Project Information
Description of Entry
University Commons is the first urban, vertical retail structure in Knoxville, TN, within walking distance of the University of Tennessee campus. A major goal of the project was to revitalize a blighted abandoned industrial brownfield site into a productive retail center and make a positive impact on the community.
Built upon the former site of Fulton Bellows, a metal workings and foundry operation, the 200,000+-SF development revives the look and feel of an earlier 1930's period, adapted for a pedestrian-friendly shopping and dining experience.
Timeless materials like brick and ornamental steel are used throughout the design and will mark a nostalgic, inviting addition to the local landscape. This one-of-a-kind retail center is home to two of the most recognizable retailers in the country: Publix and Walmart, as well as approximately 40,000-SF of retail shops. University Commons provides grocery/retail shopping to an area truly lacking these basic conveniences in a way that is environmentally responsible. The project has transformed a long-standing brownfield site by careful attention to the designs of foundation systems that minimally impacted the area and by providing an ecologically-friendly storm water management system that removes suspended solids, oil and grease from parking areas.
Shopping Center Information
Type of Project
Community Center
Other
n/a
Physical Characteristics of Project
Open-Air Center
Other
n/a
Total Acreage of Site
11.7
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
| 2 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
n/a
Other Uses
0
Trade Area/Cachement Area Information
Project Trade Area
Urban but not Central Business District (CBD)
| Population of Primary Trade Area | Population of Secondary Trade Area | Annualized percentage of shoppers anticipated being from outside of trade area (e.g., tourists, conventioneers) |
| 55752 | 111519 | 20 |
Retail Information
Total Retail Space
208073
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
Gross Leasable Area (small shop excluding anchors)
39695
Gross Leasable Area (small shop excluding anchors)
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) | Total Number of Retail Stores (excluding anchors) |
| 28 |
Total Number of Retail Stores (including anchors)
30
Major Tenants
Walmart - 119,378 s.f. - Mass Merchandiser
Publix - 49,000 s.f. - Grocer
Parking Information
Number of Parking Spaces Provided
810
Deck Parking
Yes
If deck parking, list vehicle capacity and number of levels of parking structure and briefly describe how structure connects to center.
The major anchors, Publix and Walmart, were constructed on a podium structure over a 600 car parking deck. To maximize circulation, there are three strategically placed vehicular access points. An additional 210 parking spaces are provided, counting ‘on-street’ parking. An added major benefit to this vertical building alignment is the increased visibility from the higher elevation Volunteer Blvd. In addition to the provided parking, the site is served by public bus service. Vertical circulation in the form of elevators, escalators and cart-a-lators provide for connectivity between the parking and the upper level retail.
How many parking space are required by code?
803
Development Schedule
Original Project Opening Date
Official Project Opening Date
9/25/2014
Current renovation expansion opening date
Professional Recognition
Development Company
CHM, LLC
Owner
University Commons, LLC
Production or Executive Architect
Terry Herr, AIA
Graphic Designer
Pieper O'Brien Herr Architects
Lighting Designer
Landscape Architect
Manley Land Design
General Contractor
Stewart Perry
Management Company
CHM, LLC
Finance Company
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
University Commons, an urban retail project (206,873 gsf) one mile from downtown Knoxville, surrounded by the University of Tennessee campus, was designed and constructed on a former industrial site. This ‘brownfield’ site was the former home of the Fulton Bellows Company for nearly 90 years, manufacturers of industrial bellows, important components used in machinery, aircraft and medical equipment. The historic highpoints of Fulton to the history of Knoxville are portrayed with photographic timelines shown on the walls of the lobbies of the Publix and Walmart.
This urban site was further challenged as it is bordered by two railways at the front of the site and a large stream at the rear of the site, coupled with a demanding topography falling approximately fifty feet from a high point at the CSX (upper) railway in the front of the site to the stream at the rear. The G & O (lower) railway was the key elevation in setting the project first floor elevation.
