Almost all of the talk and controversy about Lexington's ambitious Rupp Arena, Arts & Entertainment District plan has focused on the arena. It reminds me of the old saying about the tail wagging the dog.
Renovating Rupp Arena is the most costly piece of the plan, especially because it would involve rebuilding the adjacent convention center. The total price is estimated at $351 million.
Rupp may seem like the dog, but it's really just the tail when you look at the big picture. The dog is more than 30 acres of under-utilized parking lots south and west of the arena.
This sea of asphalt is ripe for redevelopment. It is well-located between the central business district and the University of Kentucky campus. These vast tracts of city-owned land, if properly planned and patiently developed, could become a huge economic and civic asset.
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Ground leases to developers on the High Street lot could generate millions of dollars for public improvements, such as turning the Cox Street lot into much-needed green space as part of the outstanding Town Branch Commons plan.
That is why Mayor Jim Gray and the Lexington Center board should step back, take a deep breath, and refocus their energy on the dog instead of the tail. They thought they needed to renovate Rupp Arena first to generate excitement for the rest of the plan. That seemed logical, but it hasn't worked, for many reasons.
First, Louisville's costly KFC Yum Center hasn't lived up to financial expectations, making taxpayers and legislators skeptical of another big arena project. The late rollout and changing details of Rupp's financing plan didn't help.
Then there are legitimate questions about public priorities. Would a fancier Rupp Area be nice to have? Sure. Is it essential? No.
Another issue is the economics of replacing the convention center. The space is oddly configured with no good way to expand. But the Lexington Center Corp. still owes $18 million from the last renovation a decade ago.
This is the big question: Would the convention center generate enough more business to make it worth tearing down the current facility to build a new and bigger one? Many people are skeptical.
But the biggest roadblock to a Rupp renovation has been UK's lack of interest. President Eli Capilouto has made it abundantly clear that he thinks UK needs new academic buildings, laboratories and residence halls more than a basketball palace.
That's a big switch from the past. UK officials have grumbled about Rupp's perceived shortcomings since the late 1990s and have pushed renovation or replacement schemes ever since.
If Capilouto is serious about focusing on academics instead of athletics, I say good for him. That attitude is long overdue at UK. But it means the mayor must take a new approach.
Rather than continuing to push for a Rupp renovation now, Gray should focus the city's energy on Town Branch Commons, which will make the concrete corridor along Vine Street more inviting to people and businesses. As the 2009 renovation of Cheapside showed, smart investment in public infrastructure attracts economic development.
The mayor should push to fund infrastructure to support the emerging redevelopment of Manchester Street, the future Rupp District's western gateway. That includes finishing Town Branch Trail and linking it to the Legacy Trail.
Most of all, Gray and the Lexington Center Corp. should quickly flesh out a long-term redevelopment plan for the 22-acre High Street lot and start making deals. A good plan will encourage good development — and prevent bad development.
For example, the High Street lot would make a much better site for LOOK Cinemas' proposed IMAX theater complex than the historic district across Broadway it wants to build in, which would set a terrible precedent.
Redevelopment also means replacing most of those surface parking spaces with more space-efficient garages, both near Rupp and in other key spots around downtown. Dispersed garages would get more frequent use than dedicated Rupp parking, plus they would give arena audiences more reason to patronize downtown businesses rather than hopping in their cars and driving home after an event.
Rupp and the convention center must be dealt with eventually. But, as all of the controversy has shown, those plans could benefit from more thought, economic analysis and salesmanship.
Waiting a year or two on a Rupp renovation also might make UK a more willing partner. UK's Rupp lease expires in 2018, but the Wildcats will still need a place to play basketball. Having preached academics-first, Capilouto would lose credibility if he then tried to build a costly on-campus arena.
It's time to refocus this discussion. The real economic potential of an arena district is the district, not the arena. Transformation will not come from making good facilities better, but from turning more than 30 acres of barren asphalt into a vibrant addition to the city. Lead the dog and the tail will follow.