,
and upgrade “last mile” connections to FedEx’s facilities are
no less critical.
An “Employment Hub” is envisioned for the Lamar North

Development District. Prominently located along Lamar Ave.,
this locus of economic activity is expected to accommodate
a broad range of commercial and industrial uses, including
administrative and commercial support functions and retail
amenities for the benefit of surrounding logistics and high-tech
Airport East Districts will attract economic sectors utilizing “fast cycle” operations.
operations. The concentration of jobs that accompanies these
uses and activities is emblematic of the East Side Districts’
focus.
FINAL REPORT 136

FIG 10.2: EMPLOYMENT HUB DEVELOPMENT VISION

FIG 10.3: EMPLOYMENT HUB DEVELOPMENT EXPERIENCE
6
1
8
7
BUILD OPEN SPACE LINKAGES ENHANCE MOBILITY CORRIDORS

4
IDENTITY & STRENGTHEN BUSINESS
5 7 NICHES & SUPPLY CHAINS
GREEN LINKAGES DYNAMIC WORKPLACE INFRASTRUCTURE UPGRADES

1 Greenways utilize stream corridors to link the community
• 4• Flex space accommodates target industries, including 7 Capacity improvements such as grade separated interchanges
•
and establish a comprehensive green network. manufacturers and logistics operators specializing in high reduce conflict between freight and commuter traffic.
value and time sensitive goods.
2 Streetscape improvements and “hike and bike” trails
• 8 ‘“Last mile” infrastructure enhancements improve access to
•
support alternative modes of commuting. 5 Creative office attracts high-tech companies and
• the FedEx World Hub.
commercial services.
3 Sustainable initiatives such as green roofs and stormwater
• 9 A local circulator bus connects area residents to employment
•
best management practices are encouraged. 6 Convenience retail and services are incorporated as an
• opportunities.
amenity for the day-time population.
FINAL REPORT 138

10.2 LAMAR NORTH DEVELOPMENT DISTRICT
The Lamar North Development District capitalizes on extraordinary intermodal connectivity, highlighted by close proximity
to the FedEx World Hub, to create of hub of airport-related employment and economic activity. “Last mile” infrastructure
upgrades and site developments that expand logistics capabilities are critical to stimulating further growth.
The strength of the Lamar North Development District resides Implementation of the following program initiatives will sup-
in its especially high level of intermodal access, including port economic and community development within the Lamar
convenient air, rail and road connectivity. It also features superior North Development District:
visibility due to close proximity to I-240. These are valuable
competitive advantages that support an array of new economic • Fast Track Permitting / Expedited Review
activity and employment generating uses, encompassing light
• Grade Separated Interchanges
industrial, warehousing and distribution, and commercial support
services. Target industries range from small scale, high-tech • Smart Corridors / I.T.S.
manufacturers to administrative functions to “high-velocity”
logistics and distribution operations, distributed across the • Stormwater Management Best Practices
district according to the size and locational advantages of specific
redevelopment sites. Integration of retail amenities and support
services is recommended to meet the needs of the employee • Target Business Recruitment
population and create a hub of activity for the surrounding area.
• Land Acquisition and Assembly
• Primary Economic Sector: Advanced Manufacturing • Infrastructure Financing and Development
• Secondary Economic Sectors: Bio-Life Sciences;

Business Administration, Logistics & Distribution;
Telecommunications
FIG 10.4: REDEVELOPMENT OPPORTUNITY SITES

REDEVELOPMENT OPPORTUNITIES TOTAL YIELD POTENTIAL
The following redevelopment opportunities are strategically LAND USE BUILDING AREA (GSF) LAND AREA (ACRES)
important to economic growth of the Lamar North RESIDENTIAL 0 0.00
RETAIL 160,000 20.65
OFFICE 0 0.00
• Catalytic Project: “Last Mile” Logistics Upgrades
LODGING 240 RM / 192,000 11.25
• Catalytic Project: Aviation-Related Employment Complex INSTITUTIONAL 0 0.00
INDUSTRIAL 3,531,100 295.85
• Priority Redevelopment Site: Lamar North 1 (LN-1)
TOTAL 3,883,100 327.75

FIG 10.5: LAMAR NORTH DEVELOPMENT STRATEGY
FINAL REPORT 140

CATALYTIC PROJECT: “LAST MILE” INFRASTRUCTURE UPGRADES
SUMMARY DESCRIPTION CATALYTIC PROJECT LOCATION
This project entails roadway and intersection improvements

that reduce congestion on Lamar Ave and enhance “last mile”
surface connections to the FedEx World Hub, a priority for
successful expansion of logistics and airport-related business
in the vicinity. The recommended components of the “Last
Mile” Logistics Upgrades are as follows: 1) a direct road
connection to the FedEx World Hub from Knight Arnold Way;
2) intersection improvements along Lamar at Democrat Rd.
and Knight Arnold, likely involving grade separation; and 3)
grade separation over the BNSF railway at Democrat and
Knight Arnold. Adaptive signal control and other smart corridor
measures are also recommended for Lamar, and are readily
implemented in the near-term.

As a much needed infrastructure improvement project, the DEMOCRAT ROAD
LA
“Last Mile” Logistic Upgrades will provide the following
MA
benefits:
RA
BN
• Improves the important “last mile” link to FedEx’s air SF
VE
OMA ROAD
RA
cargo services. IL
W
AY
• Reduces congestion and improves truck flows along
Lamar.
ULAH
• Provides more direct truck access to the FedEx facility.

CH
• Stimulates nearby redevelopment for logistics and

T
aviation-related employment.
KNIGHT ARNOLD WAY

“LAST MILE” INFRASTRUCTURE UPGRADES IMPLEMENTATION PLAN
PLANNING, PROGRAMMING, & INVESTMENT YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 LEAD & SUPPORTING AGENCY OR ENTITY
PROJECT SCOPE & FUNDING
COLLABORATION
Identify project scope and development phasing for near- and long- term LEAD: City of Memphis
PLAN
upgrades, and determine estimated costs and approvals. SUPPORT: Memphis Aero City Alliance
Coordinate with TDOT to secure preferred scheduling and funding commitments LEAD: Memphis Aero City Alliance
PROGRAM
for near- and long- term upgrades. SUPPORT: City of Memphis & TDOT
RIGHT-OF-WAY ACQUISITION
CONNECTION
Identify the necessary right-of-way and acquisition costs to execute near-term LEAD: City of Memphis
PROGRAM
upgrades, including intersection improvements and railway grade separations. SUPPORT: Memphis Aero City Alliance
Allocate public funds and acquire the necessary right-of-way for the programmed LEAD: City of Memphis
INVEST
roadway upgrades. SUPPORT: Memphis Aero City Alliance
PROJECT DESIGN & CONSTRUCTION
CONNECTION
Undertake design and engineering and secure approvals for the roadway LEAD: City of Memphis
PROGRAM
upgrades, including intersection improvements and railway grade separations. SUPPORT: Memphis Aero City Alliance

Allocate public funds and construct / execute the approved roadway upgrades. INVEST
FINAL REPORT 142

CATALYTIC PROJECT: AVIATION-RELATED EMPLOYMENT COMPLEX
The Aviation-Related Employment Complex “piggybacks”

on to the proposed “Last Mile” Logistics Upgrades to take
best advantage of the close by FedEx World Hub. The large,
underutilized site on which this project is proposed is ideal
for an intermodal logistics and distribution center that will
attract new business to the area and stimulate employment.
Potential end users include FedEx business units, logistics,
distribution and warehousing operations, manufacturing and
assembly, and other aviation-related business. Given the
immediacy to FedEx, inclusion of a temperature controlled
facility is also recommended, supporting cool chain logistics
and businesses dealing in perishables, such as the bio-life
sciences (e.g., analytical lab services, medical couriers,
pharmaceuticals, etc.) and agribusiness (e.g., processing,
distribution and supply of agricultural products).

By introducing a major intermodal logistics and distribution
center near the FedEx facility, the Aviation-Related
Employment Complex will provide the following benefits:
• Capitalizes on the “Last Mile” Logistics Upgrades project

and supports FedEx’s operations.
• Increases competitiveness in logistics and distribution by

providing more efficient shipping and processing.
• Stimulates additional development and business growth

dependent on the area’s strong logistics capabilities.

AVIATION-RELATED EMPLOYMENT COMPLEX IMPLEMENTATION PLAN
LAND PLANNING, ACQUISITION & ASSEMBLY
COLLABORATION
Identify project scope and attract potential partners / investors to plan and LEAD: Memphis Aero City Alliance
PLAN
finance the proposed complex. SUPPORT: City of Memphis & Greater Memphis Chamber
Determine costs, and secure funding and legal authority to acquire and clear the LEAD: Memphis Aero City Alliance
PROGRAM
property. SUPPORT: City of Memphis

Allocate pubic funds and undertake land acquisition and assembly. INVEST
DEVELOPMENT INCENTIVES
COMPETITIVENESS
Identify available public incentives to facilitate development, including land LEAD: Memphis Aero City Alliance
PROGRAM
write-downs and permit streamlining. SUPPORT: City of Memphis
Allocate public funds and direct resources, including the award of financial LEAD: City of Memphis
INVEST
incentives to facilitate development. SUPPORT: Memphis Aero City Alliance
COMPETITIVENESS
Commission the design and engineering of the complex, secure necessary LEAD: Development Partners / Investors
PLAN
approvals and permits, and market the project to potential tenants. SUPPORT: Memphis Aero City Alliance
LEAD: Development Partners / Investors

Secure investor funding / financing for development of the proposed complex. PROGRAM

Construct the approved complex, including site and building improvements. INVEST
FINAL REPORT 144

LAMAR NORTH 1
Excellent intermodal connectivity distinguishes this site, offering Redevelopment of the Lamar North 1 site as an active logistics
close proximity and accessibility to FedEx, as well as to the and employment hub will provide the following benefits:
BNSF terminal and I-240 via Lamar Ave. Therefore, logistics and
distribution companies are well suited to this site, as are firms • Capitalizes on the “Last Mile” Logistics Upgrades project.
handling time sensitive and perishable goods that require ready
• Incorporates and further augments the proposed Aviation
access to FedEx’s facilities. The substantial site area affords a
Related Employment Complex.
mix of large footprint warehouse and distribution buildings, and
multi-tenant flex buildings preferred by high-tech manufacturing • Increases competitiveness by expanding logistics and
and bio-medical users. Additionally, integration of commercial distribution supply chains.
services and retail amenities is recommended to activate
the proposed hub at Lamar and Knight Arnold Rd., potentially • Attracts companies handling time sensitive products and
including lodging for long-haul truckers (i.e., travel plaza hotel). other business dependent on the area’s strong logistics
capabilities.
• Recommended Development Typologies: Convenience
Retail; Multi-Tenant Flex; Warehouse / Distribution
Center; Office Pads; Transit Hotel / Travel Plaza Hotel.
• Potential End Users: Intermodal Transfer & Logistics

Operations; Lab Services & Medical Couriers; Skilled
Assembly / Manufacturers; Temperature Control Facility;
Value Added Services.
LN-1 REDEVELOPMENT SITE LOCATION FIG 10.6: LN-1 DEVELOPMENT YIELD POTENTIAL
RETAIL MULTI-TENANT FLEX 20,000 4.60

LODGING TRAVEL / TRAVEL PLAZA HOTEL 192,000 11.20
INDUSTRIAL WAREHOUSE / DISTRIBUTION 1,370,000 130.40
TOTAL YIELD 1,582,000 146.20

FIG 10.7: LN-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 146

10.3 AIRPORT EAST DEVELOPMENT DISTRICT
The Airport East Development District offers unique airside-groundside development potential, projected to attract “fast
cycle” logistics and time sensitive operations that are vital to the growth of targeted economic sectors, especially bio-life
sciences and advanced manufacturing.
The Airport East Development District offers excellent Implementation of the following program initiatives will
intermodal connectivity, potentially heightened through support economic and community development within the
completion of the proposed Raines Road extension. Airport Airport East Development District:
adjacency and access to both FedEx and UPS operations,
underscored by unique “inside the fence” opportunities, • Fast Track Permitting / Expedited Review
recommends companies that meet the demand for “fast-
• Land Banking
cycle” logistics and / or deal in time sensitive and high-value
goods. For example, medical testing and medical equipment • Transportation Demand Management
manufacturing depend on effective distribution supply chains
and the availability of temperature controlled storage facilities. • Stormwater Management Best Practices
Identified redevelopment sites accommodate logistics and
• Local and Small Business Assistance
distribution operations that require large floor plates, as well
as the bio-life sciences and advanced manufacturing sectors • Financial Incentives
that favor modern flex space.
• Target Business Recruitment
• Primary Economic Sector: Bio-Life Sciences
• Infrastructure Financing & Development

Aviation & Aerospace; Logistics & Distribution
REDEVELOPMENT OPPORTUNITIES FIG 10.8: REDEVELOPMENT OPPORTUNITY SITES

important to the economic growth of the Airport East LAND USE BUILDING AREA (GSF) LAND AREA (ACRES)
Development District: RESIDENTIAL 0 0.00
RETAIL 0 0.00
• Trigger Project: Multi-Tenant Air Cargo Terminal
OFFICE 0 0.00
• Priority Redevelopment Site: Airport East 1 (AE-1) LODGING 0 0.00

INSTITUTIONAL 0 0.00
INDUSTRIAL 860,900 152.15
TOTAL 860,900 152.15

FIG 10.9: AIRPORT EAST DEVELOPMENT STRATEGY
FINAL REPORT 148

CATALYTIC PROJECT: MULTI-TENANT AIR CARGO TERMINAL
This project entails the development of a multi-tenant air

cargo terminal featuring direct airside access and “outside
the fence” loading docks (i.e., an airside-groundside logistics
facility), thereby allowing for security clearance and customs
within the facility. Target business consists of specialized “fast-
cycle” air cargo logistics firms, encompassing established
courier operations, start-up air-freight companies, temperature
controlled air cargo logistics, e-commerce fulfillment, and
similar operators that will prosper from having dedicated
airside operations. Proposed roadway improvements in the
vicinity of the project, particularly the Raines Road extension,
are associated with its successful implementation.

As a desired airside-groundside development project, the
Multi-Tenant Air Cargo Terminal will provide the following
benefits:
• Leverages the airport apron and taxiway to grow airside-

groundside business activity.
• Attracts “fast-cycle” logistics companies that rely on

having dedicated airside operations.
• Supports both established and start-up logistics and

distribution companies.
• Stimulates additional development and business growth


MULTI-TENANT AIR CARGO TERMINAL IMPLEMENTATION PLAN
AIRPORT AUTHORITY COLLABORATION
COLLABORATION
Coordinate with the Airport Authority to identify project scope and attract LEAD: Memphis Aero City Alliance
PLAN
potential partners / investors to plan and finance the proposed project. SUPPORT: MSCAA & Greater Memphis Chamber

Work with the Airport Authority in marketing the project to potential tenants. PROGRAM
SUPPORT: MSCAA & Greater Memphis Chamber
COMPETITIVENESS
Identify available public incentives to facilitate development, including permit LEAD: Memphis Aero City Alliance
PROGRAM
streamlining. SUPPORT: City of Memphis & MSCAA
Allocate public funds and direct resources, including the award of financial LEAD: Memphis Aero City Alliance
INVEST
incentives to facilitate development. SUPPORT: City of Memphis & MSCAA
COMPETITIVENESS
Commission the design and engineering of the terminal, secure necessary LEAD: Development Partners / Investors
PLAN
approvals and permits. SUPPORT: Memphis Aero City Alliance & MSCAA

Secure investor funding / financing for development of the proposed terminal. PROGRAM
SUPPORT: Memphis Aero City Alliance & MSCAA

Construct the approved terminal, including site and building improvements. INVEST
SUPPORT: Memphis Aero City Alliance & MSCAA
FINAL REPORT 150

PRIORITY REDEVELOPMENT SITE: AIRPORT EAST 1
This site incorporates large airside properties, a strategic Redevelopment of the Airport East 1 site for
advantage that may be further leveraged in cooperation with a airside-groundside logistics operations will provide the
proposed extension of Raines Road that is meant to establish following benefits:
direct access between the Airport and the Lamar Corridor. This
upgrade will undoubtedly strengthen air-to-ground connectivity. • Expands airside-groundside logistics capacity on the east
Accounting for the Raines Road extension and recognizing the side of the Airport.
site’s immediate access to air services, “fast cycle” logistics and
• Attracts “fast-cycle” logistics companies to expand the
distribution operations are an especially strong fit. Moreover, the
area’s logistics and distribution capabilities.
large parcel sizes present an opportunity for sizeable floor plates
accommodating single or multiple tenants that will expand • Incorporates and further augments the proposed Multi-
airside-groundside logistics capacity. Of special note, the site Tenant Air Cargo Terminal.
resides near the Memphis Air National Guard facility, affording
additional opportunity through the provision of military support. • Offers potential support facilities for the Air National
Guard.
• Recommended Development Typologies: Single Tenant
Flex; Airside-Groundside Logistics Facility; Warehouse /
Distribution Center
• Potential End Users: Aviation & Avionic R&D; Customs &

Pre-Clearance Facilities; E-Commerce Fulfillment Centers;
Military Support Services.
AE-1 REDEVELOPMENT SITE LOCATION FIG 10.10: AE-1 DEVELOPMENT YIELD POTENTIAL
INDUSTRIAL SINGLE TENANT FLEX 50,000 4.90

INDUSTRIAL AIRSIDE-GROUNDSIDE LOGISTICS 280,000 55.70
INDUSTRIAL WAREHOUSE / DISTRIBUTION 282,500 29.45
TOTAL YIELD 612,500 90.05

FIG 10.11: AE-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 152

10.4 RAINES ROAD DEVELOPMENT DISTRICT
The Raines Road Development District transfers vacant and underdeveloped parcels east of the Airport to more
productive use, capitalizing on strong intermodal connections to attract firms that are dependent on the logistics supply
chain. Strategic roadway improvement projects are specified to reinforce intermodal connectivity.
The Raines Road Development District stands to gain from Implementation of the following program initiatives will sup-
proposed roadway improvements along Tchulahoma and port economic and community development within the Raines
Raines Roads. These infrastructure projects are expected to Road Development District:
expedite the movement of freight throughout the Airport’s
east side, in particular, by improving air-to-ground intermodal • City Initiated Rezoning
connections, and thereby stimulating industrial development
• Fast Track Permitting / Expedited Review
on prime sites surrounding the intersection of the two roads.
Redevelopment sites also profit from close access to the • Enhanced Transit Stops
airside logistics operations of both FedEx and UPS, supporting
light manufacturing and assembly, and warehousing and • Riparian Zone Protection
distribution activities. While the rather large opportunity
• Community Policing
sites in this area accommodate a range of users, conditions
generally favor flexible building formats. Development • Target Business Recruitment
must consider the adjacent Oakhaven neighborhood,
and incorporate design measures for a sensitive land use • Land Acquisition and Assembly
transition.
• Infrastructure Financing and Development
• Primary Economic Sector: Logistics & Distribution

Bio-Life Sciences
The following redevelopment opportunities are strategically RESIDENTIAL 0 0.00
important to the economic growth of the Raines Road
RETAIL 0 0.00
OFFICE 0 0.00
• Trigger Project: Tchulahoma Road Reconfiguration & LODGING 0 0.00

Raines / New Getwell Intersection Redesign INSTITUTIONAL 0 0.00
INDUSTRIAL 3,354,300 192.70
• Priority Redevelopment Site: Raines Road 1 (RR-1)
TOTAL 3,354,300 192.70

FIG 10.13: RAINES ROAD DEVELOPMENT STRATEGY
FINAL REPORT 154

TRIGGER PROJECT: TCHULAHOMA ROAD RECONFIGURATION & RAINES /
NEW GETWELL INTERSECTION REDESIGN
This project involves: 1) the realignment and widening of

Tchulahoma Road between Christine and Arnold Roads,
facilitating intermodal connectivity and enhancing flows;
and 2) a redesign of the Raines Road and New Getwell
Road intersection. The proposed modifications are expected
to activate the development potential of numerous vacant
and underdeveloped parcels that are located east of
the Airport. Moreover, a series of related transportation
projects are projected for later phases that are intended
to further maximize air-to-ground intermodal connections
between MEM, the Lamar Corridor, and the BNSF facility.
Recommendations include various changes to Raines Rd.,
including much needed capacity improvements and its
extension to the Airport at Swinnea Road.

