Another World Class Park For Memphis

Overton Park is a 342-acre park in the heart of Memphis. Bordered by thriving and diverse residential neighborhoods, it contains many of Tennessee's most important and historic natural and cultural assets, including the Memphis Brooks Museum of Art, Memphis Zoo, Memphis College of Art, Rainbow Lake, Veterans Plaza, Greensward, 9-hole golf course and the 126-acre Old Forest State Natural Area. Designed by famed landscape architect George Kessler more than a century ago, Overton has fallen somewhat into disrepair, plagued by weeds, graffiti and broken-down facilities.
On December 6th, the City Council approved a 10-year management agreement with the newly formed non-profit Overton Park Conservancy. Once the paperwork is signed, the 342-acre Midtown park will remain city property with the conservancy overseeing all portions except the Memphis Zoo, the golf course and tenant facilities such as the Memphis College of Art, the Memphis Brooks Museum of Art, the Levitt Shell and the city General Services and Fire Department installations. The management agreement had been endorsed nearly two months ago by the council's Parks Committee, with members saying it will result in a better facility at lower cost to the city. The new management arrangement is the result of a year-long effort by a group of park-users, interest groups and tenants to provide for improvements that they say the city's budget-strapped Division of Park Services Division can't afford.
Adopting the model used by Memphis Zoo, Shelby Farms Park, the Memphis Botanic Garden and landmarks around the nation, the group calls for Overton to remain city property while being placed under management by a private, non-profit conservancy that could raise private funds to pay for improvements. The Overton Park Conservancy is an excellent example of public-private partnerships. Barely a week after receiving approval to manage one of the city's premiere recreational facilities, the Overton Park Conservancy announced that it had received a pledge of $1.5 million to help pay for operations and improvements at the park in Midtown Memphis. The gift from Memphis-based Plough Foundation represents the largest yet for the conservancy.
George Cates, one of the organizers of the group, said $3 million in private contributions already has been committed toward a $6 million goal over the next five years.
The private funding would allow for a gradual decline in the city’s costs at the park, Cates said. Under the plan, total taxpayer expenditures on operations and capital improvements would drop from $329,000 in 2012 to $150,000 in 2016 and beyond.
The group, which is awaiting approval of its tax-exempt status from the Internal Revenue Service, also plans to get started on a list of improvement projects. They include the removal of invasive plants from the old-growth forest, the rebuilding of a playground near Rainbow Lake and establishment of a "state-of-the-art" dog park, Cates said.
Earlier this year, park proponents achieved one goal when the Tennessee General Assembly designated 126 acres of the forest as a state natural area, protecting it against further encroachment or degradation.
Overton Parks Conservancy says that, “[Their} main goal is to maintain the city's ownership of the park, while decreasing its obligation -- and burden to taxpayers -- over time.”
From the very beginning, the conservancy is interested in public input at every phase. They created a survey that asked a broad range of questions, such as: What do you love about Overton Park? What problems must be addressed? Would you support non-profit conservancy management of Overton Park? And describe you ideal Overton Park. Regarding the survey, the conservancy says, “We want to take the information from this survey and use it to create a long-term strategic plan for Overton Park. We’ve gathered local advocates, preservationists, ecologists, business leaders, and educators to collaborate on our best ides to protect and improve our park’s public spaces.”
The Overton Park Conservancy is in the early stages of executing a well thought out plan. They have created a public-private partnership, and they are interested in stakeholders’ opinions throughout the entire process. I believe that Overton Park can once again become the “crown jewel” of the Memphis Park System.

References:
Tom Charlier: New Conservancy Ready to Dig into Overton Park. December 11, 2011.
Tom Charlier: Overton Park Conservancy Receives $1.5 Million Pledge. December 16, 2011.
Memphis Daily News. December 8, 2011.
http://overtonpark.org/

Parking Violators Getting the Boot

The city clerk’s office will soon begin increasing fees for parking violations downtown. This is an effort to improve on-street parking by encouraging long-term parkers to use the many parking garages. The city has recently purchased 50 tire boots and will soon begin placing them on the cars of those who consistently break our parking laws and refuse to pay their parking tickets. The Commercial Appeal recently quoted a city employee who said that the city was not using this as an attempt to increase city revenue but is only trying to change parking behavior. Anyone who believes this is a little naïve. Why is the city afraid to admit that this will in fact bring in new revenue? This is a good thing. We need all the new revenue we can get. It is estimated that the city loses, or fails to collect, between $1 million and $2 million in unpaid parking tickets.