The architectural design was based on a 1930’s main street townscape resembling a small town built along a local railroad. Brick and stone walls with painted steel beams, columns and period details serve to delineate the desired architectural time period. A small train station was designed and constructed on the site to accommodate the G&O railroad’s seasonal Three Rivers Rambler steam excursion trains. This fantastic attraction brings patrons from distances outside the normal trade area while adding vibrancy and excitement to an area previously devoid of retail opportunities.
In what ways do you feel that other developers can benefit from your experience?
As many cities face these same challenges, this project is an amazingly positive example of redevelopment of a former urban industrial site. Despite numerous issues, especially considering the 'Brownfield' site contamination, topographical, vehicular access and railroad right-of-way challenges, this project provides a successful retail environment in an area previously devoid. Clearly, similar development opportunities exist through out the country.
Was this project a public-private partnership or joint effort with a governmental entity? If so, what is the name of that agency, and what was the nature of their involvement in the project?
See paragraph below
Describe the financing involved in the project.
University Commons is a classic case-study for a successful "public-private partnership" involving retail development. Prior to the redevelopment of the 12-acre, urban infill location, the property was owned and operated by a heavy manufacturing company, Fulton Bellows. The property was significantly contaminated over the many years of operation and it had become an eyesore for the community. The City and County worked with CHM through its Industrial Development Board (IDB) to approve a $10 million Tax Increment Financing (TIF) package to offset infrastructure costs. In addition, CHM utilized federally funded New Market Tax Credits (NMTC) in the amount of $4.5 million. The City of Knoxville contributed an additional $1.5 million from its general fund to aid the development and an additional $5 million of private equity was injected into the project. This development opened in the Fall of 2014 and is now on course to pay off the TIF 5-years earlier than originally projected. Property taxes alone have increased from $15,000 to over $1 million annually.
If you had this project to do over again, what would you do differently? Why?
We would do this project exactly the same.
Renovations / Expansions
Explain why the owner decided to renovate or expand. Include a description of the existing conditions prior to renovation or expansion (physical conditions, sales, tenant mix, vacancy factor and the like)
Describe how the renovation or expansion altered those conditions.
What do you believe to be the key reasons for the success of the project? Why?
How did you determine the business success of the project? (Cite 'before' and 'after' statistics to back up the claim.)
If the center was kept open during construction, explain what measures were taken to ensure shopper safety and main shopper traffic, and what impact the work had on business.
In addition to the physical improvements, what ancillary measures were taken to enhance the center?
Describe any new marketing and/or re-leasing approaches successfully implemented during the period.
No
If yes, at what level?
Describe the project's central approach to sustainability such as energy and water use, the internal environment, pollution, transport, materials, waste, ecology and management processes.
Timeless materials like brick and ornamental steel are used throughout the design and will mark a nostalgic, inviting addition to the local landscape. Not only will University Commons provide grocery/retail shopping to an area truly lacking these basic conveniences, but it will do so in a way that is environmentally responsible. In addition to cleaning up the long-standing brownfield site on which it's located, an ecologically-friendly stormwater management system removes suspended solids, oil and grease from parking areas. The Walmart store utilized natural daylighting through the use of skylights to reduce energy consumption. The entire project incorporated insulated glazing, low flow plumbing fixtures and light colored roofing membrane to maximize heat reflectivity. Seventy-five percent of the surface parking is under the footprint of the buildings which provides covered parking as well as reduces the heat island effect.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Project Information
Description of Entry
University Commons is the first urban, vertical retail structure in Knoxville, TN, within walking distance of the University of Tennessee campus. A major goal of the project was to revitalize a blighted abandoned industrial brownfield site into a productive retail center and make a positive impact on the community.
Built upon the former site of Fulton Bellows, a metal workings and foundry operation, the 200,000+-SF development revives the look and feel of an earlier 1930's period, adapted for a pedestrian-friendly shopping and dining experience.
