PEABODY - VANCE NEIGHBORHOOD
A Memphis Medical District Neighborhood
January 2022
MEMPHIS MEDICAL DISTRICT
PEABODY - VANCE NEIGHBORHOOD
CONTENTS
◎ Introduction to MMDC
◎ Introduction to Peabody - Vance
◎ Neighborhood Context
◎ Current Conditions
◎ Opportunities & Investments
◎ Appendix A: Data
MEMPHIS MEDICAL DISTRICT COLLABORATIVE (MMDC)
MISSION
ROLE : A community development organization that works with anchor institutions and surrounding neighborhoods to strengthen the connections, communities, and campuses in the Memphis Medical District so they are more vibrant, prosperous, and equitable
PRIORITIES:
Capture the Value of Major Institutions in the District
ANCHOR INSTITUTIONS
Increase Housing Supply
Strengthen Commercial Corridors
Improve Public Life
Build Community Wealth
COLLABORATORS
MEMPHIS MEDICAL DISTRICT
PEABODY - VANCE NEIGHBORHOOD
THE PLACE
The Peabody-Vance Neighborhood is conveniently located between Downtown, Midtown, and South Memphis. The neighborhood offers a variety of housing options, from historic mansions to multifamily apartment buildings. This diverse neighborhood mixes historic charm with the potential for an upand-coming commercial corridor.
PEABODY-VANCE NEIGHBORHOOD
BOUNDARIES
NEIGHBORHOOD
The following map indicates the full Medical District boundary as well as the Peabody-Vance neighborhood boundaries served by MMDC.
The Peabody-Vance Neighborhood Association defines their boundaries slightly differently than MMDC. Ultimately, both entities work together.
KEY
Medical District
Peabody- Vance Neighborhood
THE PEOPLE: A STRONG NETWORK
The Peabody-Vance Neighborhood Association is a strong presence in the neighborhood, bringing together residents, business owners, and active community members. The PVNA is led by Sharon Coleman, a longtime neighborhood resident, neighborhood business owner, and association President.
Real-Estate Capital Fund $400 K (11%) PEABODY-VANCE NEIGHBORHOOD NEIGHBORHOOD
ASSOCIATION
Check out the new website! peabodyvanceasso.com
Event in Linden Park
PEABODY-VANCE NEIGHBORHOOD
RESIDENTIAL
CURRENT CONDITION
The residential market consists mostly of historic homes from the late 19th century, in addition to multifamily apartment complexes from the mid20th century. Frankel Properties owns the majority of the larger multifamily apartments in the area. Almost 90% of the neighborhood’s housing stock are apartment units.
HOUSING UNITS
257 Housing Units
Source: Decennial Census, 2010.
UNITS BY TYPE
YEAR BUILT
OWNER RENTER VACANT 5% 64% 30%
1981 TO 2015 1951 TO 1980 1950 OR EARLIER 4% 1% 83% 7% SF 87% APTS 6% DUP/TRI SINGLE FAMILY DUPLEX/TRIPLEX CONDO APARTMENTS PARKING ANCHOR PROPERTY
and Senior Living Developments From 2015 Housing Study conducted by U3 Advisors Source: City of Memphis, US Decennial Census at Block Level, 2010
University Place Apartments
PEABODY-VANCE NEIGHBORHOOD
PEABODY-VANCE NEIGHBORHOOD
COMMERCIAL
CURRENT CONDITION
Commercial buildings are situated at key neighborhood corners and gateways, portending an enlivened mix of light industry, retail, hospitality, entertainment and culture.
ZONING
Residential Urban – 4 (RU-4)
Residential development in the RU-4 District allows a variety of housing types including single-family attached (townhouse) and multifamily (large home, stacked townhouse, apartment). New RU-4 districts are generally located in an infill or redevelopment location where similar housing types are part of the original fabric of development. Additionally, RU-4 districts should have a shared street network with and are generally located within 500 feet of a CMU-3, or CBD district or are within 500 feet of an arterial.
Residential Urban – 3 (RU-3)
Residential development in the RU-3 District allows a variety of housing types including single-family detached (conventional, side yard house, cottage), single-family attached (semi-attached, two-family, townhouse), and multifamily (large home, stacked townhouse, apartment). New RU-3 districts are generally located in an infill or redevelopment location where similar lot sizes are part of the original fabric of development. Additionally, RU-3 districts should have a shared street network with and are generally located at least 500 feet from a CMU-1, CMU-2, CMU-3, or CBD district or are within 500 feet of an arterial.
