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Housing Complaint Filed on Behalf of HCV Residents in Memphis

Multiple entities have joined together to file an official complaint against a tenant screening software for its alleged treatment of potential renters in Memphis.

The National Fair Housing Alliance (NFHA), the Fair Housing Rights Center in Southeastern Pennsylvania (FHRC), and the Housing Equality Center of Pennsylvania (HECP) filed a complaint on behalf of residents in both Memphis and Pennsylvania against Tenant Turner Inc. 

Tenant Turner is a “web lead management and tenant screening software” which displays listings and can be used by management to screen potential residents. 

“[The] complaint alleges that Tenant Turner discriminates based on race by facilitating landlords to generate listings on its website that display a refusal to rent to people who use Housing Choice Vouchers (HCV) and designing an algorithm that prohibits voucher holders from scheduling a viewing of rental units that display that refusal in cities of Memphis, TN, and Philadelphia, PA,” the organizations said in a statement.

HCVs provide low-income citizens with affordable housing options, are provided by the federal government, and are available through places like the Memphis Housing Authority (MHA).

“There is an enormous shortage of decent, affordable rental properties in Memphis and Shelby County,” MHA said in a statement. “Adding your property to the HCV program is one of the easiest ways to ensure you have a tenant paying rent — and part of the rent comes from MHA.”

According to the complaint, Tenant Turner allows landlords to choose whether they want to rent to people using HCV vouchers, even if the city has policies in place that prohibit discrimination on this basis.

“Through over 40 tests of Tenant Turner’s pre-screening survey that sets up showings of rental units on listing that display housing choice voucher restrictions, NFHA, FHRC, and HECP found that testers with housing vouchers were unable to schedule a viewing of the rental unit,” the organizations said.

They went on to say that research showed more than 4,005 listings were found with these restrictions, even though both Memphis and Philadelphia have “source of income protections.”

Information provided by the housing authorities show that both cities are “over-represented in the households participating in the HCV program.” In Memphis, 96 percent of households receiving these vouchers are Black, with only one percent of renters being white. They added that 69 percent of renters in the city are Black, and 20.6 percent are white.

“Rising rents are putting housing out of reach for millions, particularly people of color, persons living with disabilities, low- and moderate-income families, veterans, and frontline workers who have been hardest-hit by the ongoing Covid-19 health and economic crisis,” Lisa Rice, NFHA’s president and CEO, said in a statement. “More protections are needed for renters who rely on housing vouchers, and everyone, including government, must utilize their powers to prevent the unfair practice of discrimination against those who use the vital HCV program.”

Tenant Turner has not responded to a request for comment.

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News News Blog News Feature

Bill Would Limit Calls, Texts Asking “Do You Want to Sell Your House?”

While the Memphis housing market may have cooled somewhat, a new bill would limit those pesky calls and texts from randos asking, “Do you want to sell your house?”

The “anti-harassment” bill would limit “the number of times that a real estate developer, business entity, or individual working on behalf of the developer or business entity [would be] permitted to contact a property owner to make an unsolicited offer to buy the property owner’s property.” 

That limit is one time per calendar year. That contact is through a call, text, email, mail, fax, or any other form of contact. Each contact beyond one is considered a separate violation. A call and two texts? That’s two violations. 

Break the rule and the person you contacted can report the contact to consumer affairs division of the Tennessee Attorney General’s Office. Under the proposed rule, that office would have to begin an investigation into the contact within 15 business days after the complaint is submitted. 

If a developer, business, or individual is found guilty of violating the rule, they can be fined up to $1,500. A court could also charge the violator with costs associated with the investigation and prosecution, including attorney fees.  

Sen. Charlane Oliver (Credit: State of Tennessee)

The bill is the first from new state Sen. Charlane Oliver (D-Nashville). In a post on Medium, Oliver called the behavior of these developers “predatory” and said it is shrinking “supply of affordable housing and taking advantage of longtime homeowners who may not know what their home is worth.” 

“Tennesseans are being displaced due to rising housing costs, driven by corporate greed, unchecked growth and gentrification,” Oliver said in the post. “I’m filing anti-harassment legislation to enact penalties on predatory developers who pressure homeowners into selling their property. We must help families protect their most valuable asset and those who want a path to homeownership.”

The idea for the legislation came as Oliver said she watched “schemers” target older homeowners after the 2020 tornado struck Nashville.  

No one should suffer incessant harassment just because they own a home.

Sen. Charlane Oliver (D-Nashville)

“No one should suffer incessant harassment just because they own a home,” Oliver said. “It’s time for the legislature to create some guardrails to protect Tennesseans, and especially our senior citizens, from these deceptive, high-pressure tactics.”

For a deep dive on the issue in Memphis, read the Flyer’s 2020 cover story from Chris McCoy here.