As a priority transportation infrastructure project, the
Tchulahoma Road Reconfiguration & Raines / New Getwell
Intersection Redesign will provide the following benefits:
• Facilitates efficient movement of freight east of the

airport
• Strengthens the intermodal connection between MEM,

Lamar Ave, and the BNSF facility.
• Accelerates completion of associated roadway

improvements.
• Simulates development of vacant and underdeveloped

parcels for logistics and flex business.

TCHULAHOMA ROAD RECONFIGURATION & RAINES / NEW GETWELL INTERSECTION REDESIGN IMPLEMENTATION PLAN
COLLABORATION
Identify project scope and development phasing for road reconfiguration and LEAD: City of Memphis
PLAN
intersection improvements, including determining estimated costs and approvals. SUPPORT: Memphis Aero City Alliance

Coordinate with TDOT to secure preferred scheduling and funding commitments. PROGRAM
SUPPORT: City of Memphis & TDOT
COLLABORATION
Identify the necessary right-of-way and acquisition costs to execute the LEAD: City of Memphis
PROGRAM
programmed road reconfiguration and intersection improvements. SUPPORT: Memphis Aero City Alliance
Allocate public funds and acquire the necessary right-of-way for the programmed LEAD: City of Memphis
INVEST
road reconfiguration and intersection improvements. SUPPORT: Memphis Aero City Alliance
CONNECTION
Undertake design and engineering and secure approvals for the road
PROGRAM
reconfiguration and intersection improvements. SUPPORT: City of Memphis & Greater Memphis Chamber

Allocate public funds and construct / execute the approved road reconfiguration. INVEST
FINAL REPORT 156

PRIORITY REDEVELOPMENT SITE: RAINES ROAD 1
Situated between the Airport and the BNSF terminal, Redevelopment of the Raines Road 1 site as a logistics and
with convenient access to FedEx’s facilities, this site is flex business park will provide the following benefits:
recommended for logistics and distribution operations, as
well as advanced manufacturing and bio-life science firms. • Capitalizes on the Tchulahoma Road Reconfiguration
The site’s dimensions permit a range of light industrial project and related roadway improvements.
building typologies; state-of-the-art flexible formats that serve
• Allocates vacant and underdeveloped property to a higher
high-tech assembly and value added services are especially
and better use.
appropriate. The reconfiguration of Tchulahoma Road and a
proposed extension of Raines Road to Swinnea Road are • Supplies state-of-the art flex facilities near the Airport.
expected to enhance site access and strengthen the link
between MEM, the Lamar Corridor and the BNSF facility, • Improves supply chain operations, benefitting advanced
unlocking the site’s considerable potential. manufacturing and bio-life sciences firms in particular.
• Recommended Development Typologies: Multi-Tenant

Flex; Warehouse / Distribution Center
• Potential End Users: Groundside Logistics Operations;

E-Commerce Fulfillment Centers; Skilled Assembly /
Manufacturers (High-Tech, Medical Device, etc.); Value
Added Services.
RR-1 REDEVELOPMENT SITE LOCATION FIG 10.14: RR-1 DEVELOPMENT YIELD POTENTIAL
INDUSTRIAL MULTI-TENANT FLEX 343,300 83.70

TOTAL YIELD 1,851,300 106.25

FIG 10.15: RR-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 158

11
CHAPTER
EMPLOYMENT / LOGISTICS
DISTRICTS

11.1 OVERVIEW
Development strategies for these districts focus on expanding the advanced manufacturing, and logistics and distribution capabilities of
Airport City. Roadway capacity upgrades and the assembly of large, underutilized parcels are imperative to attracting the consolidated
logistics and distribution operations and large format industrial processes that will sustain Airport City’s long term economic health.
Three Economic Development Districts are geared toward

expanding the economy through targeted growth in logistics
and distribution: 1) Shelby Corridor; 2) Holmes Corridor;
and American Way. Fortuitously, these districts possess the
qualities that favor development of large format and outsized
buildings that are critical to attracting consolidated logistics
and distribution operations. For example, American Way
features sizeable vacant properties and strong intermodal
connectivity, in this case superior connections to I-240.
Shelby Drive and Holmes Road are projected as employment

and logistics corridors. Both roads establish vital freight
connections between I-55 and Lamar Ave., and provide
frontage for large expanses of underutilized land that
through proper consolidation will accommodate large scale
logistics operations. The Shelby Corridor suggests an earlier
phase of development based on a more advanced roadway
infrastructure that links the Airport and BNSF terminal. On
the other hand, the Holmes Corridor stands to benefit from
both catalytic and longer term roadway improvement projects
that will substantially increase its capacity for moving freight.
Even so, successful economic growth along these corridors
likely depends on the strength of public-private partnerships,
utilizing the public sector’s ability to acquire, assemble, and
transfer land to incentivize development.
A dynamic “Logistics Hub” is envisioned along Shelby southeast

of the Airport. This node of activity supports a convergence of
logistics and distribution activities and green industry, anchored
by support retail and services. Among the objectives is to bring Employment / Logistics Districts will accommodate large scale logistics operations.
sustainable development practices to large scale industrial

development. Proposed features include integrated open space,
stormwater management, and renewable energy production.
FINAL REPORT 160

FIG 11.2: LOGISTICS HUB DEVELOPMENT VISION

FIG 11.3: LOGISTICS HUB DEVELOPMENT EXPERIENCE
4
1 5
2
8
PROMOTE GREEN ECONOMY FACILITATE COMMERCIAL ENHANCE MOBILITY CORRIDORS

9 8 REDEVELOPMENT 4
GREEN PRACTICES TARGET INDUSTRY FREIGHT MOVEMENT
1 Urban farming provides a productive interim use
• 4• Logistics operators are guided toward strategic 7 Logistics operators depend on the efficient movement of
•
and supports a strategy of land banking for future redevelopment sites through land assembly and financial trucks along designated freight corridors.
redevelopment. incentives.
8 Coordinated signalization supports the efficient
•
2 Incentives promote green business practices, for
• 5 Emerging green industry involving bio-based products
• throughput of freight.
example, encouraging the use of renewable energy and renewable technologies are suitable industries for
9 Capacity improvements such as street widening for
•
sources. the area.
additional lanes reduce peak hour congestion.
3 Designated multimodal corridors accommodate transit,
• 6 Convenience retail is accessibly located at major
•
bicycle and pedestrian movement. intersections.
FINAL REPORT 162

11.2 SHELBY CORRIDOR DEVELOPMENT DISTRICT
The Shelby Corridor Development District holds the potential to become Airport City’s primary employment and logistics
corridor. Shelby Drive’s position as a major link between I-55, MEM, the Lamar Corridor, and the BNSF terminal, suggests
that there is significant capacity for large scale warehousing and distribution and light industrial functions.
A number of factors support development of Shelby Drive as Implementation of the following program initiatives will
a major employment and logistics corridor. Shelby currently support economic and community development within the
affords a direct connection between I-55 and Lamar Ave., Holmes Corridor Development District:
touching both the Airport and BNSF terminal, and therefore
vital to the movement of freight. Additionally, redevelopment • Fast Track Permitting / Expedited Review
opportunities along the corridor include some of Airport
• Land Banking
City’s largest vacant and underdeveloped properties,
thereby supporting the large format buildings demanded • Directional Priority Lanes
of consolidated groundside logistics operations and certain
industrial processes. Moreover, relative proximity to the • Smart Corridor / I.T.S.
Airport and BNSF terminal broadens the range of potential
• Transit “Loop“ Circulator
end users, including: logistics and supply chain management;
warehousing and distribution; retail and e-commerce • Interim Use
fulfillment; high-tech manufacturing and assembly, etc. Green
industry with agribusiness, clean technology industries, and • Land Acquisition and Assembly
renewables infrastructure provides another fit.
• Target Economic Sector: Logistics & Distribution

Green Industry
The following redevelopment opportunities are strategically RESIDENTIAL 0 0.00
important to economic growth of the Shelby Corridor
RETAIL 9,000 1.50
OFFICE 0 0.00
• Catalytic Project: Shelby Land Assembly Pilot Project LODGING 0 0.00

• Priority Redevelopment Site: Shelby Corridor 1 (SC-1) INDUSTRIAL 9,035,500 554.25
TOTAL 9.044,500 555.75

FIG 11.5: SHELBY CORRIDOR DEVELOPMENT STRATEGY
FINAL REPORT 164

CATALYTIC PROJECT: SHELBY LAND ASSMEBLY PILOT PROJECT
This project relies on the capacity of the public sector to

acquire, assemble, and transfer properties as an inducement
to development that will attract target industry. Acknowledging
that the economic growth of Airport City is severely hindered
by the lack of developable parcels suitable for large scale
logistics and distribution operations, the particular intent of
the Shelby Land Assembly Pilot Project is to acquire land
necessary to support large format buildings. Although the
selected site benefits from frontage along Shelby Dr. and
close proximity to the airport, its development is constrained
by the presence of a former dump. Nonetheless, it is
anticipated that the assembly and transfer of developable
parcels will provide a valuable incentive to prospective
business operators, investors and / or developers.

As a test case for the strategic use of public sector incentives,
the Shelby Land Assembly Pilot Project provides the following
benefits:
• Utilizes public sector authority to acquire, assemble and

transfer land as a valuable incentive to private sector
development.
• Serves as a model for economic development through

public-private partnerships.
• Facilitates development to meet the needs of large scale

logistics and distribution operations.

SHELBY PILOT LAND ASSEMBLY IMPLEMENTATION PLAN
LAND PLANNING, ACQUISITION & ASSEMBLY
COLLABORATION
Identify project scope and attract potential partners / investors to plan and
PLAN
finance future development. SUPPORT: City of Memphis & Greater Memphis Chamber
Determine costs, and secure funding and legal authority to acquire and clear the LEAD: Memphis Aero City Alliance
PROGRAM
property. SUPPORT: City of Memphis

Allocate pubic funds and undertake land acquisition and assembly. INVEST
COMPETITIVENESS
Identify available public incentives, including land write-downs and permit LEAD: Memphis Aero City Alliance
PROGRAM
streamlining, and market the project to potential investors / developers. SUPPORT: City of Memphis
INVEST
FINAL REPORT 166

SHELBY CORRIDOR 1
Significant land area, frontage along Shelby Drive, and north- Redevelopment of Shelby Corridor 1 as a large format
south links to the Airport make this one of the most ideal warehouse and distribution center will provide the following
sites in Airport City for large format logistics and distribution benefits:
operations. In fact, this property marks the western anchor of
a proposed employment and logistics corridor along Shelby. • Capitalizes on capacity improvements to Tchulahoma
In addition to these locational advantages, the Shelby Land Road.
Assembly Pilot Project is intended to further stimulate near-term
• Initiates development of Shelby as an employment and
development through public land acquisition, assembly and
logistics corridor.
transfer, recognizing that a portion of the redevelopment site is
constrained by a former dump that will remain undeveloped and • Expands the area’s supply of large format buildings
likely devoted to open space. Retail and e-commerce fulfillment, suitable for consolidated logistics and distribution
warehousing and distribution, and logistics operations are operations.
recommended as the primary occupants of the site.
• Increases competitiveness by strengthening logistics
• Recommended Development Typologies: Multi-Tenant capabilities and expanding distribution supply chains.
• Potential End Users: Light Industrial Manufacturers;

Data Center / Call Center; Heavy Equipment Sales,
Maintenance & Repair; Wholesale, Retail & E-Commerce
Fulfillment; Warehousing & Distribution Operations
SC-1 REDEVELOPMENT SITE LOCATION FIG 11.6: SC-1 DEVELOPMENT YIELD POTENTIAL

PARKS COMMUNITY / REGIONAL PARK 3,751,100 86.10
TOTAL YIELD 6,199,100 231.00

FIG 11.7: SC-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 168

11.3 HOLMES CORRIDOR DEVELOPMENT DISTRICT
The Holmes Corridor Development District relies on catalytic projects to improve freight mobility and unleash the long-
term development potential of extensive swaths of vacant and underdeveloped land located just north of the Stateline.
These properties are most appropriate for large scale warehousing and distribution and light industrial activities.
Proposed corridor improvements along Tchulahoma and Implementation of the following program initiatives will
Holmes Roads are expected to improve mobility and enhance support economic and community development within the
the freight connection between I-55 and Lamar, opening Holmes Corridor Development District:
up in the long-term considerable swaths of vacant and
underdeveloped land to large scale industrial development. • City Initiated Rezoning
Because these are among the largest opportunity sites in all of
• Land Banking
Airport City, they are best reserved for the especially outsized
buildings that support consolidated logistics and distribution • Directional Priority Lanes
operations and large scale industrial processes. Recognizing
the significant amount of Conservation Agriculture zoning • Smart Corridor / I.T.S.
along Holmes, green industry is appropriate as well, including
• Transportation Demand Management
agribusiness, clean technology industries, and renewables
infrastructure. Properties that the market is not yet ready • Interim Use
to absorb for more intensive purposes may accommodate
interim crop production or renewable energy production. • Land Acquisition and Assembly

• Target Economic Sector: Logistics & Distribution

Green Industry

The following redevelopment opportunities are strategically LAND USE BUILDING AREA (GSF) LAND AREA (ACRES)
important to economic growth of the Homes Corridor RESIDENTIAL 0 0.00
RETAIL 0 0.00
OFFICE 0 0.00
• Trigger Project: Tchulahoma & Holmes Roads Upgrades
LODGING 0 0.00
• Priority Redevelopment Site: Holmes Corridor 1 (HC-1) INSTITUTIONAL 0 0.00
INDUSTRIAL 9,823,800 563.85
TOTAL 9,823,800 563.85

FIG 11.9: HOLMES CORRIDOR DEVELOPMENT STRATEGY
FINAL REPORT 170

TRIGGER PROJECT: TCHULAHOMA AND HOLMES ROADS UPGRADES
The Tchulahoma and Holmes Roads Upgrades are essential

to better intermodal connectivity and more efficient freight
movement south and east of the Airport. Initially, this project
is a two-pronged effort involving: 1) capacity upgrades
along Tchulahoma between Shelby Dr. and Holmes; and 2)
capacity upgrades along Holmes, initially between I-55 and
Tchulahoma. Costly construction of an interchange at Holmes
and I-55 with additional capacity improvements along Holmes
to Lamar Ave., are recommended as a later phase. Following
completion, Holmes will function as a major east-west freight
corridor linking I-55 with the Lamar Corridor, while Tchulahoma
will improve north-south accessibility to the Airport and FedEx
facilities, thereby unlocking the latent development potential
of vast underdeveloped land holdings located just north of the
Stateline.

By improving the flow of goods and services near the airport,
the Tchulahoma and Holmes Roads Upgrades will provide the
following benefits:
• Improves overall mobility and intermodal connectivity

south and east of the airport.
• Establishes more efficient freight connections between

I-55 and the Lamar Corridor.
• Releases the development potential of substantial vacant

and underdeveloped land holdings along both Shelby and
Holmes Corridors.