After one year, parking tickets expire and violators are off the hook. This rule is well known apparently but it is news to me. When I read this I was shocked. Violators wait out the one year period and then they know they are safe from any fines related to their illegal parking. The majority of the parking bandits park in the Central Business District where the majority of the city’s parking meters are located. The Central Business District has been the focus of revitalization efforts for years now. Think of the good that can be done with the new revenue!

The latter half of the 20th century saw the decline of downtown Memphis and the Central Business District. Decreased demand for rail and river transportation, de-industrialization, civil unrest in the 1960s and 1970s and the expansion of Memphis’ suburbs all lead to the area’s decline. However, the creation of the Center City Commission (now Downtown Memphis Commission) and the Beale Street Management Corporation have had enormous influence and they have played a large role in the current regeneration.

Beginning in January 2012, the increase in parking ticket fees will take effect and habitual offenders will get the boot. If this new revenue stream is redirected to the Central Business District, many of the projects that have been put on the back burner for years could be moved to the front of the list. What is the point of writing tickets when violators are not pursued and why the one year expiration on tickets? The city should do away with this. Violators should not be let off the hook because they were able to beat the system. Why are we rewarding this?

Why HOPE, when you have a CHOICE?

The City of Memphis has been the benefactor of multiple federal grants to revitalize their distressed neighborhoods through the Hope VI program as well as the Choice Neighborhoods program. A well-known byproduct of many redevelopment projects carried out in distressed neighborhoods is the gentrification of the preexisting community. More than many other cities of its size, Memphis has been awarded five Hope VI grants. The city has also been awarded a planning grant for the Choice Neighborhoods program in pursuit of an implementation grant that will provide funds for further revitalization efforts. With the wealth of experience granted upon the Memphis Housing Authority (MHA), have they been able to tackle the issue of gentrification?

Efforts to relocate

“According to Memphis Housing Authority, 2,465 of 2,812 units in the five HOPE VI developments were demolished and 1,299 people were relocated. Of that number, 555 were relocated to other public housing, 522 used vouchers for new housing, and 222 relocated private-owned housing (Jones, 2008).” In 2011, the Cleaborn Homes public housing projects, containing 460 public units were destroyed. Of the 460 units, 419 were occupied (MHA, 2011). There were 195 available housing units after the demolition of Cleaborn Homes with 29 of them managed by the MHA and 146 of them privately managed (MHA, 2011). In order to provide the opportunity for all of the remaining residents to move back into the neighborhood, 224 units within the new development will have to be public housing. Another factor to consider in regards to gentrification are section 8 housing choice vouchers that encourage those who wish to move out of a neighborhood in search for a new environment. This still won’t provide enough housing being that 5,966 of the 6,057 vouchers were already used in 2010, leaving only 91 remaining vouchers (MHA, 2011). If these were used up to assist in the relocation of residents, then there are still 133 units needed to relocate the former residents of the Cleaborn Homes. The Choice Neighborhoods program offers a possible solution to combat displacement.

Is there a solution?

The Choice Neighborhoods program differs from that of Hope VI by enabling cities to address whole neighborhoods rather than focusing on a single public housing project. The Vance neighborhood, located in the Downtown area, encompasses two public housing projects. These are the Cleaborn Homes, the last public housing project to receive a Hope VI grant within the city, and Foote homes. Located just outside of the neighborhood is University Place, formerly known as the Lemoyne Owen Gardens.

The rest of the neighborhood contains a host of vacant properties that are suitable for rehabilitation. These properties can house displaced residents within the same neighborhood while keeping the community intact. There are 22 properties currently owned by the Shelby County Land Bank that are zoned for multi-family residential uses with a total area of 177,382 square feet. If a generous 2,000 square feet were allotted for each residential unit, then there exists a possibility to provide 88 housing units. If these units were all two stories, then 176 units are available. The maximum height allowed for multi-family properties is 45 feet. Although it’s possible yet improbable, space is available to construct 352 housing units using county owned property if construction on these properties were 4 stories in height.

