Masters Theses

Date of Award

12-1991

Degree Type

Thesis

Degree Name

Master of Science in Planning

Major

Planning

Major Professor

George E. Bowen

Committee Members

Joseph Prochaska, Thomas Boehm

Abstract

Aging cities across our Nation are struggling with problems surrounding the revitalization of their downtowns. Once the centers of thriving retail and commercial activity, many central business districts can no longer compete with outlying suburban shopping centers and climatized malls, and the economic advantage they once enjoyed is no longer taken for granted. Warehousing and distribution uses have also abandoned their previously favored downtown location. Originally dependent on rail lines as the primary method of shipping goods, these industries were compelled to locate in the central city where these lines were most accessible. However, the proliferation of the automobile and drastically improved road networks allowed these business the freedom to relocate. As a result of this mass exodus, many cities found themselves facing severe downtown vacancies and shrinking tax revenues. Furthermore, many inner city districts, often historically significant, are plagued with the constant threat of wholesale demolition. Recently however, a wave of revitalization efforts has swept across many American cities. New specialized functions have taken root in many downtown areas which have aided in economic revitalization efforts and have saved numerous historic resources. Downtowns are once again proving to be viable locations for retail, service, office, residential, and cultural/entertainment functions. The trend of steady economic decline appears to be reversing. This thesis documents the rebirth of the "Old City" in downtown Knoxville, Tennessee using a case study approach. Originally developed in response to rail service which came to Knoxville in 1855, the historic Old City was once the commercial center of the City - a prominence it held until the middle of this century. After witnessing the devastating effects of suburbanization beginning in the 1950's, Old City lost its commercial prominence. This study begins by providing an overview of Old City's history including its period of decline. Second, it discusses some of the key factors surrounding the revitalization phenomenon as it applies to the Old City. Third, it outlines the revitalization process itself which is broken down into an early period, and a more recent period of revitalization efforts. Finally, it summarizes the revitalization process which has occurred, and offers several reasons as to why the Old City revitalization experience has been successful. One of the major findings of the study is that successful revitalization involved the collective efforts of several key people, primarily private sector entrepreneurs, spread over roughly a 20 year period. Furthermore, only a few of these key people are credited with the actual rebuilding of the Old City. Others have served auxiliary roles which may wane in comparison, but have nonetheless been very important to the success of the revitalization process. Another finding was that a set of favorable market and economic conditions existed in downtown Knoxville which helped support revitalization efforts. These included: favorable rental rates for new businesses: lack of significant competition with Old City businesses; ideal geographic market location; low initial property acquisition costs; availability of properties for renovation; and the existence of historic rehabilitation tax credits. Also important to revitalization success in the Old City, was the existence of several conducive physical conditions including ideal building sizes and arrangements, and the existence of favorable political support for downtown revitalization. Finally, based on the Old City experience, it appears that successful revitalization is best achieved when the private sector takes an active role rather than waiting for public sector initiative. The role of the public sector appears to be best served in a responsive capacity. Local government should aim to provide a favorable revitalization framework in which the private sector can pursue its end.

Download
Files over 3MB may be slow to open. For best results, right-click and select "save as..."

Share

COinS