TCHULAHOMA AND HOLMES ROADS UPGRADES IMPLEMENTATION PLAN
PLANNING, PROGRAMMING, OR INVESTMENT YEAR 1 YEAR 2 YEAR 3 LEAD & SUPPORTING AGENCY OR ENTITY
COLLABORATION
Identify project scope and development phasing for roadway upgrades, including PLAN LEAD: City of Memphis
determination of estimated costs and approvals. SUPPORT: Memphis Aero City Alliance
Coordinate with TDOT to secure preferred scheduling and funding commitments PROGRAM
for near- and long- term upgrades. SUPPORT: City of Memphis & TDOT
COLLABORATION
Identify the necessary right-of-way and acquisition costs to execute the PROGRAM
programmed near-term roadway upgrades, including capacity improvements. SUPPORT: Memphis Aero City Alliance
Allocate public funds and acquire the necessary right-of-way for near-term LEAD: City of Memphis
INVEST
roadway upgrades. SUPPORT: Memphis Aero City Alliance
CONNECTION
Undertake design and engineering and secure approvals for near-term upgrades, PROGRAM LEAD: City of Memphis
including roadway capacity improvements. SUPPORT: Memphis Aero City Alliance
INVEST LEAD: City of Memphis

Allocate public funds and construct / execute approved near-term upgrades.
FINAL REPORT 172

HOLMES CORRIDORS 1
This site has been identified for near-term development, as Redevelopment of Holmes Corridor 1 as a large format
prior developer interest has resulted in a graded, ready-to-build warehouse and distribution center will provide the following
development parcel. Warehousing and distribution activities benefits:
housed in large scale buildings are most suitable for this
property, taking into consideration the substantial frontage • Capitalizes on capacity improvements to Tchulahoma and
along Holmes Road, and adjacency to the Tchulahoma and Holmes.
Holmes intersection. Near-term capacity improvements along
• Initiates development of Holmes as an employment and
both Tchulahoma and Holmes are expected to enhance freight
logistics corridor.
mobility and intermodal connectivity, and thereby accelerate
site development. • Expands the area’s supply of large format buildings
suitable for consolidated logistics and distribution
• Recommended Development Typologies: Multi-Tenant operations.
• Potential End Users: Light Industrial Manufacturers; capabilities and expanding distribution supply chains.
Wholesale, Retail & E-Commerce Fulfillment;
Warehousing & Distribution Operations
HC-1 REDEVELOPMENT SITE LOCATION FIG 11.10: HC-1 DEVELOPMENT YIELD POTENTIAL

TOTAL YIELD 1,451,000 83.30

FIG 11.11: HC-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 174

11.4 AMERICAN WAY DEVELOPMENT DISTRICT
The American Way Development District offers favorable intermodal connectivity, in particular, superior access to the
interstate system, as well as sizeable vacant and underdeveloped parcels that are ready for redevelopment. Based on
these advantages, large scale logistics and distribution operations are especially suited to this location.
Sizeable vacant and underdeveloped parcels, coupled with Implementation of the following program initiatives will
good intermodal connectivity, highlighted by especially strong support economic and community development within the
access to the interstate system, are the primary advantages American Way Development District:
of the American Way Development District. Accordingly,
redevelopment opportunities are recommended to meet the • Fast Track Permitting / Expedited Review
demand for additional warehousing and distribution, and light
• Transit “Loop” Circulator
industrial functions. While the relatively large opportunity
sites are best suited to large format buildings that support • Enhanced Transit Stops
consolidated logistics and distribution operations, flex space
may be integrated as well. Because of their visibility from • Riparian Zone Protection
the freeway and adjacency to the Nonconnah Creek, an
• Stormwater Management Best Practices
ecologically friendly interim use such as community-based
organic farming is encouraged for these properties. • Interim Use
• Target Economic Sector: Logistics & Distribution • Financial Incentives

Green Industry
The following redevelopment opportunities are strategically TOTAL YIELD POTENTIAL
important to economic growth of the American Way
Development District: LAND USE BUILDING AREA (GSF) LAND AREA (ACRES)
RESIDENTIAL 0 0.00
• Catalytic Project: American Way Logistics Complex
RETAIL 0 0.00
OFFICE 0 0.00
• Priority Redevelopment Site: American Way 1 (AM-1)
LODGING 0 0.00
INDUSTRIAL 2,866,500 164.50
TOTAL 2,866,500 164.50

FIG 11.13: AMERICAN WAY DEVELOPMENT STRATEGY
FINAL REPORT 176

CATALYTIC PROJECT: AMERICAN WAY LOGISTICS COMPLEX
This project entails construction of a new warehouse and

distribution center on vacant land that is distinguished by
its visibility along I-240. Situated between two freeway
interchanges (I-240 & Getwell Road to the west, and I-240 &
Perkins Road to the east), the property also boasts superior
access to the interstate; a connection to the Lamar Corridor
via American Way and relative proximity to FedEx’s facilities
reinforce intermodal connectivity. Large format buildings
are most suitable to this comparatively large site, with the
proposed complex expected to play a role in growing the
region’s logistics capabilities and expanding its distribution
supply chains. Because of its visual prominence and favorable
economic impact, measures that facilitate project initiation in
the near-term are encouraged.

As a highly visible warehouse and distribution facility with
convenient intermodal connectivity, the American Way
Logistics Complex will provide the following benefits:
• Takes advantage of high visibility and freeway

accessibility to put vacant and underdeveloped property
to higher and better use.
• Expands the area’s supply of large format buildings

suitable for consolidated logistics and distribution
operations.

capabilities and expanding distribution supply chains.

AMERICAN WAY LOGISTICS COMPLEX IMPLEMENTATION PLAN
LAND PREPARATION
COLLABORATION
Identify project scope and attract potential partners / investors to plan and
PLAN
finance the proposed complex. SUPPORT: City of Memphis & Greater Memphis Chamber
Determine costs, and secure approvals and funding / financing to clear, grade LEAD: Development Partners / Investors
PROGRAM
and service the property. SUPPORT: Memphis Aero City Alliance & City of Memphis
Allocate pubic and / or investor funds to prepare the property for future LEAD: Development Partners / Investors
INVEST
development, including site clearance, grading and servicing. SUPPORT: Memphis Aero City Alliance & City of Memphis
COMPETITIVENESS
Identify available public incentives to facilitate development, including permit LEAD: Memphis Aero City Alliance
PROGRAM
streamlining. SUPPORT: City of Memphis
INVEST
COMPETITIVENESS
Commission the design and engineering of the complex, secure necessary LEAD: Development Partners / Investors
PLAN
approvals and permits, and market the project to potential tenants. SUPPORT: Memphis Aero City Alliance

Secure investor funding / financing for development of the proposed complex. PROGRAM

Construct the approved complex, including site and building improvements. INVEST
FINAL REPORT 178

AMERICAN WAY 1
LEGEND
DEVELOPMENT STRATEGY ECONOMIC RATIONALE & IMPACT
This relatively large site has attracted developer interest for Redevelopment of American Way 1 as a large format
light industrial purposes, suggesting near-term development warehouse and distribution center will provide the following
potential. For this reason, the proposed American Way benefits:
Logistics Complex is classified as a catalytic project and
recommended for the property. The site’s advantages are • Allocates high profile vacant and underdeveloped
apparent in its prominent location along I-240, its excellent property to a more productive use.
connections to the interstate system and the Lamar Corridor,
as well as a size that permits development of large format
capabilities and expanding distribution supply chains.
buildings for light industrial, warehousing and distribution, and
similar activities. • Stimulates additional development and business growth
• Recommended Development Typologies: Multi-Tenant
• Potential End Users: Light Industrial Manufacturers; Value

Add Services; Warehousing & Distribution Operations
AM-1 REDEVELOPMENT SITE LOCATION FIG 11.14: AM-1 DEVELOPMENT YIELD POTENTIAL

TOTAL YIELD 1,648,500 94.60

FIG 11.15: AM-1 CONCEPTUAL LAND USE PLAN
FINAL REPORT 180

12
CHAPTER
COMMERCIAL / AMENITY
DISTRICT

12.1 OVERVIEW
The development strategy for this district emphasizes revitalization of the Elvis Presley Corridor to create a more compelling
tourist destination and an appealing “front door” for the Whitehaven neighborhood. Strategic sites offer mixed-use development
opportunities, while accommodating expanded commercial amenities and tourism facilities to complement Graceland.
Elvis Presley Blvd. is the primary arterial link between

downtown and Airport City, a significance that is amplified by
the presence of Graceland. No less important, this roadway
functions as the principal supplier of shopping and services
for the Whitehaven neighborhood, albeit suffering from
commercial disinvestment and decline. With this in mind, the
Elvis Presley Corridor Development District faces a rather
daunting task -- to arrest decline, service Whitehaven, leverage
Graceland as an asset, and create a thriving commercial and
tourism destination.
Nonetheless, with Graceland as a world renowned tourist

attraction, convenient downtown and Airport connections,
and a sizeable surrounding neighborhood, the Elvis Presley
Corridor is envisioned as Airport City’s distinctive place for
shopping, entertainment and culture. While an expanded
Graceland is central to the experience, it will interact with a
vibrant, mixed-use “Urban Center” anchoring the north end
of the corridor. Farther to the south, a smaller scaled urban
village is proposed, primarily devoted to serving the needs
of the Whitehaven neighborhood. Thus, building upon the
foundation of Graceland to further capture the excitement and
culture of the Memphis, the Elvis Presley Corridor will offer
a more holistic tourist experience at the same time that it
shapes a more livable neighborhood, all just a short step away
from the Airport.
The Urban Center will attract tourists and local shoppers.
FINAL REPORT 182

FIG 12.2: URBAN CENTER DEVELOPMENT VISION

FIG 12.3: URBAN CENTER DEVELOPMENT EXPERIENCE
6
4
1 8
5
2
7
PROVIDE SAFETY AND SECURITY IMPROVE NEIGHBORHOOD REINFORCE & MARKET

1 2 LIVABILITY 6 AEROTROPOLIS BRAND
COMMUNITY RESOURCES COMMERCIAL AMENITIES PUBLIC REALM

•
1 The Urban Center is a point of convergence for the entire 4• A lifestyle shopping center establishes the Urban Center 7 A circulator bus makes the Urban Center easily accessible
•
community. as a destination. from most anywhere in Airport City.
2 An active police presence conveys a safe and secure

• 5 Numerous retail, dining and entertainment options attract
• 8 Branded wayfinding signage directs visitors to their
•
environment. both locals and visitors. destination.
3 Community space accommodates civic functions and

• 6 Upper floor office use contributes to an active, mixed use
• 9 Streetscape enhances visual appeal and makes the place
•
local service providers. environment. walkable.
FINAL REPORT 184

12.2 ELVIS PRESLEY DEVELOPMENT DISTRICT
The Elvis Presley Corridor Development District supports revitalization of Airport City’s most important commercial
corridor. Development of an “Urban Center” for the community and expansion of Graceland to create a more compelling
tourist destination are central to the district’s renewal.
Revitalization of Elvis Presley Blvd. is paramount, with the Implementation of the following program initiatives will sup-
goal of transforming this corridor into a more vibrant tourism port economic and community development within the Elvis
and entertainment destination focused on Graceland and Presley Corridor Development District:
the historic music scene, while also serving the needs of
the surrounding Whitehaven neighborhood. The short-term • Incentive Zoning
development strategy involves upgrading and enhancing
• Architectural Design Guidelines / Review
existing retail and attractions, while the long-term strategy
will promote more intensified, mixed-use development, • Public Ream Design Palette
highlighted by a proposed “Urban Center” incorporating
various destination attractions. Public realm improvements are • Enhanced Transit Stops
integral to the vision for this area, including the provision of
• Streetscape Linkages
inviting public spaces for community celebrations and public
events, and streetscape improvements that allow pedestrians • Commercial Revitalization / Façade Improvement
to safely and comfortably traverse the corridor.
• Community Events
• Primary Economic Sector: Music, Media & Tourism
• Financial Incentives
• Secondary Economic Sectors: Business & Administration;

Information Technology

important to the renewal and revitalization of the Elvis Presley MIXED-USE 4,010,800 195.00
Corridor Development District: Residential 1,360 RM / 1,363,100 32.90
Retail 2,222,700 126.25

• Trigger Project: Graceland Tourism & Hospitality
Office 290,000 30.75
Development
Lodging 150 RM / 120,000 4.00
• Catalytic Project: Brooks Road Gateway Institutional 15,000 1.10
Industrial 0 0.00
• Priority Redevelopment Site: Elvis Presley 1 (EP-1)
TOTAL 4,010,800 195.00

FIG 12.5: ELVIS PRESLEY DEVELOPMENT STRATEGY
FINAL REPORT 186

TRIGGER PROJECT: GRACELAND TOURISM & HOSPITALITY DEVELOPMENT
This project calls for expansion of the Graceland tourist

attraction to promote music and cultural tourism in
Memphis, and as a stimulus to revitalization of the Elvis
Presley Corridor. To summarize, a more dynamic range of
entertainment, hospitality and commercial amenities are
necessary to attract a broader, more diverse audience.
Quality hotel accommodations are fundamental, including
a rebuilt and expanded Heartbreak Hotel, and state-of-the
art music performance, production and educational facilities
are encouraged (e.g., indoor and outdoor live performance
venues, recording and broadcast studios, music academies,
etc.). A phased plan of development is essential, identifying
the most promising short-term improvements that deliver the
maximum impact.

Building on existing historic and cultural assets, the Graceland
Tourism & Hospitality Development will provide the following
benefits:
• Grows the Music, Media & Tourism sector and enhances

the Graceland brand.
• Expands the customer base and diversifies the tourism

revenue stream.
• Generates additional passenger flight demand for MEM.
• Stimulates further revitalization of the Elvis Presley

Corridor.

GRACELAND TOURISM & HOSPITALITY DEVELOPMENT IMPLEMENTATION PLAN
DEVELOPMENT MASTER PLAN
COLLABORATION
Cooperate with Elvis Presley Enterprises in the preparation of a development LEAD: Elvis Presley Enterprises
PLAN
master plan for long range expansion and improvement. SUPPORT: Memphis Aero City Alliance & City of Memphis
Determine a realistic development phasing, and identify the cost and approvals LEAD: Elvis Presley Enterprises
PROGRAM
for near-term development projects. SUPPORT: Memphis Aero City Alliance & City of Memphis
COMPETITIVENESS
Identify available public incentives to facilitate near- and long- term expansion LEAD: Memphis Aero City Alliance
PROGRAM
and improvement. SUPPORT: City of Memphis
Allocate public funds and direct public resources to incentivize near-term LEAD: City of Memphis
INVEST
development. SUPPORT: Memphis Aero City Alliance
DEVELOPMENT LAUNCH
COMPETITIVENESS
Commission the design and engineering of near-term development projects, and LEAD: Elvis Presley Enterprises
PLAN
secure necessary approvals and permits. SUPPORT: Memphis Aero City Alliance
Secure funding / financing for development of proposed near-term development LEAD: Elvis Presley Enterprises
PROGRAM
projects. SUPPORT: Memphis Aero City Alliance
LEAD: Elvis Presley Enterprises

Initiate construction of approved near-term development projects. INVEST
FINAL REPORT 188

CATALYTIC PROJECT: BROOKS ROAD GATEWAY
This project proposes dramatic visual enhancements at the

I-55 interchange with Brooks Road, the northern gateway to
the Whitehaven neighborhood and a high volume junction
between downtown and Graceland. Given the prominent
location and available land area, this is a unique branding
opportunity for both Airport City and Graceland, employing
distinctive landscape treatment, entry monumentation,
and public art to highlight the gateway, establish identity,
and create aesthetic appeal. Improvements that better
accommodate pedestrians and cyclists are incorporated as
well, including street trees, crosswalk enhancements and
wider pathways.

Situated at a prominent northern entrance to the Whitehaven
neighborhood, the Brooks Road Gateway project will provide
the following benefits:
• Creates a memorable gateway and more suitable

approach to the Whitehaven neighborhood and Elvis
Presley Blvd.
• Presents demonstrable positive change and confers

favorable publicity through targeted public realm
investment.
• Enhances the identity of the Whitehaven neighborhood

and offers a potential branding opportunity for both
Airport City and Graceland.
Courtesy of LRK

BROOKS ROAD GATEWAY IMPLEMENTATION PLAN
GATEWAY LANDSCAPE DESIGN & CONSTRUCTION
COMMUNITY
Commission the gateway design and secure necessary approvals and permits. PLAN

Identify and secure funding for landscape enhancements to the interchange. PROGRAM

Allocate public funds and construct the approved gateway design. INVEST
CORRIDOR IMPROVEMENTS DESIGN & CONSTRUCTION
CONNECTION
Commission / undertake design and engineering of the roadway improvements, LEAD: Memphis Aero City Alliance
PLAN
and secure necessary approvals and permits. SUPPORT: City of Memphis
Identify and secure funding for improvements to Brooks Road, including LEAD: City of Memphis
PROGRAM
streetscape enhancements. SUPPORT: Memphis Aero City Alliance
Allocate public funds and construct the approved roadway improvements, LEAD: City of Memphis
INVEST
including streetscape enhancements. SUPPORT: Memphis Aero City Alliance
FINAL REPORT 190

FIG 12.6: BROOKS ROAD GATEWAY: BEFORE AND AFTER
BEFORE

AFTER
Courtesy of LRK
FINAL REPORT 192

PRIORITY REDEVELOPMENT SITE: ELVIS PRESLEY 1
SUMMARY DESCRIPTION ECONOMIC RATIONALE & IMPACT LEGEND
This site is recommended as a high amenity, urban center that Redevelopment of the Elvis Presley 1 site as an “Urban
will serve as Airport City’s principal destination for tourists Center“ for the community will provide the following benefits:
and residents alike. To that end, a rich mixture of commercial,
residential, and civic uses are recommended. One key to • Transforms under developed commercial properties into
successful redevelopment is the provision of a lifestyle retail an active destination.
center, featuring local and national retailers, food and beverage
• Promotes smart growth development by creating a
options, entertainment venues, and potentially a high quality
walkable, mixed-use environment.
tourist hotel. The integration of moderate density housing
typologies is also important to achieve a critical mass of • Helps fill retail “voids” through a mix of local and national
activity and create a walkable, mixed-use environment. retailers and entertainment venues.
• Recommended Development Typologies: Townhouse / • Expands the customer base and diversifies the tourism
Rowhouse; Low-Rise Multi-Family; Residential Mixed- revenue stream.
use; Lifestyle Center; Office Pad; Tourism / Entertainment
• Incorporates marketable mixed-use and mixed-income
Hotel.
housing.
• Potential Tenants: Entertainment Venues; Hotel

Operators; Local Retailers; National Retailers; Television &
Radio Broadcasters.
EP-1 REDEVELOPMENT SITE LOCATION FIG 12.7: EP-1 DEVELOPMENT YIELD POTENTIAL
MIXED-USE RESIDENTIAL MIXED-USE 382,800 11.40

LOW-RISE MULTI-FAMILY 467,900 13.70
CONVENIENCE RETAIL 296,900 12.95
LIFESTYLE RETAIL CENTER 303,100 18.00
OFFICE PAD 290,000 30.75
TOURIST / ENTERTAINMENT HOTEL 120,000 4.00
TOTAL YIELD 1,860,700 90.80

FIG 12.8: EP-1 CONCEPTUAL LAND USE PLAN
0 80 160 400 800’
FINAL REPORT 194

IV
PART
IMPLEMENTATION
PLAN
Strategic planning requires
implementable action items that
execute broader development
principles and policies. These
encompass revised organizational,
financial and regulatory structures,
highlighted by establishment
of an entity responsible for
implementation of the Master
Plan. The implementation plan
also coordinates the phased
development of key infrastructure
improvements and strategic sites
to promote near-term action that in
time will unlock Airport City’s full
potential.

