The Empty: a Theory

The economic and social expectations (and the wealth that sustains the expectations) of so much Memphis commercial space is too great for a local grassroots entrepeneurial ecosystem to successfully form in that space, given Memphis' present density and available capital.

As a result, buildings remain empty rather than rented or purchased at economically sustainable and viral lower levels.
It's a theory, and subject to proof, if not too badly theorized.

Is it a verbose way of saying we got speculation going on? I think it's more than speculation.

It's that those at the top of the Memphis pyramid are oblivious to the large wealth gaps that separate them not only from the poor but from the middle class. Consequently, they set their expectations to their and their peers' resources, rather than the resources available to Memphis' talent rich, capital poor entrepeneurs.

A Little Context for the Crosstown Development

Here's a a Google Maps version of the Crosstown development (aka "Midtown Memphis") overlays, as seen in the Memphis Flyer.

Practically everything I've heard and seen about the development looks, sounds positive. I wonder about the northern approach, the Poplar/Watkins gateway, however. It appears to be a entire block of street exposed parking. They've talked about rooftop parking, so hopefully that's what going on here. A building flush with the sidewalk at that corner would

1. provide an architectural advertisement for their work, on one of Memphis' busiest thoroughfares. We zoom past parking lots all the time. A building on that corner would be a unique herald of the changes inside. An exciting invitation inside for both cars coming up and down Poplar, and walkers coming from Vollintine and Evergreen. Parking lots do not invite.


2. help restore physical, visual and even social continuity between Evergreen and the development in the Washington Bottoms.


3. increase not only the area's walkability, but also its walk-to-ability and walk-from-ability.

What's To Like About the Crosstown Development?

1. Multi-Use with residential: "'the design intent is to provide a pedestrian friendly center that permits apartments/condominiums and office above retail shops and on mass transit lines.'" Seeding the market and place with residents and a 24 hour life will increase the chances for real success.
   


2. An Urban design: "parking on top of retail or office buildings and buildings that are built very close to the street. The plan also features parking buildings and on-street parking, which minimizes the need to build large surface parking lots, the bane of urban planners everywhere." And bloggers here.
   


3. An Attack on Real Blight: Tax Increment Financing finds a worthy target.


4. A Crossroads Location: In between Evergreen to the North and East, Central Gardens to the South and the diverse Medical Center neighborhoods to the west.


5. The Possibility: a chance to visually, physically, socially connect a long fractured part of the city.

As laid out in the Memphis Daily News and the Commercial Appeal.

Update: in this Goner thread, the site is called the Washington Bottoms. Also in that thread, elle says " i hate the term "lifestyle center". it makes me wanna throw up in my mouth a little." I concur, then throw up. "Lifestyle center" sounds like a re-branded nursing home.

Filmmaking and Architecture this Weekend

Architecture: The (rescheduled) AIA Chalk Art Festival

The Downtown Chalk Art Festival will be held this Saturday, September 22, 2007 from 9:30 am - 12 noon at the Memphis Farmers Market / Central Station Pavilion 545 S. Main Street.

Memphis Heritage & AIA Memphis are coming together for a fourth year to celebrate architecture and design throughout Memphis. Each September we offer a fun and educational series of activities for the public from hands on activities to lectures.

The festival is free to participants.Competition is limited to the first 50 teams. Competition is limited to the first 50 teams.

Filmmaking: Li'l Film Fest 7

Li'l Film Fest is a quarterly, theme-based film festival, focusing on highlighting our local talent while showcasing interesting happenings around town. Our goal is to encourage and inspire Memphis filmmakers while engaging a local audience in order to strengthen our artistic community.

The Li'l Film Fest (this is the 7th one) is this Saturday (22nd) at 2 p.m. at the MeDiA Co-op, 1000 South Cooper.

Theme: Rhymes With Pelvis
Duration: each film is 5 minutes or less
Prizes: Jury Award ($200)
Audience Choice Award ($200)



Live From Memphis

Neighborhoods: Seattle Street Project Open House

Cooper-Young Development Corp is having an open house Sunday, September 23, 2007, 2PM to 5PM, for the houses they have built on Seattle Street in western Cooper-Young. The addresses

1008 seattle Street
926 Seattle Street
932 Seattle Street

They will have two additional homes available that are under construction as well as the plans and lots for the remaining three.

If you're interested in seeing what my Festival beer purchases and a committed, creative neighborhood can do, you should mark this down for a walk-by. And a house-buy.

Bonus: they're Rozelle House adjacent.