There is an overwhelming amount of vacant historic properties available for rehabilitation as well. Some of these are owned by absentee landlords that choose not to invest or lack the ability to invest in their properties. On the intersection where Tate Avenue and Walnut Avenue meet exists a vacant multi-family complex with 38 housing units available. An additional 7 units on St. Paul Avenue provide suitable relocation units once rehabbed. Redevelopment on these properties scattered throughout the neighborhood removes the common eyesores associated with abandonment such as unmaintained lots, illegal dumping, broken windows, graffiti, and unstable structures. These lots also provide a breeding ground for rodents and pests that pester the community.

Benefits associated with the rehabilitation of these various properties include the reduction of gentrification as well as an increase in aesthetical value. Buildings of historical value will blend in with the newer properties providing a mix of housing types. The former residents of Cleaborn Homes will actually see a new neighborhood in the same location rather than a new neighborhood somewhere else. Will this work?

Sources:

Jones, T. (2008, October). The audacity of hope?. Memphis Magazine, Retrieved from http://www.memphismagazine.com/Memphis-Magazine/October-2008/The-Audacity-of-Hope/

City of Memphis, Memphis Housing Authority. (2011). Three-year strategy for 2011-2013 and fy 2011 action plan. Memphis: City of Memphis.

Art in Public Spaces

Take a trip to some of the great American cities, cities that are thriving and have lively downtown areas. These cities, aside from providing great public transportation and a brilliant mix of traditional and contemporary architecture, focus on a very important aspect that makes them the great cities that they are: vibrant public spaces accented with public art. These spaces not only provide congregational places where people can gather and interact, but they also build character and pride for the city in which they are located. Let’s look at some of the benefits of art and how some cities have approached using public art to define its spaces.

Benefits of Art

Art is a form of expression. This expression can come from the artist or any other influence and can tell many stories within one piece of work. The act of interpreting a piece of work stimulates the senses and forces the mind to think in ways it would not otherwise. Art is used in schools to stimulate the minds of children and get them to think creatively. It is an important part of the learning process that helps to develop their comprehensive thinking skills. According to the College Entrance Examination Board, students that have been educated in the arts score higher on college entrance exams than those who haven’t. For this reason, many high-tech corporations often times look for employees with extensive art education. Art has also been shown to be a helpful form of therapy, as it allows people to express themselves in ways that one may not be able to do with words. Likewise, art in communities can tell stories and the history of an area in a way that also cannot be done with words. They help define neighborhoods and cities as places that care more about the general well being of their residents, and they attract businesses that value the positive benefits that art brings.

Art in Other Cities

I’ve taken a couple of trips to Denver, Colorado, and each time I’m pleasantly surprised by the focus the city puts on public art. It is not murals, fountains, or traditional statues that are often seen in many cities, but it is more contemporary art that is spread all throughout the city. A forty foot tall blue bear peeking into the Convention Center, a life size horse standing on an oversize chair, and a line of ballet dancers caught in mid routine are a few of the public art pieces found in open spaces. These pieces are not done with a clear purpose. No business is directly reaping the benefits; no admission is required to view the work; no history is being told. Instead, these pieces are done for the people of Denver. It seems that the real purpose of these pieces is to simply bring a creative aspect to the city to generate a better place to live. This is reflected in the city’s architecture. The Denver Architectural Foundation states that its mission is “To increase public awareness and appreciation for architecture and its influence on our quality of life through education, participation and advocacy for excellence.” Art and Architecture are very much the same in their goals of creating more meaningful spaces for the public, and the City of Denver has focused much attention on this to provide a higher quality of life.

Art in Memphis

The City of Memphis stands on a long history rich in civil rights and music. Some of this is portrayed throughout the city in plaques and statues; however, the majority of this history is not apparent. Public art can not only serve to bring this history to life, but also bring pride to the city and its accomplishments. Memphis is at the top of all the wrong statistics in 2011: first in highest poverty rate, second in highest crime, and third in the top saddest cities. These can all be said to tie together, so once one aspect is addressed, the rest should follow. There is hope, however; Flavorwire listed Memphis as the seventh best city for young artists in a list that includes international cities such as Brussels and Montreal. The reasons given were the vast amounts of events held each year such as Memphis in May, BBQ Fest, and International Week. These events, however, are not lasting characterizations of the city seen year-round.