Commercial Mixed Use – 3 (CMU-3)
The CMP-1 District is intended to accommodate new development where the land-use pattern is predominately urban in character. New development should be urban in character with an emphasis on compact, vertical, pedestrian-oriented, mixed use development that fit seamlessly into the built environment. Landscaping requirements are reduced and buildings are pulled up much closer to the street.
ZONING DISTRICT
Source: City of Memphis, 2016
Source: Shelby County, 2010
RU-4 - Residential Urban 4 RU-3 – Residential Urban 3 CMU-3 – Commercial Mixed Use
PEABODY-VANCE NEIGHBORHOOD
PEABODY-VANCE NEIGHBORHOOD
PUBLIC SPACE
CURRENT CONDITION
Small-scale interventions to improve the public space and pedestrian experience have been made throughout the neighborhood. Despite these efforts, additional enhancements are still needed.
Streetscape enhancements to slow vehicular traffic
Elderly individual in Linden Park walking downhill
Neglected sidewalk maintenance
OPPORTUNITIES
PEABODY-VANCE
Enhancing the Public Realm
THE POTENTIAL
Building off of previous small-scale interventions, there is a need for additional public realm improvements to enhance the area’s livability, walkability, and overall neighborhood safety.
Public realm improvements should include, but are not limited to:
• Pedestrian-scaled lighting
• Curb cuts
• Sidewalk repair and installation
• Beautification efforts such as increased trash cans, planters, neighborhood art
PEABODY-VANCE
Enlivening Commercial Corridors
THE OPPORTUNITY
Peabody-Vance is strategically situated between Central Gardens to the east, the Medical District to the north, South Memphis to the south, and Downtown Memphis to the west.
Commercial pockets are present throughout the neighborhood, including along Dr. Martin Luther King Ave., East St., Walnut St., and Vance Ave. Targeted incentive programs such as the recent DMC/MMDC “Good Neighbor Grant” partnership can enliven the presence of existing businesses while attracting new businesses to relocate in the area.
A mix of retail, light industry, hospitality and leisure is all needed and will feed the growing demand for live, work, learn and play services in the District.
PEABODY-VANCE
Rehabbing Substandard Housing
THE OPPORTUNITY
Peabody-Vance offers one of the more eclectic mixes of residential housing options in the City of Memphis. While much of its historic, 19thcentury single family housing has been restored, many of the mid-20th century apartment buildings are in need of investment, repair, and rehabilitation.
MMDC, working with the Peabody-Vance Neighborhood Association, intends to identify problem properties and owners to conduct an outreach campaign that would introduce incentives and support to revitalize this needed housing stock. With its strategic location and mix of housing options, a revitalized Peabody-Vance neighborhood can be an exemplar for highquality, affordable housing at all scales of the socioeconomic spectrum.
945 Peabody Ave
PEABODY VANCE NEIGHBORHOOD POTENTIAL
INCENTIVES
MMDC INVESTMENT FUNDS
◎ Pre-development grant
◎ Improvement grant
Contact info@mdcollaborative.org with questions
DOWNTOWN MEMPHIS COMMISSION (DMC) FUNDS
GOOD NEIGHBOR GRANT
Peabody Vance neighborhood boundaries align closely to the CBID and other prioritized neighborhoods
◎ Focused on commercial properties
◎ Designed to fight the appearance of blight and to provide resources to make exterior improvements
◎ Up to $25,000 per project ◎ MDD Capital Debt “Build” Fund ◎ MDD Investment “Grow” Fund
DEVELOPMENT IN AND AROUND THE NEIGHBORHOOD PRE - DEVELOPMENT
Existing
Proposed
OVERVIEW
Working with neighborhood resident and Association President, Sharon Coleman, the following parcels were reimagined with the following conceptual architectural drawings utilizing the MMDC Pre-development Grant.