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Opinion Viewpoint

Renting in Memphis by the Numbers

I began my search for a rental home roughly three months ago, sometime in March 2022. My (soon to be, and from here on out referred to as ex) husband and I were in the beginning stages of our blessedly amicable divorce. The first prospective landlord I spoke to on the phone was obviously eager to get his property, a unit in a Midtown quadruplex, rented as soon as possible, simply to stop the incessant flow of inquiries. “Past evictions, credit, I don’t care about any of that,” he told me. “If you pay, you stay, that’s my philosophy.” He said he would be at the property in about 30 minutes if I could make it there by then, though he mentioned someone else would be viewing it before I did. I wondered if finding a place could actually be that easy. Then I got the call that it was rented. I had been beaten to it. It would become a familiar experience.

So began the long, arduous process of constant rejection. That could be the title of an epic poem summing up finding a rental in Memphis, Tennessee, in 2022. “A Long, Arduous Process of Constant Rejection.” If that seems overly dramatic, here are some numbers for you to consider. In the three-ish months that I searched, I looked at, inquired about, or saw roughly 115 rental properties. I say “roughly” because this doesn’t count the messages I deleted, the countless internet rabbit holes I went down, or all the phone calls I made. I arrived at the number 115 by looking through my inbox, message chains, notebooks, and Slack threads. My coworkers, my family, my ex-husband’s coworkers, my friend’s online mom-messaging board, my friends of friends of friends — a veritable army of kind, helpful people have been looking on my behalf as well. 

Perhaps the most important number of all to consider throughout this process has been the number three, as in “you must make three times the monthly rent to qualify for this property.” According to the U.S. Census Bureau, the median household income for Memphis in 2020 was $41,864. The per capita income was $26,704. So, hypothetically, a single person making roughly $27,000 per year looking for a place to rent in this city would need to find, in order to meet the three times monthly rent qualification, a house or apartment for $750 a month. Keep in mind, we’re talking gross income here, so taxes haven’t been taken out yet. If a property manager wants to base these qualifications on net income, the number goes down to about $640 per month. Right now, at 3:01 p.m. on June 9, 2022, there are 33 results on zillow.com for rentals no higher than $650 per month. This is barring any other filters, like a place being pet-friendly or having more than one bedroom. 

But wait! Don’t forget: Some rental companies require four times the monthly rent. I won’t go through all those numbers, but suffice to say, a person living alone on an average Memphis income won’t be able to make that work. I have had the cynical thought — and it has been suggested many times to me by others — that the three-times rent qualification is nothing more than a thinly veiled discrimination tactic. And yet, even when I decided on multiple occasions to forge ahead and ignore the three times thing, I would be rejected. “Insufficient funds,” reads one email that I received after viewing and applying for a Midtown duplex. I made it halfway through one online application before realizing that it required past pay stubs. I’ve worked part time and been a stay-at-home-mom for the past four years. My circumstances are changing, but an online application doesn’t care about that. I understand that a landlord needs to protect their investment, but I can also wish the process of finding housing were an easier one to navigate.

Here’s yet another number to consider: five. As in, your credit score is going to drop about five points every time it’s checked. How about the number 40? As in, you’re going to have to pay a $40 application fee in order for us to check your credit — which will then drop — and then reject your application anyway for “insufficient funds.” Do I seem bitter? Frustrated? Finding a place to live shouldn’t feel like running a gauntlet. And this is coming from a white woman with good credit history and a verifiable source of income. I’m so privileged it’s disgusting. Where does this kind of market leave anyone working minimum wage? Or someone who doesn’t have established credit? A retiree? A single parent paying for childcare? 

The last number to become relevant during this search was one. As in, I was the first person to view a property. As in, only one landlord actually asked for my opinion on what I could afford instead of making the decision for me. I feel extremely lucky to be able to end this piece by saying that I now have a place to live. How many others are being left hung out to dry? 

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News News Blog

Memphis Faces ‘Very Real Housing Challenges’

Memphis is red hot and nobody probably knows that better than Paul Young, director of the city’s Division of Housing and Community Development.

From his office, he has a view of nearly every development underway here and of those that haven’t yet officially entered the development pipeline.

From that view, he said he sees opportunity here not seen in decades.

“We’re seeing an increased interest in Downtown and Midtown like we haven’t seen in 40 years,” Young said Tuesday during the inaugural Memphis Housing Summit. “It feels like every week there’s a new investor or developer that calls our office or reaches out to the mayor’s office to express development opportunities.”

Toby Sells

HCD director Paul Young answers questions during a news conference last year.

From that view, he also sees “some very real housing challenges” — new and old — vexing those trying to navigate it, especially low-income families and people.

During the Housing Summit, Young listed six of the major problems facing housing in the city. Here’s that list with some insight from Young.

1. The low cost of housing in our community

“In some sub-markets in the city, the average home value can be less than $50,000. The banks have limited products to fund homebuyer loans below this.
[pullquote-1] “Even if it’s a rental unit and if the unit needs considerable work, it makes it very difficult to cash flow when the average rents in the area are so low.”