The UrbanArt Commission is a non-profit organization that is focused on creating public art in Memphis. It is responsible for the “I Love Memphis” murals and “Family Trees” at University Place. Support of organizations like them and creating long lasting public art in the city and our communities can create the sense of pride that our city needs, stimulate our children’s minds, and provide a higher quality of life for everyone. Tourism and businesses would be attracted, and happiness and poverty would be addressed.

Land Banks: A Revitalization Tool

Land banks are very important tools for today’s American city. Almost every major city in the United States has problems with vacant, abandoned, tax delinquent and/or tax foreclosed properties. Land banks can alleviate some the stress put on cities because of tax base loss and blight. Vacancies in these neighborhoods are detrimental to the community as a whole. The vacancies attract blight, crime, significantly reduce property values, and affect the overall well-being of the community. Land Banks promote the idea of bringing back livable communities by selling these distressed properties to new and hopefully responsible owners.
I will be comparing three land banks in three counties. They are Shelby County (Memphis, TN), Genesee County (Flint, MI), and Fulton County (Atlanta, GA). These land banks have different operations for how they handle their properties and all sorts of programs. I’m going to examine how these counties differ from Shelby County.
The land bank can acquire properties in several different ways depending on the cities requirements for acquisition. The main way the land bank acquires properties is through tax delinquencies. The county can also purchase abandoned or distressed properties and add them into the land bank. Once, the property is acquired there are a variety of things a county can do in order to improve the communities.

Genesee County (Flint, MI)

The land bank in Genesee County offers many programs to alleviate the stress caused by problem properties. Some of the programs offered include:
· Adopt-a-Lot: Ability for residents/businesses to maintain vacant lots.
· Clean and Green: Maintain a least 25 properties and do two gardening projects.
· Demolition: Aids in the removal of dilapidated housing
· Housing Renovation and Rental: Renovates 25 to 50 houses a year to promote homeownership and affordable housing
· Property Sales: Helps with purchasing options i.e. cash, conventional mortgage, land contracts, lease with an option to buy.
· Side Lot Transfer: Landowners can purchase a vacant lot directly next to their property for 25 dollars plus minor administrative fees. It brings the vacant lot back online for property tax collection.
· Foreclosure Prevention
All of these programs promote restoring beauty, putting and keeping people in their homes.

Fulton County (Atlanta, GA)

The Land Bank Authority in Fulton County has a mission plan with three objectives. It has similar goal and objectives as the Land Bank in Genesee County. They are:
· To return nonrevenue generating, non-tax producing property to an effective utilization status in order to provide housing, new industry and jobs for the citizens of the County.
· To acquire title to certain tax delinquent properties which it will in turn inventory, classify, manage, maintain, protect, rent, lease, repair, insure, alter, sell, trade, exchange or otherwise dispose of under such terms and conditions.
· To extinguish past due tax liens from property foreclosed upon by Fulton County and the City of Atlanta in their tax collection capacities.
The Land Bank Authority has the power to extinguish all taxes on a property. When the property is held by the land bank it is tax exempt. They will hold parcels of land for future governmental purposes such as affordable housing, open space, and greenways. Additionally, they have a program called the REO Acquisition Program which allows buyers to purchase Real Estate Owned properties before they are sold in the traditional way. It provides a bigger discount for the buyer.
The Fulton County Land Bank acts a liaison between the county and community development corporations. The CDC’s can purchase the homes from the land bank and obtain a title that is free and clear of all liens. Non-profits can claim properties and the Land Bank will hold them for up to five years so the non-profit does not have to pay holding cost (taxes). That saves the non-profit money and they can rehab the property when the timing is right. Non-profits can use these programs offered by the Land Bank in order to create affordable housing for low to moderate income residents. Furthermore, many properties can be purchased under the Targeted Bulk Purchase Program. This can be used for affordable housing and the Land Bank can hold the properties in the early development phase so the properties would still be tax exempt.