Uses: Residential development
Cost: TBD
296 – 302 Dudley St 1
DEVELOPMENT IN AND AROUND THE NEIGHBORHOOD
PRE - DEVELOPMENT
OVERVIEW
320 East St received an MMDC pre-development grant for conceptual architectural drawings for 6-8 single family residences
Uses: Residential development
Cost: TBD
East St 2
320
Proposed elevations Existing Proposed civil plans
DEVELOPMENT IN AND AROUND THE NEIGHBORHOOD OPPORTUNITIES
Todd Frankel Properties (F P Memphis LLC)
Todd Frankel is a California-based developer who has acquired a sizable portfolio of properties in the Peabody—Vance neighborhood. Most of his properties are Class C assets in need of repair and rehabilitation. MMDC has been in conversation with Mr. Frankel about cultivating potential partnerships to that end.
986 Peabody Ave
357
S Pauline St
1
DEVELOPMENT IN AND AROUND THE NEIGHBORHOOD OPPORTUNITIES
OVERVIEW
The former Kraus Cleaners building sits at a highly visible location located across from Linden Park. The site is in need of remediation and redevelopment, possibly as a gateway and/or anchor development for the area.
Uses: TBD
Sales price: $300K on 11/20/2020
Purchased by: T Town LLC – owned by Todd Frankel
Former Kraus Cleaners 2
Address: 1023 Dr MLK Ave and 309 Camilla St
– Front – 1023 MLK Ave Existing – Back – 309 S Camilla St
Existing
ADDITIONAL OPPORTUNITIES
Public Art as Connector
Opportunity to connect the Peabody Vance neighborhood to the area directly east and through the I-240 underpass. Potential for lighting and public art installation to increase safety and connectivity.
3
Existing – Underpass
Public art in the Pinch District
OPPORTUNITY TO FURTHER CONNECT
VANCE AVE: CULTURAL CORRIDOR
Vance Ave. is an opportunity to develop a cultural corridor vitalizing the area’s history, present and future, ultimately connecting the Peabody-Vance neighborhood and Downtown Memphis.
492 Vance Ave Off the Walls – 360 Walnut St 919 Coward Pl Memphis Magnetic - 618 Vance Ave Clayborn
345
Temple
S Front St
Edward Jones - Financial Advisor: John Ponnath
Wellness Center
DaVita Memphis Central Dialysis
Specialist of Memphis
Financial
Health/Medical Sundara
Periodontal
Medipharm Moore Cutz Barber Shop Industrial Delta Tent & Awning Company HOD Motorsports United Refrigeration Next Air Chalktiques by Nadia Social/Religious Services MIFA
Association) Loving Arms Dorothy Day House The Church Health Center - Food Distribution Center Overcoming Faith Christian Church Tabernacle of Praise St John's United Methodist Church Nation of Islam Muhammad Msq PEABODY-VANCE NEIGHBORHOOD SCHOOLS, BUSINESSES, SERVICES Arts/Education 1st Class
School Central High School Off the Walls Events/Hospitality Ritzee Florist | Interior Design & Special Events Rodeway Inn Food/Beverage Crump Food Mart Crump Food Market Gordon’s Gin 1 4 5 6 7 2 8 3 10 11 12 14 15 13 16 21 25+ businesses and services located in the neighborhood 22 23 17 20 9 24 25 26 27 19 18
(Metropolitan Inter-Faith
Montessori
MMDC’S COMMITMENT
Connection to Neighborhood Association
MMDC maintains regular communication and attends quarterly neighborhood association meetings to inform neighbors about Medical District events, programs, and opportunities.
MMDC’s District ambassadors circulate the District five days per week beautifying key corridors and neighborhood streets by removing litter and graffiti, offering hospitality services, and acting as the “eyes on the street.”
Pedestrian safety
AWARE CAMPAIGN
MMDC supports Memphis’ first application of the Vision Zero campaign, a strategy to eliminate all pedestrian fatalities and severe injuries while increasing safe, healthy, equitable mobility for all.