STRUCTURAL IMPLEMENTATION
JOBS CREATION
RECOMMENDATIONS PHASING &
OUTCOMES
PROMOTING COLLABORATION
STREAMLINE APPROVALS
ENHANCING CONNECTIONS
SKILLS TRAINING
TRIGGER PROJECTS
DISTRICT REVITALIZATION
PUBLIC INVESTMENT
MEMPHIS AERO CITY ALLIANCE
COMPETITIVENESS
ACTION PLANS
GROWING COMMUNITY FINANCIAL INCENTIVES

FINAL REPORT 196
13
CHAPTER
STRUCTURAL
RECOMMENDATIONS

13.1 ORGANIZATIONAL STRUCTURE
Implementation of the Airport City Master Plan requires a lead economic development organization with the capacity to
marshal resources and target investment, cooperating and collaborating with multiple partners to carry out the action
plan.
OVERVIEW ASSESSMENT SUMMARY POINTS
• To stay competitive, many communities have identified
In his preliminary analysis of the Memphis Aerotropolis, Dr. the need for a single entity to leverage airport assets and
John Kasarda recommends the creation of an organization coordinate economic and community development in the
that will establish priorities for action, set targets, measure regions surrounding their airports.
achievement, and effectively command the resources required
• To promote aerotropolis development, communities
to achieve success. Similarly, multiple stakeholders have
often rely on non-profit development corporations or
recommended a single organization focused on economic
semi-autonomous development agencies initiated
and community development activities within Airport City,
through public sector leadership and / or public-private
and thereby charged with coordinating and guiding the efforts
partnership.
of various public, private, and non-profit entities. Such an
“Economic Development Organization” dedicated to the • To promote collaboration and cooperation, board
planning, development, and management of Airport City members typically include a mix of public and private
would: 1) promote economic and community development sector representatives selected and approved by local
goals; 2) augment and coordinate with local, regional government partners.
and State-wide economic and community development
organizations and programs; and 3) maintain a competitive • There is no single entity devoted to the planning,
economic environment. development and management of Airport City, and many
stakeholders view this as inhibiting Memphis’ ability to
COMPETITIVE ASSESSMENT adequately leverage airport assets and stay competitive.
• Economic and community development programs

Currently, there is no formal organizational structure uniquely and initiatives for the City and County, including those
dedicated to the planning, development, and management that contribute to the development of Airport City
of Airport City and many stakeholders regard this as an are perceived by stakeholders as uncoordinated and
impediment to fully leveraging the economic development dispersed.
potential of the Airport. Instead, a number of governmental,
quasi-governmental and non-profit entities establish a rather • DeSoto County is a successful local economic
complex pattern of formal and informal relationships that competitor, utilizing a single Economic Development
directly and / or indirectly influence economic and community Council to offer prospective businesses “one stop
development in the area. This leaves the impression that such shopping” in delivering the State of Mississippi’s
efforts are uncoordinated and dispersed, further contributing generous incentives.
to the perception that the City of Memphis and Shelby County
are not business friendly.
FINAL REPORT 198

• Given the political and socio-economic complexities
of Memphis, some stakeholders suggest that
ORGANIZATIONAL STRATEGY It is recommended that the proposed organization perform a
range of key functions to effectively and efficiently manage the
the Downtown Memphis Commission (DMC), an planning and development of Airport City, including political
independent development agency established by the City ORGANIZATIONAL MISSION outreach, financial assistance, technical support, and land use
and County, offers a more realistic organizational model. Experts in economic development recognize that the keys to regulation. More specifically, the Airport City organizational
success for any economic development program are a clear entity must have the capacity to perform the following tasks
• The DMC relies on cooperation between various affiliate
vision and focused mission. Applied to Airport City, Dr. Kasarda independently and / or in close cooperation with other entities:
boards to deliver a range of economic and community
identifies the necessity to: 1) expand or maintain market
development programs and incentives to a defined • Political Outreach encompassing intergovernmental
share; and 2) increase local employment and prosperity.
geographic area – Downtown Memphis. communications, business networking, non-profit
Stakeholder input further suggests the following mission for
engagement, stakeholder participation, and citizen outreach.
the proposed Economic Development Organization:
• Financial Assistance involving public-private partnerships
• Stimulate economic growth
in real estate development; land acquisition, sales and
• Create jobs, especially high quality jobs write-downs; infrastructure financing and development;
tax incentives; grants and loans, as well as grants
• Attract new investment management.
• Work with companies to facilitate expansion

TECHNICAL SUPPORT
• Expand the commercial tax base
In summary, the primary mission is to implement the Airport

City Master Plan to further the economic and community
development of Airport City and the Memphis Aerotropolis.
ORGANIZATIONAL FUNCTION
To accomplish this mission, the proposed organization will
depend on strong leadership, attuned to building close and
cooperative relationships with multiple stakeholders, including
• Technical Support including marketing and promotions;
various governmental entities, non-profit organizations,
site portfolio and selection; job training assistance;
business and property owners, and investors. This effort is vital,
research and information sharing; brand development.
as many economic and community development initiatives will
be collaborative undertakings, potentially encompassing: 1) tax • Land Use Regulation involving land use planning /
revenue sharing; 2) joint venture and public-private partnerships; master planning; zoning and development criteria;
3) complex funding and financing incentive packages; and 4) permitting and entitlements; development review.
cross-marketing efforts.

COMPETITIVE ORGANIZATIONAL STRUCTURE ORGANIZATIONAL STRUCTURE: PARTNER FIG 13.1: AIRPORT CITY ORGANIZATIONAL STRUCTURE
An organization dedicated to the planning, development ENTITIES
and management of Airport City is critical to future success. The Memphis Aero City Alliance will rely on a number of CITY OF MEMPHIS/
Nonetheless, it is also imperative that this organization align operational entities for assistance in implementing the Master
its authority with other established agencies to promote and Plan. This structure will in turn coordinate with multiple
SHELBY COUNTY
implement collaborative initiatives, ensuring a comprehensive government agencies, cooperate with non-profit affiliates and
approach to economic and community development. To private enterprise, and collaborate with citizens and stakeholders
achieve this end, the proposed structure institutes an umbrella to realize the principles, policies and strategies of the Master MACA MEMPHIS COMMUNITY
entity with broad authority to access resources that facilitate Plan. Partner entities are described as follows: ADVISORY AERO CITY REDEVELOPMENT
ALLIANCE AGENCY
plan implementation, while partnering with key operational BOARD
entities responsible for achieving strategic objectives. • Whitehaven / Airport City Redevelopment
Corporation (WACRC): A City agency responsible for
ORGANIZATIONAL STRUCTURE: UMBRELLA the implementation of redevelopment initiatives in the
ENTITY Whitehaven / Airport City target area. These initiatives
include commercial development and revitalization COMMERCIAL WHITEHAVEN/AIRPORT
This entity is the driver that will effectively marshal resources, strategies, and neighborhood enhancement. The DEVELOPMENT CITY REDEVELOPMENT
target investment, and focus attention on executing the governing board will include key business and community LAND BANK CORPORATION
Master Plan, cooperating and collaborating with subsidiary stakeholders. Members will be nominated by the City
entities and multiple partners to carry out the action plan. Mayor and confirmed by the Memphis City Council.
Charged with promoting successful redevelopment and
revitalization of Airport City, it is further described as follows. • Community Redevelopment Agency (CRA): Established
in 2001 as a special purpose government entity currently
Memphis Aero City Alliance (MACA): A proposed agency funded by tax increment financing revenue generated
of the City of Memphis, requiring approval of the Memphis from districts approved by local government. The CRA
City Council, that will serve as the umbrella organization plans, finances, and implements redevelopment plans and
responsible for overall implementation of the Master Plan. An projects to eliminate or prevent slum and blight.
advisory board of representative stakeholders will assist in
monitoring and supporting the Master Plan’s implementation • Commercial Development Land Bank: A non-profit
programs and initiatives. MACA staff will provide general and public entity with authority to acquire, hold improve and
technical support to subsidiary agencies, as well as collaborate convey any interest in real property through available legal
and coordinate with various public, non-profit, and private and financial methods. Real estate and legal professionals
actors to leverage the resources necessary to accomplish its will be employed to carry out the functions of this entity.
objectives.
FINAL REPORT 200

TWELVE KEY ACTIONS 8. Establish a Commercial Development Land Bank (“Land
Bank”) as a non-profit entity with authority to acquire,
hold, improve, and convey any interest in real property
1. Establish the Memphis Aero City Alliance (MACA) as the
through available legal and financial methods.
economic development organization responsible for Airport
City’s success, functioning as an agency of the City of 9. Assign an experienced staff of real estate and legal
Memphis through approval of the Memphis City Council. professionals to carry out the proposed Land Bank
functions.
2. Select an advisory board of representatives for MACA,
consisting of representative stakeholders that will 10. Create a City agency (i.e., the Whitehaven / Airport City
monitor and support implementation of the Master Plan. Redevelopment Corporation) responsible for commercial
redevelopment initiatives and neighborhood enhancement
3. Rely on MACA to weigh competing interests and
within the Whitehaven / Airport City target area.
recommend on a yearly basis capital funding priorities for
Airport City, recognizing the primacy of jobs creation. 11. Select a governing board for the Whitehaven / Airport City
Redevelopment Corporation comprised of key business
4. Assign MACA staff with providing general and technical
and community stakeholders nominated by the City
support to subsidiary agencies, as well as to leverage
Mayor and confirmed by the Memphis City Council.
resources and otherwise implement the Master Plan.
12. Cooperate with prominent civic and business interests
5. Charge MACA staff with collaborating and coordinating
to promote Airport City’s community and economic
with public, non-profit, and private entities to advance
development strategies and initiatives before State and
Airport City’s interests and implement the Master Plan.
Federal policy-makers.
6. Charge MACA staff with coordinating, tracking, and as
appropriate managing the various State and Federal grant
proposals directly impacting Airport City.
7. Create key operational entities that will help implement

the Master Plan, namely, the Commercial Development
Land Bank, and the Whitehaven / Airport City
Redevelopment Corporation.

13.2 FINANCIAL STRUCTURE
Implementation of the Airport City Master Plan depends on an expanded array of available financial tools and incentives
with the capacity to attract new investment and to convince established business enterprise to partner and reinvest in the
success of Airport City.
OVERVIEW development. For Memphis, key initiatives should include
major freight infrastructure improvements and concerted
support for identified catalytic sites redevelopment.
Businesses stay, expand, or relocate in a community for
many reasons; these include the availability of buildings or
ASSESSMENT SUMMARY POINTS
land, quality of life issues, labor force characteristics, physical
infrastructure demands, including suitable transportation • There is a wide range of incentives available to
facilities, access to markets, as well as a viable array of financial government entities for promoting aerotropolis
incentives. This is especially apparent in the competition to development, including various tax incentives, tax
attract aerotropolis-related business at both the national and increment financing strategies, miscellaneous grants and
local level. The City of Memphis and Shelby County regularly loans, financing of major infrastructure projects, and land
compete for new business with such comparable national and zoning agreements, and designation of free trade
markets as Louisville, Indianapolis, and Nashville. Meanwhile, zones.
Northern Mississippi has emerged as an aggressive and
successful local competitor to Memphis’ Airport City. • Successful aerotropolis development relies on the active
use of a full range of incentives and programs, leveraging
a broad array of Federal, State and local government
COMPETITIVE ASSESSMENT resources.
Major national competitors for aerotropolis development have • Nonetheless, national competitors have also identified
become highly proactive in their pursuit of target industries and instituted strategic “game changers” – specific
such as logistics, warehousing and distribution, research and actions and incentives designed to attract targeted
development, and other major jobs-producers and airport- businesses and industries and achieve a competitive
related companies. Thus, while State and local government advantage.
entities rely on a combination of incentives in pursuit of
• Noteworthy examples of “game changers” by key
economic development, the most successful challengers have
competitors include Indianapolis’ partnership in
also identified and implemented key initiatives that provide
developing a cool chain facility to become a hub of
their aerotropoli with a clear competitive advantage. These
bio-life science activity, or Louisville’s aggressive use of
may also be described as “game changers.” For example,
Kentucky’s tax incentives to help finance expansion of the
Indianapolis has assumed leadership in the bio-pharma
UPS Worldport Hub.
industry by partnering in the development of a state-of-the-art
temperature controlled supply chain facility. It is imperative the • Locally, DeSoto County has become extremely
Memphis identify its “game changers” while also promoting aggressive in its pursuit of business and industry, and
a well-rounded program of economic and community has emerged as a direct competitor with the City of
Memphis to attract and retain commercial and industrial
businesses.
FINAL REPORT 202

• Many companies locate south of the Stateline due
to differences in legal and tax structure, the value of
FINANCIAL STRATEGY and industrial sectors, as well as to stimulate job creation or
promote jobs training. Application of this tool to Airport City’s
incentives offered, and less onerous requirements for tax economic development is recommended as follows:
abatements. ECONOMIC DEVELOPMENT PRIORITIES
• Property Tax Abatements for commercial development
• DeSoto County draws upon a suite of incentives offered First and foremost, an economically competitive Airport City projects that will bring a significant lift in land value
by the State of Mississippi; these programs supplement must become a priority for the City of Memphis and Shelby surrounding the Airport, such as hotel and convention,
DeSoto’s Industrial Property Tax Exemption. County, as well as the State of Tennessee. Second, the suite of and corporate headquarters. Target Economic Sectors:
economic and community development programs and incentives Aviation & Aerospace; Business & Administration; Music,
• Mississippi is especially active in targeting particular
utilized on behalf of Airport City must reinforce the desired Media & Tourism.
industries, many of which are airport-related and / or
vision and support the Master Plan’s development principles,
compete directly with Tennessee’s priority industries. • Sales & Use Tax Credits to support emerging industries,
policies and strategies. The most important considerations are
especially in the area of high technology, including clean
• Memphis is too heavily dependent on the PILOT program as following: 1) target key industries; 2) redevelop catalytic sites;
energy technology. Target Economic Sectors: Advanced
as an economic development tool, requiring other tools 3) provide state-of-the-art infrastructure; 4) train the aerotropolis
Manufacturing; Bio-Life Sciences; Green Industry.
that are better capable of providing upfront funding to workforce; 5) improve neighborhood livability, and 6) facilitate
attract business. commercial redevelopment. • Jobs Tax Credits to foster employment growth and
diversification, especially applicable to economic sectors
• Memphis and Shelby County also lack suitable COMPETITIVE FINANCIAL TOOLS AND with a growing presence in Airport City. Target Economic
incentives to promote redevelopment and revitalization INCENTIVES Sectors: Advanced Manufacturing; Bio-Life Sciences;
of commercial areas and otherwise meet community Green Industry.
development objectives, for example, to attract small To fully leverage Airport City’s assets, attract and retain
targeted industry, add quality jobs, and diversify the local
business enterprise or train the aerotropolis workforce. FINANCIAL TOOL: TAX INCREMENT
economy, a flexible range of economic development
• The majority of incentives available to the City of programs and incentives must be utilized to best advantage.
FINANCING
Memphis and Shelby County for economic and Tax Increment Financing (TIF) is a public financing tool
In particular, public investment must address major
community development are State sponsored, and many commonly used for community redevelopment; local
infrastructure improvements and provide concerted support
of these are specifically targeted to attract industry, government bonds provide financing for site development
for redevelopment of identified catalytic sites, implemented
especially large scale manufacturing. and are repaid by the incremental tax revenues generated by
through the proposed organizational structure.
the project. Application of this tool to Airport City’s economic
development is recommended as follows:
FINANCIAL TOOLS: TAX INCENTIVES
These include a wide array of State and local exemptions, • Tax Increment Financing targeting development
rebates and credits, encompassing property tax abatements, as projects entailing commercial retail, mixed-use and
well as corporate income tax and sales tax relief. Tax incentives creative activities that will bring a stable rise in land value
are often used to attract and retain particular businesses over time. Target Economic Sectors: Bio-life Sciences;
Business & Administration; Information Technology;
Music Media & Tourism.

FINANCIAL TOOL: GRANTS AND LOANS efficient movement of freight. Application of this tool to Airport • Land Bank with legal and financial authority to acquire, clear
Federal, State, and local government grants and loans are City’s economic development is recommended as follows: and convey underutilized property, for example, to improve
regularly used to support job creation and job training. Along blighted property surrounding the Airport or to promote land
• Financial Bonds issued for road and infrastructure capital
with fee waivers, they are also used to achieve multiple assembly for large footprint warehousing and industrial user.
improvement projects, serving as seed money in support
community development objectives, such as the construction Target Economic Sectors: Advanced Manufacturing; Aviation
of “heavy user” industries. Target Economic Sectors:
and rehabilitation of multi-family housing and the promotion & Aerospace; Logistics & Distribution.
Advanced Manufacturing; Logistics & Distribution.
of small business enterprise. Low interest business loans or
• Land & Building Write-Downs to stimulate and revitalize
tenant improvement loans are common examples of incentive • Fast Track Infrastructure Program providing public nodes of commercial and employment activity, for
programs supporting commercial revitalization. Application infrastructure grants in conjunction with a commitment example, along the Elvis Presley Blvd. and Lamar Corridors.
of this tool to Airport City’s economic development is by private sector business to locate or expand in Airport Target Economic Sectors: Advanced Manufacturing;
recommended as follows: City, especially manufacturers. Target Economic Sectors: Logistics & Distribution; Music, Media & Tourism.
Advanced Manufacturing; Bio-Life Sciences; Green
• Jobs Creation Grants awarded to target industries that
diversify the economy and provide high quality jobs.
Industry; Logistics & Distribution. FINANCIAL TOOL: DESIGNATED FREE TRADE
Target Economic Sectors: Advanced Manufacturing; Bio- FINANCIAL TOOL: LAND & ZONING ZONES
Life Sciences; Green Industry. Foreign Trade Zones have emerged as a common approach to
AGREEMENTS promoting aerotropolis development, with over 300 General
• Jobs Training Grants awarded to enterprises that This strategy includes land or lease write-downs that make Purpose FTZ’s located throughout the country. These typically
cultivate aerotropolis employees, with a focus on trades land more affordable to develop. It typically involves a accommodate warehouse and distribution activity, and provide
that support target industries. Target Economic Sectors: redevelopment agency or other public entity offering publicly a number of economic benefits to global companies including
Advanced Manufacturing, Aviation & Aerospace; Logistics owned land at lower than market value. These entities duty deferral, elimination or reduction, and other savings
& Distribution. frequently play an active role in land acquisition, demolition through reduction in various merchandise and customs taxes
and improvement, and consequently, may impose restrictions and fees. Application of this tool to Airport City’s economic
• Small Business Grants & Loans to stimulate on new development. Application of this tool to Airport City’s development is recommended as follows:
commercial revitalization and support entrepreneurial economic development is recommended as follows:
activities, providing assistance for building construction • Free Trade & Special Economic Zones designated in
and renovation, and equipment purchases. Target LAND BANKING and around the Airport to increase competitiveness for
Economic Sectors: Commercial Retail & Services; Bio- “value add” and assembly industries. Target Economic
Life Sciences; Green Industry; Music, Media & Tourism. Sectors: Advanced Manufacturing; Aviation & Aerospace;
Bio-Life Sciences; Logistics & Distribution.
FINANCIAL TOOL: MAJOR INFRASTRUCTURE
DEVELOPMENT COMPETITIVE LAND DEVELOPMENT MODELS
Federal, State and local government agencies regularly assist Because many target industries require assistance with
with financing and investment in costly infrastructure projects land assembly, as well as preparation of the land with roads
that promote aerotropolis development, such as the provision and infrastructure, aerotropolis development depends on an
of utilities and surface transportation projects that support effective mechanism for land development and management.
FINAL REPORT 204

While public-private partnerships are critical, it is important
that each sector has capacity to drive the process. Application
TWELVE KEY ACTIONS 8. Evaluate and revise the processes, procedures, and
criteria for awarding PILOT incentives, in particular,
of land development models to Airport City are recommended promoting more timely and predictable outcomes, while
1. Pursue increased State and Federal allocations of
as follows: accommodating key development typologies (e.g.,
economic development funds to implement the Master
speculative development, tourism development).
• Private Sector Driven Model bringing together a Plan’s economic and real estate strategy.
syndicate of investors to provide the seed capital 9. Designate redevelopment zones within Airport City and
2. Offer financial assistance programs (e.g., low interest
necessary to stimulate further development (e.g., authorize TIF financing as an available financial tool, with a
loans, grants) aimed at local and small business
formation of a private land development corporation focus on stimulating investment in priority redevelopment
attraction, retention, and expansion.
or real estate investment trust). Investors acquire and sites.
develop real estate, often including existing landowners 3. Offer a competitive suite of financial incentives to
10. Work closely and cooperatively with local and State
as shareholders, utilizing the following mechanism: 1) land attract and retain business and industry, favoring those
policy-makers to develop and implement incentive
is assembled by investors to generate an increase in land enterprises that employ skilled workers and create high-
programs (e.g., tax credits, grants) to promote key
value, normally with large scale redevelopment in mind; value jobs.
industries and stimulate hiring, especially of skilled
2) assembled properties are sold for development or a
4. Negotiate and participate in joint-venture deal structures workers.
ground lease arrangement is negotiated, or alternatively,
land is used as equity in a joint venture agreement; and 3) (e.g., public-private partnerships, development
11. Pursue designation of Free Trade Zones / Foreign Trade
profits are distributed to shareholders. Local government agreements) to facilitate key development projects (esp.
Zones to benefit target industries, such as “value added”
often assists through financial incentives. Target Economic Trigger / Catalytic projects).
assembly, research and technology, etc.
Sectors: Business & Administration; Commercial Retail &
5. Partner with the Airport Authority in the acquisition,
Services; Information Technology; Music, Media & Tourism. 12. Support formation of a Real Estate Investment &
improvement and disposition of key parcels surrounding
Development Trust as a private sector driven model for
• Public Sector Driven Model utilizing the legal and MEM, accommodating vital airport dependent activities.
land development in Airport City.
financial authority of a designated public entity to
6. Assemble land for ultimate disposition to targeted
assemble land and provide major infrastructure
logistics, warehousing, and manufacturing users, utilizing
improvement in support of private sector development
the authority of the Land Bank to promote redevelopment
(e.g., the Community Redevelopment Agency or
of key opportunity sites.
proposed Commercial Development Land Bank). Under
this mechanism: 1) land is assembled by the public 7. Construct vital infrastructure based on available
sector agency, producing an increase in land value; 2) capital funds and other financial resources (e.g., bond
assembled properties are sold for development or a issues), prioritizing improvements that will facilitate
ground lease arrangement is negotiated; and 3) public key development projects and enhance intermodal
sector funding is recompensed (e.g., bond repayment) transportation and communications.
and reinvested. Target Economic Sectors: Advanced
Manufacturing; Aviation & Aerospace; Bio-Life Sciences;
Logistics & Distribution.