Shelby County (Memphis, TN)

The Shelby County Land Bank has over 3,600 properties that are available for purchase. They obtain properties that go into tax foreclosure and they take properties that are given to them. The ultimate goal is to get these properties active on the tax roll. They also want to help revitalize neighborhoods and encourage development in the inner ring suburbs.
The Shelby County Land Bank has a lot to learn from the other counties. The other land banks have extensive programs that promote homeownership, rehabbing, rentals, open and green space. Shelby County has the same problems as those counties; they should be proactive and add similar programs. They should copy some of the programs that would work best for Shelby County and implement them as soon as possible.

Sorry, No Vacancy

The Sears Crosstown building is a great place to shop! It’s an art deco style building on North Watkins with a 14 story tower. Nothing beats parking in the garage and taking the underground tunnel into the building, knowing while you walk that one of the first things you’ll see in the store is a candy counter with all different kinds of fudge and cookies. With two retail floors and an outlet floor, you can find any product you want right there! After shopping you might want to go out to eat somewhere. There is a great restaurant downtown on the rooftop of the Sterick building. It is a beautiful 29 story gothic style building made of granite and limestone on 3^rd Street and Madison Avenue. It is very elegant on the interior with extravagant chandeliers and charming elevator operators to take you to the top floor. Once seated, you might want to try a Goldcrest beer to drink. It’s made just a couple of miles away at the Tennessee Brewery, located at 495 Tennessee Street. If you have time, I would suggest going by and taking a look at this fantastic building as well!

Does this sound familiar? It might if you were living in Memphis over three decades ago. None of these buildings have seen life in over 18 years. The Sears Crosstown building was built in 1927 and has been vacant since 1993. The Sterick building built in 1930 has been vacant since 1980. And the Tennessee Brewery built in 1890 has been vacant since 1981. These are just a few of the historically significant buildings in Memphis that have sat unoccupied for years. Each had been added to the list of the National Register of Historic Places a couple of years before their unoccupancy. Why, then, have they been left vacant and unattended to for so long? What are the possibilities and best uses for the vacant buildings in Memphis?

Mayor A. C. Wharton has talked about turning some of the vacant buildings into police substations, such as for the old Manassas High School. He even mentioned the Lenox School Condominiums as being a great example of adaptive reuse of a vacant building. However, the nature of larger buildings such as these makes it difficult to reuse for such a simple purpose. A large investment must be made to restore these buildings for any adaptive reuse to take place. Aside from cosmetic restorations, the Sterick building would have to be brought up to seismic standards. As has been seen with the Pyramid, yet another important vacant building, these infrastructure improvements can be very costly. There must be a decision made, then, of the future of our city. Is it one that will be proud of, preserve, and revitalize its historical buildings? We have recently lost two old churches to large corporate businesses placing their cookie cutter buildings on the lots. Part of the façade of the Cumberland Presbyterian Church on Union Avenue purchased by Chick-fil-A was preserved, however most of the building was deconstructed.

So how can our city preserve its history? Let’s take a look at just one of the buildings. At a price tag of $12 million, the Tennessee Brewery can be restored. For a city struggling with poverty more than any other in the nation, this is no easy task. The building was almost destroyed in the late 1990’s; however, the owner spent hundreds of thousands to bring the building up to code. Two promising projects to restore and reuse the building fell through in the past decade: one to open the building up as art space and the other to convert it into condos. There is a positive side to this, though. During this time, the abandoned warehouse just south of the Tennessee Brewery was redeveloped into the Lofts at South Bluffs, a mix of sales and leasing of spaces. Other redevelopments in the area will bring major attention to this abandoned building. Andy Kitsinger, DMC vice president of planning and development, stated “It's the last building in that area to be redeveloped because it's the toughest, but it has so much mystery and nostalgia attached, it creates an emotional connection with people."