Be Aware seeks to raise awareness of pedestrian safety in the Medical District through five strategies:
Engineering
Enforcement
Education
Equity
Engagement
1 MMDC’s
Ambassador Program PEABODY-VANCE NEIGHBORHOOD
BE
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2 3
PUBLIC SPACE & STREETSCAPE IMPROVEMENTS
Real-Estate Capital Fund $400 K (11%) 1 2 3 Project / Location Project Leads / Partners Timeline Peabody-Vance Neighborhood trash cans MMDC 2017 - current Dr. MLK Blvd Streetscape improvements MMDC 2019 Linden Park improvements and activation MMDC 2019 - current Linden park bus shelter improvement MMDC January 2022 ADDITIONAL NEIGHBORHOOD COMMITMENTS
4
APPENDIX A: DEMOGRAPHIC DATA & TRENDS
1 40 69 51 COMPLETED PROJECTS INSTITUTION EXPANSIONS 1 Methodist Le Bonheur Healthcare 5 Orion Headquarters 6 Leo Events 7 Cycle Shop 8 The Ravine 2 University of TN Health Science Center (UTHSC) 5 8 9 3 9 Karen Adams Designs 7 3 St. Jude Children’s Research Hospital/ALSAC 6 10 The Marshall 11 616 Marshall 1 2 2 2 3 4 Shelby County Health Department 12 4 DISTRICT
(select projects) PROJECTS UNDER WAY The Rise Apartments MMDC INVESTMENTS North Poplar Project 17 Malone Park 18 10 11 12 17 18 631 Madison 644 Madison 13 14 655 Marshall 15 13 14 15 16 Orleans Station 16
DEVELOPMENT
DEMOGRAPHIC & HOUSING TRENDS
ANALYSIS BOUNDARIES
Census Data Boundary: Block Group
471570037001
Study Area: Peabody Vance Neighborhood
DEMOGRAPHIC & HOUSING TRENDS
OVERVIEW
HOUSEHOLDS
SOURCE:
1
ESRI Business Analyst Estimates based on ACS block group level data trends, 20120
US Decennial Census 2010, American Community Survey, 2018 The Study Area1 430 Memphis2 653,200 (+1%) TOTAL POPULATION (change since 2010) The Study Area1 4,330 Memphis2 2,074
(People
2
POPULATION DENSITY
Per Square Mile)
(change since 2010) The Study Area1 230 (18% FAMILY) Memphis2 251,000 (+0.2%) (57% FAMILY) MEDIAN AGE The Study Area1 47 Memphis2 34 White Black Other Population Density By Race 1 Dot = 10 People Study Area1 Memphis2 28% 69% Study Area 20% 73%
DEMOGRAPHIC & HOUSING TRENDS
INCOME
MEDIAN HOUSEHOLD INCOME
FAMILIES IN POVERTY
$9,701 - $19,500 $19,501 - $39,000 $39,001 - $78,000 $78,001 or Greater Medical District Uptown Downtown Memphis Crosstown Overton Park Midtown Central Gardens Annesdale Park Median Household Income $9,700 or Less
The Study Area1 $14,000 Memphis2 $39,100
The Study Area1 N/A Memphis2 22% High School or Less Some College Bachelor’s Master’s or Higher EDUCATIONAL
(Highest Educational For Population Aged 25+) 45% 16% 31% 8% 16% 31% 29% 24% The Study Area1 Memphis2
ESRI Business Analyst Estimates based on ACS block group level data trends 2US Decennial Census 2010, American Community Survey, 2018 Study Area Mud Island
ATTAINMENT
SOURCE: 1
DEMOGRAPHIC & HOUSING TRENDS
HOUSING PROFILE
Tenure & Occupancy
Renter Owner Vacant Residential Mixed Use Other Uses Land Use Medical District Uptown Downtown Memphis Mud Island Crosstown Overton Park Midtown Central Gardens Annesdale Park Study Area1 Total Housing Units: 350 (2018) Memphis, TN 2 Total Housing Units: 251,000 (2018) 44% 39% 16%
In Structure 65% 0% 20% 40% 60% 80% 1 2 3 to 4 5 to 9 10 to 19 20 to 49 50 or More 65% Single Family (60% Detached) 82% Apartments (10+ Units) Memphis, TN (251,000 Units) 1972 Median Year Built 1970 Median Year Built 1% 35% 65% 3% 6% 67% 0% 20% 40% 60% 80% 1 2 3 to 4 5 to 9 10 to 19 20 to 49 50 or More Study Area (520 Units)1 SOURCE:
ESRI Business Analyst Estimates based on ACS block group level data trends 2US Decennial Census 2010, American Community Survey, 2018
Units
1
Study Area
DEMOGRAPHIC & HOUSING TRENDS
H0USING COSTS
The Study Area1 $500 Memphis2 $884 (+4%)
$276 - $660 $661 - $880 $881 - $1,100 $1,101 or Greater Medical District Uptown Downtown Memphis Crosstown Overton Park Midtown Central Gardens Annesdale Park Median Gross Rent (Block Groups 2018) $275 or Less The Study Area2 29% (+3%) Block Group 471570037001 Memphis2 34% (-1)
Income
2010) The Study Area1 N/A Memphis2 $98 K (-12%)
The Study Area N/A Memphis2 19% (-18)
Income
ESRI Business Analyst Estimates based on ACS block group level data trends 2US Decennial Census 2010, American
Survey, 2018 Study Area Mud Island
Median Rent/Month (change since 2010)
Median Rent as a Percent of Household
(change since
Median Home Value for All Owner Occupied (change since 2010)
Owner Costs as a Percent of Household
(change since 2010) SOURCE: 1
Community
STUDY AREA OVERVIEW
LAND USE
The Peabody Vance Neighborhood is a diverse area with an upand-coming commercial corridor. Half of the parceled land in the neighborhood is dedicated to commercial/mixed uses including residential. A significant share (42%) of the land is dedicated exempt land uses, most of which is owned by the Memphis Board of Education (Central High School and the Crump Stadium).