13.3 REGULATORY STRUCTURE
Implementation of the Airport City Master Plan relies on a favorable regulatory environment for land development,
including plan adoption to set clear policy direction, fine tuning of land use regulatory tools to promote compatible land
use outcomes, and sharpening of land use approval processes and procedures to minimize impediments to development.
OVERVIEW ASSESSMENT SUMMARY POINTS
• The development community depends on a clear
Stakeholders have clearly identified the need for a more
understanding of processes, procedures, and
“business friendly” climate in which Airport City can prosper and
expectations, while needing suitable flexibility to respond
thrive. An Economic Development Organization dedicated to the
to changing market conditions.
advancement of Airport City and a competitive suite of financial
incentives are instruments of success. No less important is • To stay competitive aerotropolis development efforts
the need to establish a more favorable regulatory environment around the country rely on providing both visionary
for land development at the local level, for example, reducing comprehensive planning and streamlined approval
the time and costs associated with development reviews and processes.
project entitlement. This environment is largely dependent on
detecting and removing unreasonable regulatory impediments, • Unlike many of its national competitors, as well as its
and moreover, introducing development criteria and review local competitors in Northern Mississippi, Memphis
processes that will attract and promote desired outcomes as lacks a comprehensive plan to guide land use and zoning
expressed through an adopted comprehensive land use plan. decisions; this can generate uncertainty within the
development community.
COMPETITIVE ASSESSMENT • The zoning and design review ordinances adopted by

Northern Mississippi localities are conventional, and
Airports and communities from around the country are resolute therefore, generally structured to accommodate typical
in revising land development policies and procedures to better suburban development.
promote aerotropolis development and leverage their airport
facilities for economic and community development. These • On the other hand, the Memphis and Shelby County
activities include preparing and updating comprehensive plans, Uniform Development Code (UDC) provides the flexibility
land use implementation measures (e.g., up to date zoning needed to pursue smart growth development patterns
standards and design criteria), and land development review and innovative design and planning through its provisions
processes. Land use planning has been the focus for many for mixed-use zoning and planned developments, a
airports with large land holdings, such as Dallas-Fort Worth, potential competitive advantage.
Denver, and Indianapolis. More established communities tend
• The UDC incorporates many of the best practices for
to place emphasis on streamlining permitting processes and
streamlining development review processes, including
procedures. By comparison, adoption of a comprehensive plan
a clear explanation of processes and procedures, and
will be crucial to the effective development of Airport City, while
a considered delimitation between administrative and
development standards and criteria and approval processes as
legislative review.
specified in the updated Memphis and Shelby County UDC will
likely depend on some fine tuning to support the adopted plan.
FINAL REPORT 206

• Time frames for processing zoning approvals in Memphis
are roughly comparable to Shelby County, although some
REGULATORY STRATEGY • Regular Plan Updates based on periodic review and
analysis of the Master Plan, responding to changing
additional time results from the required three readings environmental, economic and social conditions within
of a zoning ordinance per Tennessee State Law. LAND USE IMPLEMENTATION TOOLS the community, and accompanied by amendments to
The Master Plan incorporates a land use and zoning concept the UDC and other implementation tools as necessary to
• The public notification requirement for many zoning that advances economic and community development goals. maintain consistency.
approvals are a concern, particularly as they relate to As a competitive strategy, it rationalizes land use patterns
neighborhood meetings, which are seen as onerous by to 1) improve neighborhood livability; 2) promote economic LAND USE IMPLEMENTATION TOOLS
some in the development community. efficiency and sustainability, including the targeting of key The UDC offers a number of zoning tools that may be drawn
industries; and 3) facilitate commercial redevelopment, upon to implement the principles, policies and strategies
• Another major issue is the length of time required for
emphasizing smart growth development patterns. Integral of the Master Plan. Of particular interest are those tools
processing building permits in Memphis (following
approaches include creating mixed-use activity nodes at that promote flexibility, such as mixed-use districts and
approval of land use entitlements), which can take two to
major intersections and accommodating the building space provisions for planned development. These allow development
three times longer than longer than neighboring suburban
requirements of modern industry. Successful implementation to efficiently and effectively respond to changing market
localities.
depends in part on the effective use of zoning tools and conditions, whether the imperatives of smart growth or the
mechanisms, in particular, delivering effectual development space demands of modern industry. Application of available
standards and regulations as defined by the UDC. While it is land use implementation tools to Airport City’s economic
anticipated that provisions of the recently adopted UDC may development is recommended as follows:
be utilized to Airport City’s advantage, it is also expected that
some amendments will likely be necessary, most notably • UDC Review involving thorough analysis to identify
involving changes to the zoning map. text amendments that will implement the Master Plan’s
principles, policies and strategies.
LAND USE POLICY
• Incentive Zoning to promote desired land use patterns
Comprehensive planning establishes the long-term vision and
and policy outcomes, with an emphasis on smart growth
policy framework that are critical to fulfilling community goals
at major activity nodes, requiring further study and
and aspirations while achieving environmentally, economically,
subsequent amendment to the UDC.
and socially sustainable development. Application of this tool to
Airport City’s economic development is recommended as follows: • Comprehensive Rezoning initiated by the City to
promote conformance with the Master Plan’s land use
• Comprehensive Plan Adoption to designate the
and zoning concept, particularly applicable to priority
Master Plan as the comprehensive land use plan for
redevelopment sites.
the area, working in cooperation with the UDC toward
implementation of its approved principles, policies and • Design Guidelines to encourage a desired urban form
strategies, while also guiding future land use and zoning and development character, especially recommended for
decisions. major activity nodes and commercial corridors.

A COMPETITIVE DESIGN REVIEW PROCESS TWELVE KEY ACTIONS 9. Designate personnel and establish procedures (e.g.,
single point-of-contact, computerized permit tracking,
Lengthy and complex approval processes, often compounded
by onerous development standards and fees, produce delay pre-application conferences, etc.) to efficiently usher
1. Adopt the Master Plan as the formally designated
and uncertainty, adding direct and indirect costs that inhibit targeted projects through the development process.
comprehensive plan for the area.
economic development. To its credit, the UDC introduces
10. Secure necessary land use entitlements (e.g., City
many standards, criteria, and procedures consistent with best 2. Review the UDC and adopt text amendments as
initiated zoning approvals) in advance of developer
practices for “permit streamlining.” Even so, Memphis can necessary to support the Master Plan’s principles,
interest for priority redevelopment sites.
take a more proactive role in securing land use entitlements policies, and strategies.
and “fast tracking” approvals for targeted industries and 11. Revise land use approval policies and procedures to
3. Schedule periodic review and update (approximately
priority redevelopment sites. Specific strategies are as follows: reduce the burden on developers, in particular, by sharing
every 5 – 10 years) of the Master Plan, accompanied
responsibility for public notification and the conduct of
• Designated Personnel to guide targeted development by amendments to the UDC as necessary to maintain
neighborhood meetings.
projects through the land use entitlement process, consistency.
featuring a single point-of-contact. 12. Review and modify processes and procedures to
4. Undertake an analysis of incentive zoning and its potential
expedite the issuance of building permits.
• Fast Track Permitting processes and procedures to to promote “smart growth” at key activity nodes,
expedite targeted development review and approvals, amending the UDC as appropriate.
in particular, securing land use entitlements for priority
5. Explore opportunities for the City to initiate rezoning
redevelopment sites in advance of developer interest.
for mixed-use at key activity nodes, consistent with the
• Expedited Building Permits entailing revised processes Master Plan’s “smart growth” policies.
and procedures for timely building permit issuance,
6. Adopt design guidelines applicable to key activity nodes
addressing a major development community concern.
and major multi-use corridors, in particular, the Elvis
Presley Corridor.
FAST TRACK PERMITTING / EXPEDITED REVIEW
7. Establish processes and procedures (e.g., staff education
and training, findings for approval) to ensure that zoning
and administrative site plan approvals are consistent with
the Master Plan.
8. Identify and institute “fast track” approval processes for

non-controversial and targeted development projects, for
example, encouraging the use of administrative review
and approvals.
FINAL REPORT 208

14
CHAPTER
THE AIRPORT CITY
ACTION PLANS

14.1 INTRODUCTION TO ACTION PLANS
Successful redevelopment of Airport City depends on coordinated action. Action Plans provide an essential road map
for implementing and executing the Master Plan, detailing and aligning the economic and community development
initiatives of strategic partners to achieve short term outcomes and fulfill the long term vision.
OVERVIEW Action Plans follow in Sections 14.3 – 14.7.) Action items
assume local government coordination and leadership in
facilitating their implementation. Accordingly, the strategic
Action Plans detail the specific activities and identify the
partners that will direct each action are identified, with actions
responsible parties that will carry out the Master Plan’s
further categorized as follows:
principles, polices and strategies, ensuring that the economic
and community development initiatives of multiple actors are • Policy Initiatives assume action on the part of one or
aligned in favor of Airport City. Specified actions consider both more key policy-making bodies, such as the Memphis
short- and long-term outcomes. Trigger Projects are immediate City Council, the Land Use Control Board, or the
undertakings that will set the tone for future growth and Advisory Board of the Memphis Aero City Alliance. Staff
development; the Trigger Projects Action Plans outlines the is charged with providing the necessary support for an
necessary steps for a rapid turnaround. On the other hand, informed decision. Examples include establishment of
Plan Element Action Plans provide a road map for achieving recommended organizational entities, approval of zoning
the Master Plan’s comprehensive long-term vision. amendments and zone changes, and authorization of
economic and community development programs and
TRIGGER PROJECTS ACTION PLANS funding.
Trigger Projects entail pressing policy initiatives and vital
• Administrative Programs depend on staff to implement
improvement projects that will be undertaken during the
policy directives and manage approved programs and
first three years (Phase 1) of implementation of the Master
initiatives. These encompass the full range of necessary
Plan, thereby signaling a collective commitment to transform
organizational functions: political outreach, financial
Airport City in accordance with the desired vision. They include
assistance, technical support, and land use regulation.
establishment of the proposed organizational structure, pilot
An especially critical assignment is to coordinate the
beautification projects, critical roadway improvements, and
activities of multiple government agencies, non-profit
important public-private development initiatives. The Trigger
service providers, and private sector actors in the service
Projects Action Plans describing key implementation measures
of executing the Master Plan.
follows in Section 14.2.
• Capital / Financial Investment are actions that require
(Reference Chapters 9 – 12 for detailed Project
substantial government expenditure, typically large
Implementation Plans for both Trigger and Catalytic Projects.)
capital improvement programs and projects. Examples
PLAN ELEMENT ACTION PLANS include land acquisition, infrastructure improvements,
Action plans are structured to implement the policies and community facility upgrades, and public-private
strategies set forth in each of the Development Framework partnership deals. These actions will lead to the most
Plan Elements: 1) Land Use & Urban Form; 2) Transportation; visible positive outcomes of the Master Plan.
3) Infrastructure & Environment; 4) Housing & Community
Resources; and 5) Economic & Real Estate. (Plan Element
FINAL REPORT 210

14.2 TRIGGER PROJECTS
Trigger Projects, dependent on concerted public and private action, are strategic “game changers” that will signal Airport
City’s positive transformation and further stimulate economic development. These projects and initiatives are realizable
in the first 3 years (Phase 1) of the Master Plan’s implementation.
TRIGGER PROJECT OVERVIEW 1. AERO CITY ALLIANCE 2. AIRPORT CITY GATEWAY +
Positive economic development demonstrated though perceptible BLIGHT REMOVAL PROJECT
and concrete evidence of improvement is expected during the
first 36 months of implementation of the Master Plan. Moreover,
stakeholders must recognize these as significant and catalytic
changes that point toward a successful future. The selected Establish the Memphis Aero City Alliance and Construct High Visibility Beautification Projects:
“Trigger Projects” are projected to instill community pride, Partner Agencies: The complex nature of economic and The Master Plan envisions long-term development of
stimulate investment, and support future development, all within community development requires a single organizational activity nodes and gateway improvements at prominent
fairly short order. Characteristics of these early projects include: entity focused on the successful redevelopment of locations. The short-term focus is on improving the visual
• Location on unencumbered or readily acquirable land. Airport City. The Memphis Aero City Alliance is proposed appearance of the principal entry corridor to the Airport.
as an umbrella agency responsible for implementation of This requires immediate elimination of blighted conditions,
• Politically non-controversial with likely community support.
the Master Plan, with the capacity to marshal resources, including severely dilapidated structures, to be replaced
• Crucial to the economic performance of the area. target investment and deliver financial incentives, by visually appealing and functional entry monuments,
• Essential to jobs growth in the short- and long-term. expedite projects, and coordinate the actions of multiple wayfinding signage, and streetscape enhancements.
actors. Partner entities will provide operational support. These projects will herald Airport City’s bright future.
• Prominent and important to the Memphis Aerotropolis
“brand.”
3. AIRPORT FREIGHT 4. AEROTROPOLIS CAMPUS 5. GRACELAND TOURISM &

CAPACITY IMPROVEMENTS HOSPITALITY DEVELOPMENT
Execute Major Transportation Corridor Improvements: Develop an Educational Campus Offering Specialized Support Expansion of the Graceland Tourist Attraction:
Airport City’s arterials are the backbone of a safe and Training: The proposed campus repurposes underutilized As a global destination and driver of annual tourism in
efficient transportation infrastructure. To facilitate office buildings within the Nonconnah Corporate Center Memphis, Graceland has the power to capture the world’s
multimodal connectivity and advance economic growth as a place for specialized training and education in imagination. A plan to harness this potential will envision
and development, these trigger projects entail capacity aerotropolis related occupations. This project and similar a vibrant entertainment district that draws both tourists
and intersection improvements along Tchulahoma, initiatives are an important step toward providing residents and residents, offering: quality hotel accommodations; live
Holmes, and Raines Roads. The proposed improvements the skills that will help Memphis compete for high wage, entertainment venues; state-of-the-art music production
will take immediate pressure off of the Lamar Corridor, high value jobs. An alliance of government, industry, and and educational facilities; and other amenities. Balancing
bring greater efficiency to the movement of freight, and academic institutions is required to bring this project to near-term possibilities with long-term desires depends on
improve overall mobility within Airport City. fruition. a close partnership with Elvis Presley Enterprises.