From being the set of the movie “Trespass” to hosting weddings, it is apparent that this is a very important building. So how can it be preserved? The first step is done, as it is listed on the National Register of Historic Places which gives it more opportunity to receive grants from organizations such as the National Trust for Historic Preservation. This organization provided more than $61 million in grants, loans, and direct equity investment for preservation projects in 2010. The State of Tennessee’s Historic Preservation Office is expected to provide about $400,000 in federal grants for 2012. Suffice it to say, the bulk of the restoration would fall upon the investor, so other means of incentives will need to be provided for a project such as this. Tax incentives may be provided for the development process as well. For what purpose, though, would this building be restored? It lies in highly residential area, with commercial to the east, which makes for great potential for a mixed use building. Access to the trolley line reinforces this idea and should be a major attractor for potential investors.

Our city should make a point to preserve the pieces of history it has left and make use of any resource available to do so. The effects that urban sprawl has had on the city has not been positive for its historical buildings, often leaving them abandoned. A stronger focus on restoring these structures would bring more pride and personality to Memphis.

Bicycling for Change

HISTORY

Bicyclists have been elbowing for room on the roads of cities since its inception from horses-and-buggies and pedestrians to the eventual domination of automobiles zipping by. A mass-produced bicycle prototype was first made available to the American public during the 1860’s. It would become not only an additional mode of transportation, but would also play an important role in a later social movement. “To men, the bicycle in the beginning was merely a new toy, another machine added to the long list of devices they knew in their work and play. To women, it was a steed upon which they rode into a new world” (Mumsey’s Magazine, 1896).

As designs improved to accommodate a more comfortable ride, bicycles quickly rose in popularity during the 1880’s and 1890’s. Interest groups began to form, mainly at the direction and guidance of bicycle manufacturer Albert Pope, to establish legal and political precedence for the bicycle as a “legitimate endeavor” in response to naysayers (Macy). Perhaps the most influential during the infancy stages, the League of American Wheelman (LAW) was established in 1880 to aid in this effort. They specifically sought to overturn bans on the use of bicycles (as they were perceived to be dangerous, especially to horses), as well as promoted bike usage by establishing races, highlighting “bike-friendly” hotels and restaurants on maps for touring cyclists, and launched a movement pushing for bicycle paths and better road conditions. This initial swell of popularity reached a peak in the late 1890’s, with notables such as the Wright Brothers and John D. Rockefeller members of the LAW organization.

SOCIAL CATALYST

Susan B. Anthony once stated that the bicycle “has done more to emancipate women than anything else in the world” for some time. Fellow partner in the women’s rights movement, Elizabeth Cady Stanton, also noted that the bicycle taught “an equality in social relations without distinction as to color or previous conditions of servitude”. Author of “Wheels of Change” Sue Macy builds upon this notion by adding that the bicycle during this era “affected popular culture in so many ways, including the way people—and especially women—dressed, the music they listened to, the magazines and stories they read, and the slang they used. It made exercise accessible and acceptable, and totally transformed social interactions”. This paved the way for women to realize a freedom never felt before in a society that revolved around the privilege of being a white male. Feelings of “freedom, self-reliance, and independence " were created simply by getting onto a bicycle and leaving the confines of their homes (unchaperoned) and actively engaging in public life. “Young women were gaining more freedoms and with that came confidence and a feeling of empowerment as the Victorian era drew to a close” (Cycle & Style). This created the perfect platform for which women to fight for equal representation (i.e. voting rights) in their democratic country that culminated in the passage of the 19^th amendment in 1920.

TODAY

“For a brief moment in time, the bicycle was THE craze in American life, and it changed things forever” (Macy). The recent installation of bike lanes on Madison Avenue will pave the way for similar movements of greatness right here in Memphis. Ok, well maybe not, but it does allow for a little more elbow room for those seeking an alternative mode of transportation. The debate over bicycles’ presence and placement within the transportation system still lingers. Worries regarding heavier traffic on adjacent streets, a decrease in the amount of business for those on Madison, and even the need for such infrastructure are all valid concerns. However, I would argue that a revitalization of the corridor has begun, at least in some small respect. The road no longer solely serves as a silo for thousands of commuters to make their way to work zipping through Midtown to reach their destinations. Some sense of neighborhood has returned to the strip with an almost inviting urban feel of “take off your coat and stay awhile”. The shops and restaurants that line the street now enjoy on-street parking with some even embracing the change by installing bicycle racks. While reduced visibility to potential customers is a concern, most of these establishments are staples of Midtown with a loyal customer base. In addition, many of the residents that live in Midtown specifically chose the area for its sense of uniqueness, community, and walkability (in terms of numbers of establishments within a small proximity). The new street design enhances these qualities and provides a great platform for the future revitalization projects envisioned for the area, mainly the Overton Square development. While usage of the lanes has diminished with the return of brisk winter winds, many were out pedaling around upon the striping unveiling. The avid bicyclists were out, yes, but there were also families with young children and ladies out enjoying an afternoon ride together. While kinks remain, most especially signage designating the various driving lane s, the platform for revitalization, at least in more of a social sense, has been established. The symbology of accepting new strategies for better living environments and the highly visible presence of bicyclists combine to create a measureable step towards creating positive change for Madison Avenue and greater Memphis.