Timeless materials like brick and ornamental steel are used throughout the design and will mark a nostalgic, inviting addition to the local landscape. This one-of-a-kind retail center is home to two of the most recognizable retailers in the country: Publix and Walmart, as well as approximately 40,000-SF of retail shops. University Commons provides grocery/retail shopping to an area truly lacking these basic conveniences in a way that is environmentally responsible. The project has transformed a long-standing brownfield site by careful attention to the designs of foundation systems that minimally impacted the area and by providing an ecologically-friendly storm water management system that removes suspended solids, oil and grease from parking areas.
Shopping Center Information
Type of Project
Community Center
Other
n/a
Physical Characteristics of Project
Open-Air Center
Other
n/a
Total Acreage of Site
11.7
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
| 2 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
n/a
Other Uses
0
Trade Area/Cachement Area Information
Project Trade Area
Urban but not Central Business District (CBD)
| Population of Primary Trade Area | Population of Secondary Trade Area | Annualized percentage of shoppers anticipated being from outside of trade area (e.g., tourists, conventioneers) |
| 55752 | 111519 | 20 |
Retail Information
Total Retail Space
208073
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
Gross Leasable Area (small shop excluding anchors)
39695
Gross Leasable Area (small shop excluding anchors)
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) | Total Number of Retail Stores (excluding anchors) |
| 28 |
Total Number of Retail Stores (including anchors)
30
Major Tenants
Walmart - 119,378 s.f. - Mass Merchandiser
Publix - 49,000 s.f. - Grocer
Parking Information
Number of Parking Spaces Provided
810
Deck Parking
Yes
If deck parking, list vehicle capacity and number of levels of parking structure and briefly describe how structure connects to center.
The major anchors, Publix and Walmart, were constructed on a podium structure over a 600 car parking deck. To maximize circulation, there are three strategically placed vehicular access points. An additional 210 parking spaces are provided, counting ‘on-street’ parking. An added major benefit to this vertical building alignment is the increased visibility from the higher elevation Volunteer Blvd. In addition to the provided parking, the site is served by public bus service. Vertical circulation in the form of elevators, escalators and cart-a-lators provide for connectivity between the parking and the upper level retail.
How many parking space are required by code?
803
Development Schedule
Original Project Opening Date
Official Project Opening Date
9/25/2014
Professional Recognition
Development Company
CHM, LLC
Owner
University Commons, LLC
Production or Executive Architect
Terry Herr, AIA
Graphic Designer
Pieper O'Brien Herr Architects
Lighting Designer
Landscape Architect
Manley Land Design
General Contractor
Stewart Perry
Management Company
CHM, LLC
Finance Company
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
University Commons, an urban retail project (206,873 gsf) one mile from downtown Knoxville, surrounded by the University of Tennessee campus, was designed and constructed on a former industrial site. This ‘brownfield’ site was the former home of the Fulton Bellows Company for nearly 90 years, manufacturers of industrial bellows, important components used in machinery, aircraft and medical equipment. The historic highpoints of Fulton to the history of Knoxville are portrayed with photographic timelines shown on the walls of the lobbies of the Publix and Walmart.
This urban site was further challenged as it is bordered by two railways at the front of the site and a large stream at the rear of the site, coupled with a demanding topography falling approximately fifty feet from a high point at the CSX (upper) railway in the front of the site to the stream at the rear. The G & O (lower) railway was the key elevation in setting the project first floor elevation.
The architectural design was based on a 1930’s main street townscape resembling a small town built along a local railroad. Brick and stone walls with painted steel beams, columns and period details serve to delineate the desired architectural time period. A small train station was designed and constructed on the site to accommodate the G&O railroad’s seasonal Three Rivers Rambler steam excursion trains. This fantastic attraction brings patrons from distances outside the normal trade area while adding vibrancy and excitement to an area previously devoid of retail opportunities.
In what ways do you feel that other developers can benefit from your experience?
As many cities face these same challenges, this project is an amazingly positive example of redevelopment of a former urban industrial site. Despite numerous issues, especially considering the 'Brownfield' site contamination, topographical, vehicular access and railroad right-of-way challenges, this project provides a successful retail environment in an area previously devoid. Clearly, similar development opportunities exist through out the country.