FIG 14.1: AIRPORT CITY TRIGGER PROJECTS
FINAL REPORT 212

FIG 14.2: TRIGGER PROJECTS SUMMARY ACTION PLANS
1) ESTABLISH THE AERO CITY ALLIANCE
PLAN
COLLABORATION
Alliance Authorization: Create the proposed organizational entity and provide LEAD: Memphis City Council
authorization to initiate economic and community development programs. PROGRAM SUPPORT: City of Memphis
Alliance Coordination: Determine near-term actions and coordinate with PLAN LEAD: Memphis Aero City Alliance
support agencies to execute the functions of the Memphis Aero City Alliance. PROGRAM SUPPORT: City of Memphis
2) AIRPORT CITY GATEWAY
PLAN
COMMUNITY
Property Acquisition & Clearance: Demolish the existing structure and clear PROGRAM LEAD: Memphis Aero City Alliance
the property, obtaining necessary legal authority, permits, and funding. INVEST SUPPORT: Alliance Partners & City of Memphis
Gateway / Corridor Design & Construction: Commission and execute the gateway PLAN LEAD: City of Memphis
PROGRAM
design and streetscape enhancements, securing necessary improvement funds. INVEST SUPPORT: Memphis Aero City Alliance
Information Office Design & Construction: Construct a Memphis Airport City PLAN LEAD: City of Memphis
PROGRAM
information office, securing all necessary permits and funding. INVEST SUPPORT: Memphis Aero City Alliance & Greater Memphis Chamber
3) I-240 BLIGHT REMOVAL PILOT PROJECT
PLAN
COMMUNITY
Property Acquisition & Clearance: Demolish existing structures and clear the PROGRAM LEAD: Memphis Aero City Alliance
property, obtaining all necessary legal authority, permits, and funding. INVEST SUPPORT: Alliance Partners & City of Memphis
Pubic Outdoor Space Design & Construction: Commission and execute the PLAN LEAD: City of Memphis
PROGRAM
design of a new public outdoor space on the property. INVEST SUPPORT: Memphis Aero City Alliance
4) TCHULAHOMA ROAD RECONFIGURATION & RAINES / NEW GETWELL INTERSECTION REDESIGN
PLAN
CONNECTION
Project Scope & Funding: Coordinate with TDOT to secure preferred scheduling LEAD: Memphis Aero City Alliance
and necessary funding. PROGRAM SUPPORT: C ity of Memphis & TDOT
Right-of-Way Acquisition: Identify and acquire necessary right-of-way for the PROGRAM LEAD: City of Memphis
planned road realignment and intersection redesign. INVEST SUPPORT: Memphis Aero City Alliance
Project Design & Construction: Design and execute necessary roadway PROGRAM LEAD: C ity of Memphis
improvements. INVEST SUPPORT: M emphis Aero City Alliance
5) TCHULAHOMA AND HOLMES ROADS UPGRADES
PLAN
CONNECTION
Project Scope & Funding: Coordinate with TDOT to secure preferred scheduling LEAD: Memphis Aero City Alliance
and necessary funding. PROGRAM SUPPORT: C ity of Memphis & TDOT
Right-of-Way Acquisition: Identify and acquire necessary right-of-way for the PROGRAM LEAD: City of Memphis
planned roadway capacity improvements. INVEST SUPPORT: Memphis Aero City Alliance
Project Design & Construction: Design and execute planned roadway capacity PROGRAM LEAD: City of Memphis
improvements. INVEST SUPPORT: Memphis Aero City Alliance
6) AEROTROPOLIS CAMPUS
PLAN
COMPETITIVENESS
Aerotropolis Campus Partners: Identify institutional and industry partners and PROGRAM LEAD: Memphis Aero City Alliance
attract investors to plan and finance the proposed facility. INVEST SUPPORT: City of Memphis & Greater Memphis Chamber
Aerotropolis Campus Improvements: Undertake improvements at the Nonconnah PLAN LEAD: Development Partners / Investors
PROGRAM
Corporate Ctr. to house the campus, acquiring necessary permits and funding. INVEST SUPPORT: Memphis Aero City Alliance
Aerotropolis Campus Launch: Establish the Aerotropolis Institute within the PLAN LEAD: Development Partners / Investors
PROGRAM
Nonconnah Corporate Center. INVEST SUPPORT: Memphis Aero City Alliance
7) GRACELAND LIVE TOURISM AND HOSPITALITY DEVELOPMENT
PLAN
COMMUNITY
Development Master Plan: Prepare a development master plan identifying LEAD: Elvis Presley Enterprises
near- and long- term expansion and improvements. PROGRAM SUPPORT: Memphis Aero City Alliance & City of Memphis
Development Incentives: Identify available incentives to facilitate PROGRAM LEAD: Memphis Aero City Alliance
development. INVEST SUPPORT: C ity of Memphis
Development Launch: Initiate near-term development projects, securing PLAN LEAD: Elvis Presley Enterprises
PROGRAM
necessary approvals and funding. INVEST SUPPORT: Memphis Aero City Alliance

FIG 14.3: ECONOMIC DEVELOPMENT DISTRICT REVITALIZATION PROCESS
FINAL REPORT 214

14.3 LAND USE & URBAN FORM
Action items encompass land use and zoning measures that rationalize land use patterns, support smart growth
development, and promote community revitalization. Measures also address Airport City’s visual character, in particular,
improving conditions through blight remediation, gateway beautification, and other public realm improvement projects.
LAND USE AND ZONING ACTION PLAN
ACTION ITEM POLICY ADMINISTRATIVE CAPITAL / FINANCIAL STRATEGICPARTNERS
INITIATIVE PROGRAM INVESTMENT
1.1 Adopt
area.
the Memphis Airport City Master Plan as the formally designated comprehensive plan for the DPD & GMC
1.2 Review the UDC and adopt text amendments as necessary to support the Master Plan’s principles,
policies, and strategies.
MACA & DPD
1.3 Schedule periodic review and update (approximately every 5 – 10 years) of the Master Plan,
accompanied by amendments to the UDC as necessary to maintain consistency.
MACA & DPD
1.4 Undertake an analysis of incentive zoning and its potential to promote “smart growth” at key activity
nodes, amending the UDC as appropriate.
MACA & DPD
1.5 Explore opportunities for the City to initiate rezoning for mixed-use at key activity nodes, consistent with
the Master Plan’s “smart growth” policies.
MACA & DPD
1.6 Coordinate with the Airport Authority to rezone land located “outside of the fence” as necessary to
support and protect airport-related activities.
MACA, DPD & MSCAA
1.7methods.
Establish a Commercial Development Land Bank (“Land Bank”) as a non-profit entity with authority to
acquire, hold, improve, and convey any interest in real property through available legal and financial DPD & CHAMBER
1.8 Outline a strategy for land banking, identifying available legal and financial mechanisms, as well as
criteria for the acquisition, improvement, and disposition of land.
MACA & CDLB
CDLB: Commercial Development Land Bank

DPD: Division of Planning & Development
GMC: Greater Memphis Chamber
MACA: Memphis Aero City Alliance
MSCAA: Memphis Shelby County Airport Authority

ACTION ITEM POLICY ADMINISTRATIVE CAPITAL / FINANCIAL STRATEGIC PARTNERS
2.1 Establish processes and procedures (e.g., staff education & training, findings for approval) to ensure that
zoning and administrative site plan approvals are consistent with the Master Plan.
MACA & DPD
2.2 Identify and institute “fast track” approval processes for non-controversial and targeted development
projects, for example, encouraging the use of administrative review and approvals.
MACA & DPD
2.3 Assign an experienced staff of real estate and legal professionals to carry out the functions of the
proposed Land Bank.
MACA & CDLB
2.4 Undertake a detailed inventory of Airport City land to identify and prioritize properties suitable for
acquisition, working closely and cooperatively with MSCAA to maximize opportunities near the Airport.
MACA, CDLB & MSCAA
3.1 Partner with the Airport Authority in the acquisition, improvement and disposition of key parcels
surrounding MEM, accommodating vital airport dependent activities.
CDLB & MSCAA
3.2 Assemble land for ultimate disposition to targeted logistics, warehousing, and manufacturing users,
utilizing the authority of the Land Bank to promote redevelopment of key opportunity sites.
CDLB & WACRC
CDLB: Commercial Development Land Bank

MSCAA: Memphis – Shelby County Airport Authority
WACRC: Whitehaven / Airport City Redevelopment Corporation
FINAL REPORT 216

URBAN STRUCTURE AND VISUAL CHARACTER ACTION PLAN
1.1 Cooperate with local and State policy-makers to develop legislation and programs that facilitate
acquisition and conveyance of vacant and blighted properties.
MACA, TECD & GMC
1.2 Align City plans and programs for capital expenditure with the Master Plan’s principles, policies, and
strategies for area beautification, prioritizing major gateway enhancements.
MACA & ENGD
1.3Urban
Approve a public realm design element palette to enhance Airport City’s brand, including “sub-brand”
identities for key districts and neighborhoods, building upon the framework in the Memphis Aerotropolis
Design Guide (June 2013).
MACA, DPD & GMC
1.4 Adopt a comprehensive wayfinding and public signage program for Airport City, building upon the
framework set forth in the Memphis Aerotropolis Urban Design Guide (June 2013).
MACA, DPD & GMC
1.5 Adopt design guidelines applicable to key activity nodes and major multi-use corridors, in particular, the
Elvis Presley Corridor.
MACA & DPD
1.6 Direct greater resources toward code enforcement activities throughout Airport City, utilizing up-to-date
program features such as case tracking software, code compliance surveys, etc.
MACA & DPD
1.7 Authorize funds to establish a façade improvement program, offering financial (e.g., matching funds,
grants and loans) and design assistance.
MACA, WACRC & DPD
1.8 Coordinate with residents of identified historic areas to apply the Neighborhood Conservation (NC)
Overlay District and / or to determine other means of preserving neighborhood character.
MACA & DPD

ENGD: Engineering Division
TECD: Tennessee Department of Economic & Community Development

2.1 Determine approximate costs and funding sources, and prioritize public realm improvement and
beautification projects, emphasizing major gateway enhancements and wayfinding.
MACA, DPD & ENGD
2.2 Pursue increased State and Federal funding for public realm improvements and beautification projects,
teaming with prominent civic and business interests to promote Airport City.
MACA & GMC
2.3 Identify opportunities to coordinate the funding and construction of public realm enhancements with
infrastructure (e.g., roadway) improvement projects and / or the development of public facilities.
MACA, DPD & ENGD
2.4 Identify opportunities to coordinate and share the funding and construction of public realm
enhancements with private development projects.
MACA, DPD & WACRC
3.1 Acquire, clear, and as appropriate improve properties requiring immediate blight remediation,
particularly those sites identified as Trigger / Catalytic projects.
WACRC & CRA
3.2 Undertake public realm improvement and beautification projects based on available capital funding and
other financial resources, initially focusing on major gateway enhancements and wayfinding.
DPD & ENGD
CRA: Community Redevelopment Agency

FINAL REPORT 218

14.4 TRANSPORTATION
Action items bring together key government agencies to coordinate transportation plans and programs, and direct funding
sources toward enactment of the Master Plan’s recommendations for major transportation corridors. Implementation
measures also attend to expansion of the transit system and better accommodation of alternative travel modes.
TRANSPORTATION CORRIDORS ACTION PLAN
1.1Transportation
Coordinate with the Tennessee Department of Transportation (TDOT) and Memphis MPO to ensure the
Master Plan’s transportation improvement priorities and phasing are reflected in the regional
Improvement Program (TIP).
MACA, MPO & TDOT
1.2 Align City plans and programs for capital expenditure with the Master Plan’s priorities and phasing for
transportation corridor improvements.
MACA, DPD & ENGD
1.3such
Authorize funds for a program to advance clean freight measures, for example, incentivizing the use of
clean trucks and truck stop electrification in the short-term, while exploring more advanced methods
as e-highways for the long-term.
ENGD & TDOT
2.1 Determine approximate costs and identify potential funding sources for the Master Plan’s proposed
transportation corridor improvements.
ENGD, MPO & TDOT
2.2 Pursue increased State and Federal allocations of transportation funds to implement the proposed
transportation corridor improvement strategy, emphasizing collaboration and cooperation with TDOT.
MACA, TDOT & ASC
2.3policy-makers.
Cooperate with regional transportation planners and prominent civic and business interests (MSCAA,
FedEx) to promote the proposed transportation corridor improvement strategy before State and Federal MACA, MPO & TDOT
ASC: Aerotropolis Steering Committee

MPO: Memphis Urban Area Metropolitan Organization
TDOT: Tennessee Department of Transportation

2.4Study opportunities and implement programs to integrate clean freight measures and intelligent
transportation systems (ITS) that optimize movement along major corridors, especially identified freight
corridors.
ENGD, MPO & TDOT
2.5Investigate the costs and benefits of introducing tolling along major freight corridors (especially Lamar
Corridor) for consideration by local and State policy-makers.
ENGD & TDOT & ASC
3.1 Proceed with transportation corridor improvements based on available capital funding and other
financial resources, consistent with the priorities and phasing set forth in the Master Plan.
ENGD, MPO & TDOT
3.2 Provide financial incentives to implement clean freight measures, such as the use of clean trucks and
truck stop electrification.
MPO & TDOT
ASC: Aerotropolis Steering Committee

FINAL REPORT 220

TRANSIT SYSTEM ACTION PLAN
1.1transportation
Coordinate with the Memphis MPO to ensure that the Master Plan’s principles, policies, and strategies
for expanding and improving Airport City’s transit system are reflected in regional long range
plans.
MACA, MPO & MATA
1.2 Work closely and cooperatively with MATA to integrate the Master Plan’s principles, policies, and
strategies for Airport City’s transit system into their overall transit planning.
MACA & MATA
1.3 Initiate a program to encourage implementation of transportation demand management measures by

local businesses.
MACA, MPO & TDOT
2.1 Identify approximate costs and funding sources to expand Airport City’s transit system in accordance
with the Master Plan’s principles, policies, and strategies.
MACA & MATA
2.2measures.
Pursue increased State and Federal allocations of transportation funds in cooperation with MATA to
expand Airport City’s transit system, as well as to implement transportation demand management MACA, MPO & TDOT
2.3prosperity.
Work closely and cooperatively with MATA to identify Airport City’s specific and changing transit needs,
for example, identifying future routes, transit stops, and expanded services based on future growth and MACA & MATA
2.4 Coordinate
the Airport.
with MATA to ensure that one or more express bus routes conveniently link downtown with MACA & MATA

MATA: Memphis Area Transit Authority

2.5 Coordinate with MATA to establish a dedicated “loop” circulator bus consistent with the Master Plan’s
proposed route and phasing.
MACA & MATA
2.6theExplore opportunities to share the cost of operating the proposed “loop” circulator bus with civic and
business interests, especially major employers and owners / operators of major destinations serviced by
circulator.
MACA, MATA & GMC
2.7 Encourage downtown business and hotels to provide individually or cooperatively shuttle / van service
to the Airport and other major Airport City attractions (esp. Graceland).
MATA & GMC
2.8 Encourage major area employers to individually or cooperatively operate and expand employee shuttle /
van service, for example, by helping to organize and facilitate cooperative arrangements.
MATA & GMC
2.9 Cooperate with area employers in the implementation of TDM measures, for example, by helping to
promote ridesharing and employer incentive programs, providing transit information, etc.
MATA & MPO
3.1 Direct transportation funds toward enhancement and expansion of Airport City’s transit system, including
implementation of the proposed “loop” circulator bus, construction of enhanced transit stops, etc.
MATA, MPO & TDOT
3.2 Offer financial incentives to area employers to implement transportation demand measures such as
employer shuttle services and ridesharing programs.
MPO & TDOT

MATA: Memphis Area Transit Authority
TDOT: Tennessee Department of TransportationCorporation
FINAL REPORT 222

ALTERNATIVE MODES ACTION PLAN
1.1 Coordinate with the Memphis MPO to ensure that the Master Plan’s recommendations for alternative
modes of travel are reflected in the Regional Bicycle and Pedestrian Plan.
MACA, DPD & MPO
1.2improvements,
Align City plans and programs for capital expenditure with the Master Plan’s principles, policies, and
strategies for alternative travel modes, including implementation of complete streets, bicycle network
and related streetscape enhancements.
MACA, DPD & ENGD
1.3 Start a Safe Routes to School (SRTS) Program for Airport City, seeking available funds to enhance
neighborhood walkability and promote community safety.
MACA, DPD & TDOT
2.1corridors.
Identify approximate costs and potential funding sources, and prioritize streetscape and alternative
travel mode enhancements, emphasizing complete streets improvements to identified multi-use ENGD, MPO & TDOT
2.2 Pursue increased State and Federal allocations of transportation funds to build complete streets, and
otherwise implement streetscape and various alternative travel mode enhancements for Airport City.
MACA, MPO & TDOT
2.3networks.
Reach out to pedestrian and bicycle advocacy groups, environmentally based non-profits and other
interested parties to advocate and refine plans and priorities for Airport City’s bicycle and pedestrian MACA, DPD & MPO
2.4 Reach out to local school representatives, neighborhood groups, and other interested parties for input on
plans and priorities to implement the proposed Safe Routes to School Program.
MACA, DPD & MPO


2.5development
Identify opportunities to coordinate the funding and construction of complete streets and alternative
travel mode enhancements with infrastructure (e.g., roadway) improvement projects and / or the
of public facilities/
DPD & ENGD
2.6 Identify opportunities to coordinate and share the funding and construction of complete streets and
alternative travel mode enhancements with private development projects.
DPD & ENGD
2.7 Work with area employers to promote bicycle commuting, encouraging the provision of on-site bicycle
parking / bicycle lockers, employee shower facilities, etc.
MACA, DPD & MPO
2.8advocacy
Implement key elements of the proposed Safe Routes to School Program, such as traffic enforcement
and safety education, cooperating with local law enforcement, as well as pedestrian and bicycle
groups to achieve results.
DPD, MPO & MPD
3.1corridor
Carry out streetscape and alternative travel mode enhancements based on available capital funding and
other financial resources, prioritizing multi-use corridors and coordinating with proposed transportation
improvements.
ENGD, MPO & TDOT
3.2 Utilize a portion of Safe Routes to School Program funds to help build complete streets and support
alternative modes of travel within Airport City’s residential neighborhoods.
ENGD, MPO & TDOT

MPD: Memphis Police Department
FINAL REPORT 224

14.5 INFRASTRUCTURE & ENVIRONMENT
Action items bring together key government agencies to coordinate open space plans and programs, and direct funding sources
toward expansion and improvement of Airport City’s green network, including resource protection areas, and parks and recreation
facilities. Additional measures promote green industry and green business practices, including support for long-term agribusiness.
RESOURCE PROTECTION ACTION PLAN
1.1policies,
Coordinate with local and regional open space planners (e.g., Division of Parks & Neighborhoods, Mid-
South Regional Greenprint Consortium) to ensure that their plans integrate the Master Plan’s principles,
and strategies for Airport City’s open space network.
MACA, DPN & GC
strategies for an expanded open space network.
MACA, DPN & PWD
2.1 Inventory and assess vacant and underutilized land for potential expansion of Airport City’s open space
network, including identification of natural resource areas.
DPD, DPN & PWD
2.2areas.
Identify approximate costs and potential funding sources, and prioritize land for acquisition as public
open space, favoring the development of greenways and the provision of public parks in underserved MACA, DPN & PWD
2.3 Pursue State and Federal funds for open space acquisition, improvement and maintenance, including
natural resource areas (e.g., waterways and floodways) and parks expansion.
MACA, DPN & GC
2.4development
Reach out to environmentally based non-profits and open space advocates, exploring opportunities to
facilitate or actively partner in the acquisition and conservation of natural resource areas, including the
of greenways.
MACA, GC & GMC
DPN: Division of Parks & Neighborhoods

GC: Mid-South Regional Greenprint Consortium
PWD: Public Works Division

2.5restoration
Encourage environmentally based non-profits, open space advocates and / or other interested parties to
sponsor an area-wide tree planting program, supporting natural resource conservation, urban stream
and streetscape improvement activities.
MACA, DPN & GMC
2.6 Enforce Floodway (FW) and Floodplain (FP) Zoning restrictions, maintaining suitable buffers against the
encroachment and impacts of land development, while minimizing alterations to naturalized streams.
DPD, PWD, TDEC
2.7achieve
Work with landowners and developers to mitigate flood hazards by encouraging best practices for
stormwater management, while negotiating public easements or acquisition of streamside buffers to
continuous greenways.
DPN, PWD, TDEC
2.8initially
Cooperate with the Army Corps of Engineers and the Tennessee Department of Environment &
Conservation (TDEC) in locating opportunities for restoration and revegetation of stream corridors,
selecting and promoting a pilot restoration project.
DPN, PWD, TDEC
3.1ofUndertake acquisition, conservation and improvement of open space resources based on available
capital funds and other financial resources, prioritizing the development of greenways and the provision
pubic parks in underserved areas.
DPN, PWD & GC
3.2 Negotiate and participate in cooperative arrangements with environmentally based non-profits to
acquire and conserve natural resource areas, including the development of greenways.
WACRC, DPN & GC