(18 Acres)
charitable and other tax exempt institutions)
(3 Acres)
Land use 33%
Commercial/Mixed Use 42%
Exempt Land (Non-profit,
8%
Industrial
(14 Acres)
Sources: City of Memphis, 2018 17%
Residential
(7 Acres)
Central High School
Azur Tower Apartments
Crump Stadium
69 69
Tabernacle of Praise
OWNERSHIP
69 69
STUDY AREA OVERVIEW
Map Label Map Color Owner Number of Parcels Total Acres % Board Of Education Of Memphis 3 12.1 28% Tabernacle Of Praise M B Church 2 1.6 4% T Town LLC 2 1.5 4% Frankel Todd/FP Memphis LLC 7 1.4 3% Selene 4050 LLC 1 1.3 3% BRS 1 1.2 3% Church Health Center 3 1.0 2% Medical Center Apartments LLC 3 1.0 2% Cgient LLC Series 1058 Peabody 1 0.9 2% South Front LLC 2 0.8 2% Smith, Molly 4 0.8 2% Colturi, Thomas 1 0.8 2% Surratt, Patrick 5 0.8 2% Wofford Peter W 1 0.8 2% Triune Christian Ministries Inc 2 0.6 1% Chittom Family Partnership 1 0.6 1% Martin Rodney A 3 0.6 1% Promise Development Corp 1 0.5 1% 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1 2 3 4 5 6 7 8 9 10 11 12 13 18 18 14 15 16 17
STUDY AREA OVERVIEW
MAJOR HIGHWAYS
The Memphis Medical District Collaborative Anchor Institutions and other businesses collectively represent over 30,000 employees, 8,000 students and 9,500 residents. Majority of the 47,000+ employees, students and residents commute by car.
Of the approximate 30,000 people working in Memphis, only 2% also reside there, meaning 98% are commuting in from other locations. Most (80%) of these commuters are traveling greater than 10 miles to work, and in terms of geography, they come from a variable spread of communities east of the study area.
Daily traffic counts data indicate that most commuters are entering the district by way of Interstate 40, Interstate 69 and Union Ave. Sources:
Daily Traffic Counts
Primary US and State Highways
Primary Limited Access or Interstate
MMDC (Memphis Medical District Collaborative)
40 69
Study Area
©2019 Kalibrate Technologies
U.S. Census Bureau ACS 2018
-Year Estimates) 36,390 16,417 48,400 119,345 72,449 58,600
(Q4 2019).
(5
Uptown Downtown Memphis Crosstown Overton Park Midtown Central Gardens Annesdale Park Medical District Study Area
STUDY AREA OVERVIEW
PUBLIC TRANSPORTATION
The Memphis Area Transit Authority (MATA) is the public transportation provider for the Memphis area. As one of the largest transit operators in the state of Tennessee, MATA transports customers in the City of Memphis and parts of Shelby County on fixed-route buses, paratransit vehicles and vintage rail trolleys.
There are approximately 35 bus stops within the study area and along its boarder streets. In addition, the Madison Trolley Line and Groove On Demand service the residential areas with the Medical District and Downtown.
As of January 2022, highlights of the Groove On Demand include:
• 11, 854 total rides completed
• 4.9/5.0 average rating by riders
• 597 active riders
• 275% increase in monthly active riders