Its Time To Get Creative

Last week the Commercial Appeal ran an article about a new website database that was recently launched by the American Institute of Architects (AIA). The website is a way to match developers and architects with interested investors to rejuvenate projects that have stalled due to the credit freeze for new construction. There are many long-delayed projects in Memphis that could benefit from this from this new Internet tool. The article, written by Tom Bailey, focused on two large Memphis projects; the $70 million Highland Row mixed-use development that sits at the corner of Highland and Midland was announced in January 2008 yet the land remains vacant; and The Horizon’s, a 155 apartment tower development that sits on the South Bluffs along the Mississippi River that has been dormant since foreclosure hit in 2009. These projects are located in areas that seemed poised for future redevelopment a few years ago. But this credit crunch is really putting a damper on things. The percentage of projects held up due to financing difficulty has doubled nationwide since 2008 and one in five stalled projects is a direct result of the current credit crunch. The new AIA database allows architects and developers to list their stalled projects in hopes of attracting private investors to rejuvenate projects needing financing. The University of Memphis has big plans for expansion and the downtown area has attracted hundreds of millions of dollars in new projects in the last decade. The masterminds at AIA who are behind this new idea were thinking big and they have potentially created a very useful tool for their peers. If this database attracts investors to just a few of the stalled projects in Memphis imagine the possibilities.
Cities could learn a thing or two from AIA. What if he City of Memphis had a database that listed all the currently stalled revitalization projects around town including those that are targeted as neighborhood blight and used this database tool as a way to recruit small local business to help? Projects that could be listed include vacant houses that need to be boarded or demolished, over-grown lots that need to be mowed, roads and sidewalks that need to be repaired, graffiti that needs to be painted over, fences that need to be mended, playground equipment that needs to be repaired or replaced, and any other projects that are currently over whelming our civil servants.
A quick drive through Memphis would reveal the enormous backlog of these types of projects. The men and women whose job it is to complete these projects within city and county government cannot keep up. At the same time, many local landscapers, contractors, painters, etc. are struggling to find work. This could be a match made in heaven. Instead of keeping all the work in house, Memphis could contract the work out and allow businesses to bid on the projects. This bid process could be simplified from the current process by restricting the contracts to Shelby County based businesses only including minority and women owed businesses. Not only would this help stimulate the local economy and would save the city/county money in over-time pay, not to mention equipment cost, fuel cost and maintenance cost, but also magnify the effort to rid our community of blight. This in turn would help reduce crime in many areas and improve the overall health, safety and welfare of citizens.
The city, with the help from the neighborhood CDCs, various neighborhood associations and others on the front line, could inventory all of the projects that are currently stalled. The projects should be categorized by the type of work that is needed, i.e. demolition or lawn maintenance. A generic simplified bid contract for each category could be available for download. The database could be located on the city’s main webpage under the information for businesses tab. The design and implementation the system would not be hard since the city already bids out for materials and some services through the Purchasing Service Center. The bids would be restricted to Shelby County-based business only, with special favor paid to those in Memphis.
If the system were designed correctly no current city employee would lose their job. The bottom line is, there is plenty of work to go around. With the city’s current financial situation we cannot afford the cost of completing all of the pending projects completed by city employees in a timely manner. This push to clean-up blight, revitalize parks, add bike lanes and many other worthy projects have created more work for our already over-worked civil servants. We all want to make Memphis a city of choice. This could be a win-win for all.