PWD: Public Works Division
TDEC: Tennessee Department of Environment & Conservation
FINAL REPORT 226

PARKS AND RECREATION ACTION PLAN
1.1parks
Coordinate with local and regional open space planners (esp. Division of Parks & Neighborhoods) to
ensure that their plans integrate the Master Plan’s principles, policies, and strategies for improved
and recreation.
MACA, DPN & GC
strategies for improved parks and recreation.
DPD, DPN & ENGD
1.3 Authorize a source of funding, and adopt standards and guidelines for shared use of public and private
facilities to expand recreational opportunities.
MACA & DPN
1.4 Analyze the UDC’s open space standards for multi-family and mixed-use developments, and adopt
amended standards as appropriate, applicable to new and substantially rehabilitated projects.
DPD & HCD
2.1recommended
Identify gaps (i.e., needs survey and facility inventory) in the provision of parks and recreational facilities
and services for Airport City, while ascertaining lands for potential park expansion and facilities for
upgrades.
DPD, DPN & GC
2.2 Determine approximate costs and potential funding sources, and prioritize parks and recreation
improvements, favoring expansion and upgrades in underserved neighborhoods.
DPD, DPN & ENGD

ENGD: Engineering Divsion
HCD: Housing & Community Development

2.3 Pursue State and Federal funds for upgrades to Airport City’s parks and recreation facilities and services. MACA, DPN, & GC
2.4 Work closely and cooperatively with the local school board to identify opportunities for shared facility
use and to institute joint use agreements, initially selecting test cases as appropriate.
MACA, DPN & SCS
2.5 Enforce residential open space standards for new and substantially rehabilitated multi-family and
mixed-use developments.
DPD & HCD
3.1 Undertake expansion and improvement of Airport City’s parks and recreation facilities based on available
capital funds and other financial resources, prioritizing upgrades in underserved neighborhoods.
DPN, ENGD & GC
3.2 Provide funds to implement shared use agreements, initially directing financial support to one or more
test cases.
WACRC & DPN

SCS: Shelby County Schools
FINAL REPORT 228

GREEN INDUSTRY AND RENEWABLES INFRASTRUCTURE ACTION PLAN
1.1 Work closely and cooperatively with local and State policy-makers to develop and implement incentive
programs (e.g., tax credits, grants) aimed at promoting green industry and green business practices.
MACA, TECD & GMC
1.2 Rationalize the Conservation Agriculture (CA) Zoning boundaries, generally limiting its application to
properties that will sustain long-term agricultural use.
MACA & DPD
1.3commercial
Draft and adopt interim use standards allowing for compatible green activities (e.g., small scale urban
farming, renewables energy infrastructure, and similar productive uses) on vacant and underutilized
and industrial lots.
DPD & OS
2.1 Identify and evaluate all potential funding sources and incentives to promote green industry, clean
technologies, and green business practices.
MACA, OS & TECD
2.2 Pursue increased local allocation of State and Federal resources for the development of green industry,
clean technologies, and green business practices.
MACA, GMC & TECD
2.3and
Coordinate with local and regional government (esp. Memphis and Shelby County Office of
Sustainability) and interested non-profits in promoting green industry and green infrastructure programs
initiatives for Airport City.
MACA, OS & MBF

MBF: Memphis Bioworks Foundation
OS: Memphis & Shelby County Office of Sustainability

2.4development
Sponsor and / or help promote local food initiatives, including farmer’s markets and community
educational programs, collaborating with local food growers, area restaurants, and community
partners.
MACA, OS & GMC
2.5 Facilitate partnerships between local food growers, area restaurants, and emergency food
assistanceship programs.
MACA, OS & GMC
2.6 Undertake a detailed inventory of Airport City land to identify properties suitable for long-term
agribusiness and/or renewables infrastructure.
DPD & OS
2.7 Explore opportunities to establish community gardens within Airport City’s public parks, especially at
larger community and regional parks that possess enough land area to balance competing uses.
DPD, DPN & OS
3.1sectors.
Provide financial incentives to attract and retain green industry, in particular, those enterprises (e.g., bio-
based products, clean technologies) that reinforce the bio-life sciences and advanced manufacturing WACRC, EDGE & TECD
3.2efficient
Provide financial incentives to promote sustainable / green business practices, including the introduction
of small scale renewables technology (e.g., “on-site” photovoltaics, urban wind turbines), energy
building technologies, etc.
WACRC, EDGE & TECD

EDGE: Economic Development Growth Engine
OS: Memphis & Shelby County Office of Sustainability
FINAL REPORT 230

14.6 HOUSING & COMMUNITY RESOURCES
Action items coordinate and direct the programs and initiatives of pertinent government agencies and non-profit service providers to improve
housing conditions, stabilize neighborhoods, and revitalize commercial corridors. Initiatives also focus on capacity building, including
measures to increase the quality, accessibility, and range of community services and facilities available to Airport City’s occupants.
HOUSING AND NEIGHBORHOODS ACTION PLAN
1.1City
Create a City agency (i.e., the Whitehaven / Airport City Redevelopment Corporation) responsible for
commercial redevelopment initiatives and neighborhood enhancement within the Whitehaven / Airport
Target Area.
DPD & GMC
1.2City
Select a governing board for the Whitehaven / Airport City Redevelopment Corporation, comprised of
key business and community stakeholders nominated by the City Mayor and confirmed by the Memphis
Council.
DPD & GMC
1.3 Set forth clear criteria for awarding various financial incentives to rehabilitate and develop housing,
prioritizing according the principles, policies, and strategies of the Master Plan.
WACRC, HCD & HEHFB
1.4 Evaluate and revise the processes, procedures and criteria for awarding PILOT incentives for housing
development, in particular, extending the term of the incentive.
WACRC, HCD & HEHFB
1.5 Draft and adopt standards allowing for compatible interim use (e.g., community gardens) on vacant
residential land.
MACA & DPD
2.1 Identify and evaluate all potential funding sources and incentives for housing and neighborhood
improvement.
MACA, WACRC, & HCD
2.2 Pursue increased local allocation of State and Federal resources for housing and neighborhood
improvement, emphasizing close ties with the Tennessee Housing Development Agency (THDA).
MACA, HCD & THDA
2.3 Inventory multi-family complexes and prioritize sites for potential demolition, extensive redevelopment,
or rehabilitation.
MACA, WACRC & HCD
2.4 Strengthen code enforcement activity throughout Airport City’s residential areas, including expansion of
the rental inspection program.
DPD & HCD
2.5 Implement the Memphis “25 Square” or similar clean-up program within Airport City, giving priority to
neighborhoods targeted for stabilization and revitalization.
WACRC, DPD & HCD
HEHFB: Health, Education and Housing Facilities Board

DPD: Division of Planning & Development MACA: Memphis Aero City Alliance
GMC: Greater Memphis Chamber THDA: Tennessee Housing Development Agency
HCD: Housing & Community Development WACRC: Whitehaven / Airport City Redevelopment Corporation

2.6 Expand the existing down payment assistance program and similar initiatives that will support home
ownership, favoring neighborhoods targeted for stabilization and revitalization.
WACRC, HCD & THDA
2.7neighborhood
Cooperate in the formation of neighborhood associations and support their advocacy of neighborhood
improvement initiatives, such as neighborhood clean-up and crime prevention measures (e.g.,
watch programs).
MACA, HCD & MPD
2.8 Promote Safeways Community Action Partnership programs throughout Airport City, encouraging and
incentivizing participation by multi-family complexes in the Safeways Certification Program.
WACRC, DPD & HCD
2.9operate
Coordinate with local CDC’s to encourage and incentivize their participation in the rehabilitation and
redevelopment of housing and neighborhoods, while expanding their capacity to acquire, redevelop and
multi-family complexes.
MACA, WACRC & HCD
2.10 Collaborate with local banks, lending institutions and CDFI’s to develop loan programs and products
for home improvements, major renovations, and construction financing for infill development.
MACA, WACRC & HCD
3.1 Provide low interest financing for home improvements and renovations by individual homeowners,
prioritizing identified target neighborhoods.
WACRC, HCD & HEHFB
3.2 Acquire and clear residential properties requiring immediate blight remediation. WACRC & HCD
3.3 Offer a competitive financial incentive package to promote rehabilitation and redevelopment of multi-
family housing.
WACRC, HCD & HEHFB
3.4 Offer a competitive financial incentive package to stimulate development of new housing, giving priority
to mixed-income and compatible infill developments.
WACRC, HCD & HEHFB
3.5 Negotiate and partner with local CDC’s and experienced housing developers to facilitate housing
rehabilitation and development, especially within identified target neighborhoods.
WACRC, HCD & HEHFB

DPD: Division of Planning & Development MPD: Memphis Police Department
HCD: Housing & Community Development THDA: Tennessee Housing Development Agency
HEHFB: Health, Education and Housing Facilities Board WACRC: Whitehaven / Airport City Redevelopment Corporation
FINAL REPORT 232

COMMUNITY AMENITIES ACTION PLAN
1.1 Work closely and cooperatively with local and State policy-makers to develop and implement incentive
programs (e.g., tax credits, grants) that support local and small business enterprise.
MACA, CRA & GMC
1.2 Set forth clear criteria (and as appropriate evaluate existing processes and procedures) for awarding
various financial incentives in support of local and small business enterprise.
CRA, WACRC & HCD
2.1 Study commercial retail and service “voids” throughout Airport City’s various neighborhoods, identifying
target businesses, including prospects for local business expansion.
MACA, CRA & GMC
2.2 Identify and evaluate all potential funding sources and incentives for local and small business
assistance.
MACA, CRA & HCD
2.3 Cooperate with local banks, lending institutions and CDFI’s to develop loan programs and products to
assist local and small business enterprise.
MACA, CRA & HCD
2.4associations.
Establish an outreach program to ascertain the needs of local business and to help guide
implementation of business assistance programs, in particular, networking with local civic and business MACA, WACRC & HCD
2.5obtaining
Staff a conveniently located resource center with trained personnel providing local business and
community development partners with technical assistance, for example, aiding prospective business in
licenses and permits.
MACA, DPD & HCD


2.6Blvd.
Coordinate with local business and property owners to assess the viability of establishing business
improvement districts as a means of revitalizing major commercial corridors, esp. Elvis Presley MACA, WACRC & HCD
2.7 Strengthen code enforcement activity along Airport City’s commercial corridors. WACRC & DPD
2.8 Encourage participation in the proposed façade improvement program by local and small business,
prioritizing commercial corridors targeted for revitalization.
WACRC & DPD
2.9 Review commercial development and building improvement proposals for compliance with adopted
design guidelines.
WACRC & DPD
3.1 Offer financial assistance programs (e.g., low interest loans, grants) aimed at local and small business
attraction, retention, and expansion.
CRA, WACRC & HCD
3.2 Provide funds (e.g., low interest loans, grants) specifically directed toward building and storefront /
façade improvements by local and small business owners.
WACRC & HCD

FINAL REPORT 234

COMMUNITY SERVICES AND FACILITIES ACTION PLAN
strategies for improved public facilities.
MACA, DPD & ENGD
1.2 Set forth clear criteria (and as appropriate evaluate existing processes and procedures) for awarding
financial assistance to non-profit service providers.
WACRC, HCD & HEHFB
2.1well
Pinpoint community service gaps (i.e., needs survey and facility inventory) within Airport City, while
identifying existing and potential community development partners and non-profit service providers, as
as corporate and philanthropic sponsors.
DPD & HCD
2.2 Identify and evaluate all potential funding sources and incentives to promote community development
and expand the range of available community facilities and services.
MACA, WACRC & HCD
2.3 Pursue State and Federal funds for the construction, expansion and improvement, and maintenance of
public facilities.
MACA, HCD & TECD
2.4and
Pursue increased local allocation of State and Federal resources for community development, including
funds that expand and enhance the range and quality of available community services (i.e., non “brick
mortar activities).
MACA, HCD & TECD
2.5toCollaborate with the Community Development Council of Greater Memphis (and / or other appropriate
umbrella organization) to help coordinate the activities of multiple community development partners and
advance community development programs and initiatives throughout Airport City.
MACA, WACRC & HCD


2.6 Establish an outreach program to ascertain the capacity and needs of local community service providers
and to help guide implementation of community assistance programs.
MACA, WACRC & HCD
2.7business
Facilitate corporate sponsorships that bring together non-profit service providers, philanthropic
organizations and business / corporate partners, relying on assistance and cooperation from local
and civic organizations.
MACA, HCD & GMC
2.8atFacilitate partnerships between school representatives, local industry and corporate sponsors,
community development partners to initiate and expand vocational and continuing education programs
area schools.
MACA, HCD & GMC
2.9neighborhood
Sponsor and / or help promote a wide range of community events for Airport City, such as job fairs,
farmer’s market, holiday celebrations, etc., collaborating with community development partners,
associations, business and civic organizations, etc.
MACA, HCD & GMC
3.1 Undertake construction, expansion and improvement of vital public facilities based on available capital
funds and other financial resources, prioritizing projects that fill gaps in underserved neighborhoods.
WACRC, HCD & HEHFB
3.2community
Offer financial assistance packages (e.g., community service grants) and / or establish active
partnerships with non-profit service providers that will expand and enhance the range and quality of
services available to Airport City.
WACRC, HCD & HEHFB

FINAL REPORT 236

14.7 ECONOMICS & REAL ESTATE
Action items promote market competitiveness, providing for the necessary organizational structure, as well as
recommended modifications to financial and regulatory structures. Initiatives are also directed toward target economic
sectors, including measures to extend the scope and availability of financial incentives.
MARKET COMPETITIVENESS ACTION PLAN
1.1ofEstablish the Memphis Aero City Alliance (MACA) as the economic development organization
responsible for Airport City’s success, functioning as an agency of the City of Memphis through approval
the Memphis City Council.
DPD & GMC
1.2 Select an advisory board of representatives for MACA, consisting of representative stakeholders that
will monitor and support implementation of the Master Plan.
DPD & GMC
1.3 Rely on MACA to weigh competing interests and recommend on a yearly basis capital funding priorities
for Airport City, recognizing the primacy of jobs creation.
MACA & DPD
1.4 Create key operational entities that will help implement the Airport City Master Plan, namely, the
Commercial Development Land Bank and the Whitehaven / Airport City Redevelopment Corporation.
DPD & GMC
1.5Adopt a comprehensive branding strategy for Airport City, including a communications strategy based on
identification of the target audience.
MACA, GMC & ASC
1.6Establish “sub-brand” identities and associated strategies for key economic development districts (e.g.,
Elvis Presley Corridor), relying heavily on local stakeholder input.
MACA, WACRC & GMC
1.7Secure necessary land use entitlements (e.g., City initiated zoning approvals) in advance of developer
interest for priority redevelopment sites.
MACA & DPD
1.8Revise land use approval policies and procedures to reduce the burden on developers, in particular, by
sharing responsibility for public notification and the conduct of neighborhood meetings.
MACA & DPD
1.9Set forth clear criteria for awarding various financial incentives to prospective business and development
interests, prioritizing according the principles, policies and strategies of the Master Plan.
CRA, WACRC & EDGE
1.10typologies
Evaluate and revise the processes, procedures, and criteria for awarding PILOT incentives, in
particular, promoting more timely and predictable outcomes, while accommodating key development
(e.g., speculative development, tourism development, etc.).
MACA & EDGE
EDGE: Economic Development Growth Engine

ASC: Aerotropolis Steering Committee GMC: Greater Memphis Chamber
CRA: Community Redevelopment Agency MACA: Memphis Aero City Alliance
DPD: Division of Planning & Development WACRC: Whitehaven / Airport City Redevelopment Corporation

2.1 Assign MACA staff with providing general and technical support to subsidiary agencies, as well as to
leverage resources and otherwise implement the Master Plan.
MACA & DPD
2.2 Charge MACA staff with collaborating and coordinating with public, non-profit, and private entities to
advance Airport City’s interests and implement the Master Plan.
MACA, DPD & HCD
2.3 Charge MACA staff with coordinating, tracking, and as appropriate managing the various State and
Federal grant proposals directly impacting Airport City.
MACA & HCD
2.4events.
Develop promotional materials (e.g., web-site, video shorts, recruitment package, brochures, etc.)
suitable for various marketing opportunities and approaches, for example, conferences and networking MACA & GMC
2.5 Participate in industry-related conferences (e.g., Global Airport Cities, Aerotropolis Americas, ULI
Conferences, etc.) to promote Airport City and for knowledge sharing.
MACA, GMC & ASC
2.6 Establish Sister City relationships with evolving airport cities / aerotropoli to market Memphis and as an
opportunity for information exchange.
MACA, GMC & ASC
2.7 Coordinate with regional colleges and universities to establish satellite campuses and specialty schools
within Airport City, especially for the benefit of the proposed Aerotropolis Institute.
MACA, GMC & ASC
2.8 Market and attract national and international universities and technical institutes to launch satellite
campuses and advanced educational programs within Airport City.
MACA, GMC & ASC
2.9development
Designate personnel and establish procedures (e.g., single point-of-contact, computerized permit
tracking, pre-application conferences, etc.) to efficiently usher targeted projects through the
process.
MACA & DPD
2.10 Review and modify processes and procedures to expedite the issuance of building permits. MACA & DPD
ASC: Aerotropolis Steering Committee HCD: Housing & Community Development

DPD: Division of Planning & Development MACA: Memphis Aero City Alliance
GMC: Greater Memphis Chamber WACRC: Whitehaven / Airport City Redevelopment Corporation
FINAL REPORT 238