Was this project a public-private partnership or joint effort with a governmental entity? If so, what is the name of that agency, and what was the nature of their involvement in the project?
See paragraph below
Describe the financing involved in the project.
University Commons is a classic case-study for a successful "public-private partnership" involving retail development. Prior to the redevelopment of the 12-acre, urban infill location, the property was owned and operated by a heavy manufacturing company, Fulton Bellows. The property was significantly contaminated over the many years of operation and it had become an eyesore for the community. The City and County worked with CHM through its Industrial Development Board (IDB) to approve a $10 million Tax Increment Financing (TIF) package to offset infrastructure costs. In addition, CHM utilized federally funded New Market Tax Credits (NMTC) in the amount of $4.5 million. The City of Knoxville contributed an additional $1.5 million from its general fund to aid the development and an additional $5 million of private equity was injected into the project. This development opened in the Fall of 2014 and is now on course to pay off the TIF 5-years earlier than originally projected. Property taxes alone have increased from $15,000 to over $1 million annually.
If you had this project to do over again, what would you do differently? Why?
We would do this project exactly the same.
New Developments
Explain what specific design and construction problems were solved or how new standards in the areas of design and construction were established.
The project team solved numerous challenges on the University Commons site:
- Topography: The challenge of 50 feet of vertical topography from the front of the site to the rear was further compounded with patron and service access, railroad right of way at the highest end and a large stream at the bottom of the site.
- Brownfield: This existing site was contaminated from nearly ninety years of industrial use, (abandoned for the last twenty). The clever design from the project team mitigated further contamination with minimal disturbance by utilizing a structural system of 300+ concrete caissons. The city and university have been pleased with the improvements.
- Site Access: The project team designed and constructed a ‘T’ intersection at an existing bridge allowing through access from either end of the site, a key feature on this long narrow urban site.
- Railroad Right of Way: Close cooperation led to a new train depot in exchange for site & parking access. The railroad received a permanent home for their excursion passenger trains. The project received rights to land for additional surface parking and the ability to construct the main street across the front of the project. Without this important exchange, the project would not have succeeded.
- Truck Delivery: Elevated structural deck allows direct truck access to retailers on second floor without use of expensive and time-consuming vertical lift systems. The retailers enjoy normal operations for their deliveries.
- Customer Vertical Access: Cart-o-Laters, Elevators and Escalators are utilized for easy patron access to the major retailers and other upper level stores.
- Public Transportation & Bicycle Access: Clear height in the parking deck allows public bus service to traverse inside the deck for easy covered patron access. Bike lanes through the site connect to the University of Tennessee campus network.
Describe what you feel to be the key reasons for the success of the project (environmental enhancements, space utilization, construction costs, and the like).
The retail potential for this urban site, surrounded by the University of Tennessee and close to downtown Knoxville, now satisfies a retail void in the market. Previous to the opening of this project, the closest grocery store was several miles away. The new center receives positive marks for redeveloping an abandoned industrial site into a positive symbol of revitalization.
The historically-based architecture offers the appearance of a townscape that is tailored to the site. Like many small towns of the past, town buildings were located on one side of the street across from a railroad. The project team fully embraced the railroad aspects of the site as a positive. The new center was designed as a townscape on one side of the street with the railroad, opposite. A new passenger depot for steam train excursions offers an attraction to the center from a much larger regional area, thereby bringing patrons to the restaurants and shops beyond the area they would normally serve.
The major stores, Walmart and Publix, are the anchors to the project and their willingness to consider an alternative to their normal retail center model was paramount to the success of the project. By configuring the placement of the parking on the main level and the major stores on the upper level, the project was afforded with increased visibility when viewed from a considerably higher-in-elevation main thoroughfare.
The city and adjacent major university were early supporters of the concept and now enjoy the benefits of this well-developed property.