Architecture: An Architectural Treat

FfOR Board member and architect, Jack Tucker will be on hand Sunday, Sept. 23 to share stories about his mentor Fay Jones at the Memphis Heritage/AIA Home Tour of Barry Gildea’s house. The home located at 5715 Sycamore Grove in East Memphis gives us an exciting opportunity to see Jones’s work here in Memphis.

See the Friends for Our Riverfront's post for more information.

Antidote for Eminent Ptomaine?

Back in May the CA ran an article (cached copy) about former City Councilman Fred Davis facing eminent domain proceedings. He owned a parcel of land in the area now known as Uptown, and the Memphis Housing Authority was about to start condemnation.

Although Tennessee had passed eminent domain reform after the infamous Kelo case, the reform still ratified as "public use"

(3) The acquisition of property by a housing authority or community development agency to implement an urban renewal or redevelopment plan in a blighted area as authorized by Title 13, Chapter 20, Part 2 or Title 13, Chapter 21, Part 2;

even if the takings were for private benefit (from Tennessee Code, Title 29, Chapter 17, Part 1)

Uptown is such an urban renewal plan.

But there's also a part of the Tennessee code (Title 13, Chapter 20, Part 1) that states:

A housing authority created under this chapter shall not have the power to take by eminent domain private property in an urban renewal area for the purpose of resale, if the owner of same desires to develop such owner's own property and if the designated reuse of the property in the urban renewal plan is such that the owner's parcel can be redeveloped by itself without affecting the objectives of the urban renewal plan as to the owner's parcel or adjoining or adjacent properties thereto, and the owner signs an agreement with the housing authority to abide by the urban renewal plan, in any development thereof. Acts 1972, ch. 711, § 1; T.C.A., § 13-833.]

It sounds to me (see Note A below) that if Mr. Davis were willing to develop his property to meet the objectives of the Uptown project, he could avoid condemnation.

Could this be an owner-and-city-friendly way to redevelop? A means to transform speculative, fallow holdings into productive land without seizing private property? Landowners formerly known as speculators could benefit from the value added by a redevelopment project as long as they were willing to join in the project. The City could provide homeowners and small businesspeople access to capital for improvements on their properties.

The optimistic possibilities assume that redevelopment for the public weal is the objective, and that we don't equate profit maximization for specific private interests with the public weal.

Has anyone ever used this part of the code to avoid condemnation in Uptown? And what is the status of Mr. Davis' case?

Note A: IANAL.

Note B: Bob's post inspired my title.

Passion or Speculation: The Chicago Pizza Factory

I think the building on Madison known as the Chicago Pizza Factory (named for its last tenant) has been empty since the early 80's. Even for Memphis' storied desolation, this is amazing. Ryan at My Midtown Memphis, may have uncovered a reason (see the bottom of the post).


I've always liked that building's courtyard. It's directly on Madison, it's got low, defining walls that allow views in and out (for people watching) and it's shaded by a number of deciduous trees. And despite being empty for so long, the building and courtyard seem to be in good shape.

It's a great space. A great hang-out space.


I had thought it was unoccupied since the CPF because Memphis was fickle about outdoor spaces. That has changed, hopefully permanently, but that space remains empty. In a relatively robust area of Memphis.


Maybe it is passion that's kept it empty.

Questions about the "Zipper Zone"

Here are some questions I have about the zipper zone idea of Frank Ricks, profiled in Sunday's Commercial Appeal:

• How were the outlines of the zipper zone determined? Most notably, why was the major part of Union Avenue (it appears from Watkins to Cooper) in Midtown left out? Why develop smart on Poplar but develop stupid 2 blocks away on Union (by perhaps knocking down more character-rich buildings)?
• If "special design and zoning guidelines -- possibly similar to the Medical Center zoning overlay -- should be established to promote smarter, more sustainable growth", then why shouldn't they be applied city-wide? If this is indeed smarter growth (and I believe it is), it stands to reason we would have stupider growth everywhere else. I believe Memphis should be smart everywhere.
• Why would the "new guidelines spook some developers"? Are there extra development costs associated with the special design and zoning guidelines proposed? And anyway, should we really care about a developer spooked by smarter growth? Considering our present pockmarked commercial landscape, with vacancies and random ugliness easy to find, it looks like someone more important -- the retail entrepeneur and customer -- is already spooked. Stupid growth doesn't seem to be working.
  

These are not rhetorical questions.

Well, maybe one or two rhetorical questions.