ECONOMIC SECTORS ACTION PLAN
1.1transportation
Align City capital improvement plans and programs with Master Plan economic development priorities,
emphasizing improvements that facilitate key development projects and enhance intermodal
and communications.
MACA, EDGE & GMC
1.2workers.
Work closely and cooperatively with local and State policy-makers to develop and implement incentive
programs (e.g., tax credits, grants) to promote key industries and stimulate hiring, especially of skilled MACA, EDGE & GMC
1.3 Designate redevelopment zones within Airport City and authorize TIF financing as an available financial
tool, with a focus on stimulating investment in priority redevelopment sites.
CRA, WACRC, & DPD
1.4 Pursue designation of Free Trade Zones / Foreign Trade Zones to benefit target industries, such as “value
added” assembly, research and technology, etc.
MACA, EDGE & MSCAA
2.1 Create a list of target business prospects and prepare target specific marketing platforms, compatible
with the overall economics and real estate strategy.
MACA, GMC & ASC
2.2 Determine costs and identify potential funding sources and development partners to promote economic
development, in particular, to advance the proposed Trigger / Catalytic projects.
MACA, EDGE, & GMC
2.3 Pursue increased State and Federal allocations of economic development funds to implement the
Master Plan’s economic and real estate strategy.
MACA, EDGE & GMC
2.4 Cooperate with prominent civic and business interests to promote Airport City’s community and
economic development strategies and initiatives before State and Federal policy-makers.
MACA, GMC & ASC
2.5 Build a close and cooperative relationship with the State of Tennessee Department of Economic &
Community Development (TECD) to advance Airport City’s economic interests.
MACA, GMC & TECD
2.6Airport
Promote critical regional infrastructure projects (as described in the Greater Chamber’s Memphis
Regional Infrastructure Plan) to State and Federal policy-makers, including TDOT, as these are vital to
City’s success.
MACA, GMC & ASC
ASC: Aerotropolis Steering Committee GMC: Greater Memphis Chamber TECD: Tennessee Department of Economic &
CRA: Community Redevelopment Agency MACA: Memphis Aero City Alliance Community Development
DPD: Division of Planning & Development MSCAA: Memphis – Shelby County Airport Authority WACRC: Whitehaven / Airport City Redevelopment
EDGE: Economic Development Growth Engine Corporation

2.7 Market and attract potential joint venture partners to launch proposed Trigger / Catalytic projects. MACA & GMC
2.8 Support formation of a Real Estate Investment & Development Trust as a private sector driven model for
land development in Airport City.
MACA & GMC
2.9Maintain a portfolio of available properties and prospective projects, while utilizing the web, print media
and other resources to publicize business and development opportunities.
MACA & GMC
2.10companies.
Work closely and cooperatively with established venture capital and “seed” investment funds (e.g.,
Innova Memphis, Emerge Memphis) to identify and help finance start-ups and entrepreneurial MACA & GMC
2.11Coordinate with Memphis Bioworks Foundation to attract and promote companies, jobs, and
investment in the bio-life sciences sector.
MACA, GMC & MBF
2.12Facilitate strategic partnerships between target industries and educational / research institutions, for
example, to sponsor and support the proposed curriculum and / or fund scholarships.
MACA & GMC
2.13 Facilitate financial partnerships between charter banks and major regional industries. MACA & GMC
3.1 Offer a competitive suite of financial incentives to attract and retain business and industry, favoring
those enterprises that employ skilled workers and create high-value jobs.
CDLB, CRA & EDGE
3.2 Negotiate and participate in joint-venture deal structures (e.g., public-private partnerships, development
agreements, etc.) to facilitate key development projects (esp. Trigger / Catalytic projects)
CDLB, CRA & EDGE
3.3transportation
Construct vital infrastructure based on available capital funds and other financial resources (e.g., bond
issues), prioritizing improvements that will facilitate key development projects and enhance intermodal
and communications.
CRA, EDGE & ENGD
CRA: Community Redevelopment Agency GMC: Greater Memphis Chamber

CDLB: Commercial Development Land Bank HCD: Housing & Community Development
EDGE: Economic Development Growth Engine MACA: Memphis Aero City Alliance
ENGD: Engineering Division MBF: Memphis Bioworks Foundation
FINAL REPORT 240

15
CHAPTER
IMPLEMENTATION
PHASING & OUTCOMES

15.1 DEVELOPMENT PHASING
Coordinated implementation of the Master Plan based on realistic growth projections is essential to successful near-term action
that in time will unlock Airport City’s full potential. This section links market forecasts with the recommended location and
phased implementation of key infrastructure improvements, strategic site developments, and economic development initiatives.
OVERVIEW RETAIL
The estimated absorption for retail space is 1.5 million square
The following discussion conceptually ties the market
feet, with an annual absorption rate of approximately 40,000
forecast for Airport City to proposed development phasing.
square feet. This growth will encompass a full range of retail
This exercise helps coordinate the anticipated timing of site
typologies, including convenience retail, neighborhood /
development proposals with key transportation improvement
community shopping centers, as well as a proposed lifestyle
projects, while properly focusing economic development
retail center and other destination attractions. Nonetheless, it
initiatives on strategic properties. The following projections
is recommended that the retail development strategy initially
utilize a 2050 planning horizon, and assume a moderate
focus on revitalization of existing commercial resources, with
growth scenario that anticipates the targeted use of economic
new space gradually introduced at strategic locations. These
development tools and incentives. Nonetheless, aerotropolis
projections also recognize that there is considerable opportunity
development precedents have demonstrated that it is possible
to appeal to the tourist market. The land area associated with
to further induce demand through highly aggressive use of
new retail development is estimated at 100 – 125 acres.
economic development initiatives.
OFFICE
MARKET ABSORPTION The estimated absorption for office space is 1.1 million square
feet, with an annual absorption rate of nearly 30,000 square
RESIDENTIAL feet. This is a relatively small proportion of the forecasted
Approximately 2,000 new dwelling units may be demand of nearly 14 million square feet for all of Shelby
accommodated, for an annual absorption of just over 50 County. Development typologies will include office pads,
dwelling units. Moreover, implementation of a wide range office parks, and business incubators, supporting such uses
of community and economic development initiatives are as health services, professional services, and business
recommended to support these projections. A further administration. The land area associated with new office
assumption is that many of these units will be constructed as development is estimated at 50 – 75 acres.
townhouse / rowhouse, low-rise multi-family, and residential
mixed-use development typologies, located at or in close
proximity to activity nodes in accordance with smart growth
concepts. With this in mind, the land area associated with new
housing development is estimated at 50 – 100 acres.
FINAL REPORT 242

LODGING DEVELOPMENT PHASES PHASE 1 (2015 – 2018)
Approximately 1,500 new hotel rooms may be accommodated, This initial phase of development stresses immediate action,
with a yearly average absorption of about 40 rooms. This PHASING STRATEGY comprised of infrastructure, site development, and urban
amount is a relatively small proportion of the new hotel rooms design projects specifically targeted to signal positive change.
The phasing strategy links transportation improvement
forecast for the entirety of Greater Memphis. Development In particular, economic development initiatives should facilitate
projects to the redevelopment of strategic sites according to
typologies will most likely involve upmarket corporate hotels commencement and rapid completion of the proposed
four development phases. It also helps establish priorities for
and tourism hotels offering a middle price point. The land area Trigger Projects. Conditions also suggest that about a half
public investment and financial assistance (e.g., incentives,
associated with new lodging is estimated at 10 – 25 acres. dozen Priority Redevelopment Sites are suitable for near-term
capital projects, etc.). More specifically, the proposed timing
development. These will primarily accommodate near-term
for individual redevelopment sites is based on the relationship
INDUSTRIAL pressures for industrial growth in the amount of nearly 4
between: 1) strategic priorities and catalytic potential; 2)
million square feet. Limited residential and commercial
Industrial absorption is estimated at between 33 million projected rates of market absorption; 3) timing of major
development is anticipated during this initial phase of
square feet (900,000 sf annually) and 58 million square feet transportation improvements; 4) site availability (e.g., land use,
development; the retail strategy should instead focus on
(just over 1.5 million sf annually). The low end forecast of 33 ownership patterns, etc.); and 5) development yield potential.
strengthening and revitalizing existing commercial corridors.
million square feet is a conservative baseline (i.e., “status It is noteworthy that redevelopment sites located in closest
quo”) measure; a moderate lift in market share based on proximity to the Airport are generally classified for near- or
implementation of targeted economic development initiatives mid-term development.
increases demand to approximately 46 million. The high
end forecast of 55 million square feet requires especially FIG 15.1: AIRPORT-SUPPORT DEVELOPMENT INITIATED
aggressive use of financial tools and incentives. Development The assigned phasing represents the recommended time
typologies will include light industrial and flex space, as well frame for initiating a project or development. This phasing is
as logistics and warehouse / distribution facilities that support based on best current understanding and subject to revision in
target industries. The land area associated with new industrial accordance with the changing conditions that will accompany
development ranges from 1,500 to 2,700 acres. Airport City’s on-going renewal.

PHASE 2 (2019 – 2023) PHASE 3 (2024 – 2033) PHASE 4 (2034 – 2050)
The second phase should leverage early progress by stimulating Economic development initiatives should promote completion This final phase, extending over 15 years, has the capacity to
further investment in Priority Redevelopment Sites. Moreover, of major infrastructure and redevelopment projects begun in support unprecedented levels of growth and development,
it is recommended that economic development initiatives prior phases, and sustain positive growth trends by facilitating and is capable of dramatically transforming Airport City in
promote implementation of additional Catalytic Projects to action on Secondary Redevelopment Sites. This 10-year accordance with the Master Plan’s desired vision. Variables
achieve a critical mass of major infrastructure improvements phase is anticipated to support over 12 million square feet of include the on-going strength and vitality of public sector
and strategic site development. This 5-year phase is anticipated industrial space, approximately 300,000 square feet of office, initiatives, as well as the private sector’s response to
to support over 6 million square feet of industrial space, approximately 400,000 square feet of retail, about 400 lodging Airport City’s renewed competitiveness. Anticipated growth
approximately 150,000 square feet of office, roughly 200,000 rooms, and over 500 residential units. Much of the anticipated potential includes 20 million square feet of industrial space,
square feet of retail, about 200 lodging rooms, and over 250 industrial development will be directed toward assembling and approximately 600,000 square feet of office, approximately
residential units. Much of the anticipated development will developing large, underutilized parcels along the Shelby and 800,000 square feet of retail, about 800 lodging rooms, and
be directed toward sites that foster expansion of advanced Holmes Corridors to accommodate growth in the Logistics & over 1,000 residential units. Some of this development will
manufacturing, bio-life sciences, logistics and distribution, and Distribution sector. Retail development should reinforce major be accommodated within Secondary Redevelopment Sites,
other target sectors in close proximity to the Airport. Retail activity nodes along Elvis Presley Corridor. however, at this late stage it is also expected that the market
development should focus on major activity nodes, with a will identify additional developable sites.
particular interest in activating the proposed Urban Center.
FIG 15.2: COMMERCIAL DEVELOPMENT PROGRESSES FIG 15.3: INDUSTRIAL DEVELOPMENT ACCELERATES FIG 15.4: SUSTAINED LEADERSHIP IN LOGISTICS
FINAL REPORT 244

FIG 15.5: AIRPORT CITY’S ECONOMIC POTENTIAL BY DEVELOPMENT PHASE
LEGEND

FIG 15.6: TRANSPORTATION AND REDEVELOPMENT SITE PHASING TO UNLOCK AIRPORT CITY’S ECONOMIC POTENTIAL
A TION
PRESCO TT
D GE WAY
AIRWAYS
LAUDERDAL E
ELV I S P R E
MT
PERKINS
M OR I AH
240
ST
SOUTH SOUTH
72
TE
PARK
RI
GETWELL
HI
78 POP
69
W
LA LAR
L EY
M
A
R
57
PERSO N 4
240 51 RHODES
MASSEY
3
MALLORY
Q U IN
240
CE
55
AMER ICAN
DEMOCR AT 385
MENDENHALL
MT
M
TCHU
O
R
IA
H
BROOKS
GOODL ETT
LA
GH
KNIGHT ARNOLD
HO
OU
PL
M
A
WINCHE STER
WINCHESTER
OUTLAND
HICKORY HILL
RAINES
RAINES
RAINES
KIRBY
55
176
SHELBY SHELBY
175 175
69 78
HOLMES
ELVIS PRESLEY
TCHULAHOMA
CRUMPLER
NEW GETWELL
LA
A I R WAY S
M
AR
4
51
FINAL REPORT 246

15.2 DEVELOPMENT OUTCOMES
Strategic site development will secure Airport City’s role as the region’s economic driver, and thereby increase the
competitiveness of the entire Memphis Aerotropolis region. This section provides an estimate of the total economic
impact of redevelopment activities for the first 20 years (Phases 1 – 3) of implementation of the Master Plan.
OVERVIEW REDEVELOPMENT SITES OPERATIONAL
IMPACTS
The analysis assesses economic impacts resulting from Over the 20 year analysis period, direct employment is
redevelopment of strategic properties over the next 20 years. estimated at approximately 15,500 jobs for an annual
It examines two fundamental activities: 1) the potential labor income of approximately $525 million, following the
impact of construction activities associated with Priority and construction, completion and absorption of Priority and
Secondary Redevelopment Sites; and 2) the potential impact Secondary Redevelopment Sites. Indirect and induced
of the resulting business operations on Priority & Secondary employment is estimated at over 8,500 jobs with an estimated
Redevelopment Sites. Anticipated beneficial outcomes are annual labor income of $270 million once these land uses
considerable, totaling approximately $4 billion of economic are fully operational. Over 80% of the total labor income
output for combined construction and business operations. is attributable to industrial land use. Total direct, indirect,
This will directly lead to over 15,000 new jobs, a growing tax and induced economic output of business operations on
base, and a positive physical transformation of the area based Redevelopment Sites over the 20 year analysis period is
on approximately 25 million square feet of new development. estimated at $2,230 million.
ECONOMIC IMPACTS
REDEVELOPMENT SITES CONSTRUCTION
IMPACTS
Construction activities associated with Priority and
Secondary Redevelopment Sites during the first 20 years of
implementation of the Master Plan are estimated to result in
nearly 24 million square feet of industrial and commercial space
(dominated by over 22 million square feet of industrial space),
and approximately 1 million square feet of residential space.
Investment in the construction of this industrial, commercial
and residential space is estimated at $985 million, generating
approximately 9,300 construction related with an estimated
annual labor income of $360 million. Indirect or induced
employment as a result of this construction activity is estimated
at over 6,500 jobs with an estimated annual labor income of
$220 million. Total direct, indirect, and induced economic output
of construction activity on Redevelopment Sites over the 20
year analysis period is estimated at $1,800 million.

FIG 15.7: ECONOMIC IMPACTS (PHASES 1 – 3)
15,400
COM NEW
MUN
ITY JOBS
CO
NN
EC
TIO 34 MILES OF
N
MAJOR ROAD
CO
IMPROVEMENTS
M
PE
TI
TI
VE
COL
NE
SS
LAB
25 MILLION S.F. OF
DEVELOPMENT
ORA
TION
$4 BILLION IN
ECONOMIC OUTPUT
FINAL REPORT 248

A CALL TO MEMPHIANS
Memphis has many unique assets: its central geographic position, MEM, and FedEx World Hub, inspiring tourist attractions,
noteworthy medical and educational resources, and many great neighborhoods. These qualities drive the growth of
important niche industries in logistics and distribution, advanced manufacturing, the bio-life sciences, and tourism. For these
reasons, Memphis’ brand as “America’s Aerotropolis” is on the rise, offering the potential to fully leverage its numerous
resources to revitalize the area surrounding the Airport, but only if Memphians are able to collaborate toward achievement of
a unified vision.
To that end, the Airport City Master Plan represents a once in a lifetime opportunity to marshal our collective
energies to create a brighter, more prosperous future for all Memphians. Produced in cooperation with the Federal
Department of Housing & Urban Development (HUD), The Master Plan emphasizes economic development and jobs
creation in the short- and long-term by promoting a vision of the Four “C’s”: Community, Connection, Competitiveness and
Collaboration.
The Master Plan supports investment and builds capacity in the neighborhoods surrounding the Airport. It promotes
multimodal movement and optimizes intermodal connections – rail, road, runway, and river – to strengthen Memphis’
position as THE transshipment hub of North America. It improves the business climate and provides investors with greater
certainty, delivering competitive financial incentives and establishing an organizational structure to oversee Airport City’s
economic development. Finally, the Master Plan facilitates cooperation among the multiple public, non-profit, and private
sector stakeholders anxious to realize Airport City’s renewal.
With the Memphis Aerotropolis: Airport City Master Plan in hand, the future is bright, and we collectively support its speedy
implementation. Memphis, get ready for takeoff!

FIG 15.8: ONE TALL TREE: MEMPHIS, ITS AIRPORT, ITS BUSINESSES, AND ITS COMMUNITY ALL LINKED TOGETHER
FINAL REPORT 250

Memphis Aerotropolis FinalReport Lores PDF

Uploaded by

Copyright:

Available Formats

Memphis Aerotropolis FinalReport Lores PDF

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Memphis Aerotropolis FinalReport Lores PDF

Uploaded by

Copyright:

Available Formats

MEMPHIS

FINAL REPORT | APRIL 2014

PREPARED FOR MASTER PLAN BY WITH ASSISTANCE FROM

Greater Memphis Chamber MXD Development Strategists Bioworks Foundation

AECOM BNSF Railway

Bound and Gillespe, PLLC Boyle Investment Company

Elvis Presley Enterprise

Trust Marketing Methodist Healthcare

SR Consulting, LLC Nike, Inc.

Summit Truck Group

3 AIRPORT CITY VISION & PRINCIPLES 21

iv MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

7 HOUSING & COMMUNITY RESOURCES 79

vi MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

PART III: ECONOMIC DEVELOPMENT DISTRICT CONCEPTS

FINAL REPORT vii

11 EMPLOYMENT / LOGISTICS DISTRICTS 159

viii MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

PART IV: IMPLEMENTATION PLAN

15 IMPLEMENTATION PHASING & OUTCOMES 241

x MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

3 AIRPORT CITY VISION & PRINCIPLES

PART II: FRAMEWORK PLAN ELEMENTS

6 INFRASTRUCTURE & ENVIRONMENT

7 HOUSING & COMMUNITY RESOURCES

8 ECONOMICS & REAL ESTATE

xii MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

FINAL REPORT xiii

12 COMMERCIAL / AMENITY DISTRICT

xiv MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

15 IMPLEMENTATION PHASING & OUTCOMES

1 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

CIVIC LEADERSHIP DEVELOPMENT

JOBS FOR MEMPHIS

ECONOMIC DEVELOPMENT THE VISION

3 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

Chapter 3: Airport City Vision and Principles describes the

PART II: FRAMEWORK PLAN ELEMENTS

Chapter 5: Transportation provides policies, strategies,

5 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

PART III: ECONOMIC DEVELOPMENT

Chapter 10: Airport Districts identifies economic

Chapter 11: Employment / Logistics Districts designates

Memphis Aerotropolis describes MEM’s span of economic

Airport City, looking east from Memphis International Airport.

7 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

9 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

• Memphis – Shelby County lacks an up-to-date

• The recently adopted Unified Development Code

• Economic and community development concerns drive

• Existing plans and programs tend to emphasize

• Transportation and infrastructure planning and

11 MEMPHIS AEROTROPOLIS AIRPORT CITY MASTER PLAN

• Airport cities serve both local and foreign interests.

• Airports with an emerging airport city generate

• Development often locates within Foreign Trade Zones.

• Rental rates are lower for retail and office space

• Commercial development near the airport often functions

• Office is typically provided in a multi-tenant campus