Was the developer required to make an investment in the community? If so, explain what had to be done and what the impact was on the community.
The project team breathed new life into this forlorn and abandoned industrial site with a new retail destination. Previously, the area was a retail desert with the nearest grocery store several miles away. The impact of the new center has been profound, offering the urban community and adjacent major university with easy access to major retailers, shops and restaurants via public transportation, bicycle, car and pedestrian approach, the key component to this success was the bridge connector. In addition, several crosswalks were significantly improved aiding connectivity to the university campus.
The historically-inspired architecture supports the theme of renewal by providing a contextual design that is very relevant to the site. Lifting the major retailers to the second story provided much needed visibility to the project for this low elevation site while providing convenient covered parking for the center’s customers.
The project continues to receive positive commentary for the thoughtful manner in which the site was redeveloped from an environmental standpoint and the significant upgrade to the overall neighborhood. The existing site had been used for industrial purposes for nearly 90 years. The construction team utilized proper containment methods thereby preventing further deleterious effects to the site.
It is hoped that the project’s legacy will continue to inspire others to take on similarly challenging projects, thereby improving urban areas throughout the country.
Sustainable Design
Is your project ISO, LEED, ARUP or BREEAM certified?
No
If yes, at what level?
Describe the project's central approach to sustainability such as energy and water use, the internal environment, pollution, transport, materials, waste, ecology and management processes.
Timeless materials like brick and ornamental steel are used throughout the design and will mark a nostalgic, inviting addition to the local landscape. Not only will University Commons provide grocery/retail shopping to an area truly lacking these basic conveniences, but it will do so in a way that is environmentally responsible. In addition to cleaning up the long-standing brownfield site on which it's located, an ecologically-friendly stormwater management system removes suspended solids, oil and grease from parking areas. The Walmart store utilized natural daylighting through the use of skylights to reduce energy consumption. The entire project incorporated insulated glazing, low flow plumbing fixtures and light colored roofing membrane to maximize heat reflectivity. Seventy-five percent of the surface parking is under the footprint of the buildings which provides covered parking as well as reduces the heat island effect.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Description of Entry
University Commons is the first urban, vertical retail structure in Knoxville, TN, within walking distance of the University of Tennessee campus. A major goal of the project was to revitalize a blighted abandoned industrial brownfield site into a productive retail center and make a positive impact on the community.
Built upon the former site of Fulton Bellows, a metal workings and foundry operation, the 200,000+-SF development revives the look and feel of an earlier 1930's period, adapted for a pedestrian-friendly shopping and dining experience.
Timeless materials like brick and ornamental steel are used throughout the design and will mark a nostalgic, inviting addition to the local landscape. This one-of-a-kind retail center is home to two of the most recognizable retailers in the country: Publix and Walmart, as well as approximately 40,000-SF of retail shops. University Commons provides grocery/retail shopping to an area truly lacking these basic conveniences in a way that is environmentally responsible. The project has transformed a long-standing brownfield site by careful attention to the designs of foundation systems that minimally impacted the area and by providing an ecologically-friendly storm water management system that removes suspended solids, oil and grease from parking areas.
Size of Store
Company Name
Architect
Designer
General Contractor
Type of Merchandise
Opening Date
If Renovation, Store's Original Opening Date
Store's Renovated Opening Date
Summary
Retail Store Design
Provide detailed information on the design concept, including background on the reasons for the concept, its development and impact on store image and sales performance.
Describe the integration of interior, storefront and merchandise displays.
Describe the specific materials used in creating the new concept.
If this is a renovation, describe the impact on sales. If this is a new store, comment on sales performance to date versus the planned performance.
Total cost per square meters including design, leasehold improvements and fixtures.
Documentation
Floor Plan
Audio / Video
University Commons
Category
New Developments > Retail projects between 150,001 and 500,000 sq. ft. of total retail space
Description
2501 University Commons Way
{37919 Address#projectAddress.City}, Tennessee 37919
,
Winner Status
- Gold