House of Mews Updates

Update uno: The House of Mews has a letter on their home page explaining what they need for the move. They are also very gracious to the folks kicking them out, which is nice.

Here it is:

January 17, 2007

Dear Friends of Mews,

WE NEED YOU NOW MORE DESPERATELY THAN EVER BEFORE……………..

Our new landlords have notified us that we are to vacate our building by March 2007. We are the last in line of all the tenants to be vacated. Our landlord was good enough to let us know that eventually it would be our turn, but that for the time being (the last 2 years) we were welcome to stay as “ we were considered an asset to the community". The property owners have plans for all of the buildings they own to the north of ours, which include serious upgrading and new tenants who can afford much higher lease rates. As a businesswoman, I understand return on investment on one's property is key. Nevertheless, it saddens me, as we have been a part of the Cooper Young Community for well past 11 years and will be forever grateful for the kindness of the community and our supporters, including the owners of our space.....where well over 7,000 homeless cats have been cared for and adopted and people from all over the world have visited.

Now for the really tough part......we MUST move by March 2007! Here, we once again ask for the support of our "Friends of Mews". You have already given us much.....you send us money, you volunteer and work hard in our store, you bring in & donate tons of supplies to alleviate our burdens and make life easier. We hope you will want to help us again. We NEED YOU. The House of Mews has not survived because of one person alone, but by many who have been dedicated over the years. Here's how you might help:

1. Are you a realtor who knows a possible space, a storefront with windows, a small older home
in a commercial area for lease, possibly for sale?.
2. Are you someone who would consider being our landlord, buy a small space in a commercial area as an
investment and let us pay the mortgage payments as rent?
3. Can you sign up to foster or adopt ONE or TWO Kitties during our transition?
4. Are you willing to help paint, tile or decorate with us?
5. Can you help us move, or help us clear our building in some small way?
6. Can you help get the word out to your friends and family that we are looking for help QUICKLY?
7. CAN YOU DONATE $ to help keep us going during this transition?

We must start anew, a smaller space, about 1500 s.f....we are ready to size down, the current space has been a huge workload of 3000 s.f. which I must care for by myself when I don't have enough volunteers.......we have already lowered our number of kitties from 170 to just under 100. We pray for a nice little space without any huge remodeling expense and nice big windows for the kitties to lay in the sun and look out the windows just as they have for 11 years here on Cooper....that and hopefully a place where many people walk/drive/visit so we are seen and our homeless kitties can be adopted. Without this, we might as well close our store..............location is still the most important ingredient for success. We know beggars can't be choosers, but then, we don't want to be thought of as beggars, unless of course,that works!
We thank you for helping in whatever way works best for you, please contact me immediately if you can assist us. Time is of the essence, as we will all be magicians if we can pull this one off!

Sincerely,

Elain Harvey
Founder & Managing Director
Direct Access # (901) 489-7938 Email: houseofmew@aol.com

Update dos: on this thread at the Goner Message Board, member Alisa reports that "Burke's is not moving into the House of Mews. It's moving into the end of the row across the Tsunami parking lot. Apparently, overhead is much lower...which makes sense." It sounds like the same row of shops, but not that particular space. Which is good for Burke's, since you don't want to be the one kicking the kitties out. But does that mean then that the HOM eviction is a speculative eviction?

Big Stinking Mistake in Cooper-Young

If you want to see the embodiment of loss leader, it's the House of Mews in Cooper-Young. A very unique non-profit that has been there for at least 10 years, they're a huge part of that neighborhood's feel and its success. I know quite a few people who make a trip to the House of Mews a regular part of their trips to Cooper-Young, and dine at Cooper-Young just so they can stop by there afterwards. And when I say "stop by", I don't mean get in their car and stop by. I mean walk up and walk in.

And now the House is getting booted so some landlord (could it be the same landlord who has pioneered the growth of empty storefronts and massive unused parking lots in Overton Square?) can triple the rent: from $1000 to $3000 month. 300%. Not a nice profit. A mega-stinking-profit.

This is the 2000's version of The Center for Southern Folklore being booted from Beale Street to make room for Wet Willie's Daquiri Bar, or Burkle's Bakery in Overton Square being booted for something (I don't know what it was, but it's long gone and there is no tenant there now.) And I realize the tenant that's moving in is not Wet Willie's -- it's Burke's Bookstore.

Beware, Cooper-Young! With decisions like this coming from people like that, Wet Willie's and over-priced, underoccupied storefronts may not be far behind.

Don't blame the cats. This crap is man-made.