Who would want to live by a football stadium? It’s virtually empty or seriously under-utilized 355 days a year and chaotic for the other 10 days a year. That sounds miserable.
A recent Star Tribune commentary asked the question, “Vikings stadium: Good neighbor or not?”.
Historically, the answer has been not; and based on all the renderings I’ve seen, the answer will continue to be not. Actually, I take that back – the stadium won’t be either a good neighbor or a bad neighbor. Why? Because it won’t really have any neighbors.
While not the final design, the most recent building renderings resemble nothing more than Metrodome version 2.0 – (it looks like someone sliced the dome’s roof to let in some air and then added a glass facade). North of the stadium, there are three city block sized open surface parking lots. To the west of the site, there are what appear to be two blocks of undefined plaza space. There is some green space and a few small building on the east side of the site, but since this space is currently an interstate highway, it’s not really clear what will happen there.
The only neighbors it would inconvenience are those who are already currently inconvenienced by the stadium. It’s likely the new stadium won’t spark new neighbors either. Do Stadiums Bring Development? Usually not.
I’ve written about this and shared these images a lot over the past year, and I continue to do so because I believe they are powerful in visually showing how little stadiums actually help.
If we build it, they will come? This argument doesn’t hold up under even the most modest of scrutinies. The Twin Cities own experiences should serve lesson that large sport and convention center venues do not create a catalyst for development.
[Minneapolis, Minnesota - 1991, 2002, 2009]
Notice the development around the Metrodome? Neither did anyone else. North of the Metrodome, near the Guthrie Theater, residential development has occurred, but little of which can be attributed to proximity to the Metrodome. The Mississippi River, cultural amenities and other forces play a larger role in redevelopment.
St. Paul has had similar results with the Xcel Energy Center.
[St. Paul, Minnesota - 1991, 2002, 2009]
The taxpayer-subsidized arena was supposed to act as a catalyst for development in St. Paul. Ten years later, there isn’t much to show for it besides renovated pubs along West 7th Street. All of which are fantastic (McGoverns, The Liffey, Eagle Street, Tom Reid’s), but the success of these local watering holes is hardly worthy of hundreds of millions dollars in taxpayer subsidizes.
Stadiums prompting development in the immediate surrounding area of new stadium construction certainly sounds like a plausible argument as large infrastructure projects do typically yield private development. However, sport stadiums appear to be the exception to the rule.
[Indianapolis, Indiana - 1992, 2007, 2010]
The new Lucas Oil Stadium in Indianapolis is pictured above. Notice the RCA Dome in the 1992 and 2007 images. It’s a now a convention center – a non-private sector development.
[Philadelphia, Pennsylvania - 1992, 2002, 2011]
Philadelphia’s sports district has seen little improvement in two decades. Sports stadiums seemed to beget only more sports stadiums … and open surface parking lots. A similar story exists in Phoenix, Arizona, where not even the seemingly omnipresent speculative housing subdivisions of Phoenix desired proximity.
[Phoenix, Arizona - 1992, 2003, 2011]
Even urban success stories of the 2000s (such as Denver and Pittsburgh) with large influxes of people clamoring for downtown and inner-city real estate struggled to fill in the empty surfaces surrounding their sport stadiums.
[Pepsi Arena, Denver, Colorado - 1992, 2002, 2011]
[Coors Field, Denver, Colorado - 1993, 2003, 2011]
[Pittsburgh, Pennsylvania - 1993, 2004, 2010]
Is Minneapolis the exception to the rule? Will we somehow beat this stadium vacuum? It’s unlikely. When a large building fails at creating a lively mix of retail, residential, commercial and civic space – it creates an isolating space not worthy of the public affection. Developers, unless enticed with subsidizes, will likely avoid these places.
It doesn’t help that these stadiums aren’t cheap – taxpayers usually end up taking on the initial bill, and all the risk. Stadiums and their surrounding districts are the new “Bilbao anomaly”, are the new urban mall, are the new downtown casino, are the new urban renewal.