2. Low wages

Young said housing finances are tough for those in federally identified low-income bracket (for a family of four that’s roughly $24,000; for a single person, that is $12,000). For them Section 8 housing vouchers are “a must.”

He said 8,000 in Memphis now use such vouchers. Another 8,000 are on the waiting list to get one. This all creates a supply-and-demand gap.

“We looked at the affordable rental supply gap from 2016, we had 38,000 households that met the definition of extremely low income,” Young said. “But we only had 13,000 units that were available for them at a price point.

”So, what happens to the other families that are missing those units? That’s what leads to overcrowding in housing and some of the issues that you see there.”

Low wages also means less income to support higher rents in Memphis. Low wages won’t cut it if Memphis home prices go up, Young said.

3. The high predominance of single-family homes that are being used as rental units

Frayser has led the city in home sale transactions, Young said. But an expert told him that 85 percent of those sales were from one investor to another.

“This means that homeowners and the nonprofit developers in our community are competing with investor capital, mostly from out of state,” Young said. “So, our single-family homes are becoming long-term rental units, which changes the character of neighborhoods that are developed for homeownership.”

4. Poor-quality, aging housing stock

Many houses here are in disrepair. Many of their owners or landlords are either unable to afford the repairs or are unwilling to do them.
[pullquote-2]
“The end result is that occupants in the units are impacted with poor indoor air quality — asthma, lead poisoning from paint chips, and other health-related issues,” Young said. “Given these quality issues in the units, the families become more transient, which has an impact on educational outcomes, job opportunities, and transportation.

5. The city’s large geography

The city of Memphis is currently 325 square miles. Boston is 91 square miles with 670,000 people, Young said.
Google Maps

City leaders annexed communities in decades past in an effort to increase tax coffers. City leaders now are trying to shrink that footprint with efforts to de-annex some of those areas to the tune of 15 or 20 square miles.

But the city’s large size puts a strain on transportation, which puts a strain on employment — getting to and from work.

The size also makes it hard, Young said, for developments in one part of town to spillover and pour developments in another.

6 Lack of quality middle-income housing alternatives in core, city neighborhoods

“Sometimes when people buy a house in some of the areas outside of the city, it’s not because they don’t want to be in the city is because they can’t find that product in a neighborhood that they would like to be in.

“Neighborhoods should be able to provide diverse housing types and options for families in all income brackets. They should enhance opportunities and access to jobs and services in close proximity to our homes.” 

The Citizen at McLean and Union

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News News Blog

‘Eviction Crisis’ Plagues Memphis’ Fast-Growing Rental Market

United Housing/Facebook

Memphis is the fastest-growing rental market in the country and the city faces an “eviction crisis,” according to experts at Tuesday’s inaugural State of Memphis Housing Summit.

It was a day of far-ranging discussions around housing that delved into topics like gentrification, redlining, the affordable housing gap, and the connection between housing and health. Speakers included government officials like Memphis Mayor Jim Strickland, Shelby County Mayor Lee Harris, and Paul Young, the city’s director of Housing and Community Development. But the summit also brought in real estate brokers, academics, lawyers, nonprofit leaders, and housing advocates from across the city and the country.

One discussion focused on the impacts absentee owners have on Memphis neighborhoods. In it, experts described a massive rental market here but one largely controlled by out-of-state, Wall-Street-backed investor groups that one speaker said ran their businesses here much like the mafia would.

Memphis was listed as the fastest-growing rental market in the country in a 2018 Zillow study, which found that 56 percent of single-family homes here were rented, not owned. It’s a massive statistic given more than three-quarters of the city’s housing stock is comprised of single-family homes. Investor groups and large corporations own 95,604 of those properties. Of those properties, more than 40 percent of their owners reside out of Tennessee.

With this boom in single-family rentals, has come a rising level of evictions from homes here. Austin Harrison, a researcher from Georgia State University and a housing consultant, told the Housing Summit crowd gathered at the Memphis Botanic Gardens Tuesday that the ”eviction crisis” here ”destabilizes families and communities.”

From 2016 to April 2019, 105,338 eviction notices were filed in Shelby County General Sessions Civil Court, according to Harrison. In 2016, 4,593 evictions were filed in New Orleans, 5,909 were filed in Birmingham, and 17,169 were filed in Richmond.

In that same year, 31,633 eviction notices were filed in Memphis. Notices here went out to nearly 21 percent of all Memphis renters. Renters who got eviction notices were predominantly African American, Harrison said.

Ben Sissman, a Memphis-based foreclosure prevention attorney, said most evictions here happen simply because the tenant does not make enough money to pay rent. But investor groups will use eviction or threat of eviction to squeeze money from tenants.

“These Wall Street guys — if you think of them in the same mindset as the mafiosos — they are predatory landlords,” Sissman said. “They’re selling high and doing no work. They deny responsibility for what they’re doing. All they want is the rent money and nothing else.”

Sissman described the strategy as “pump and dump.” Harrison called it “milking” the market.” They agreed, though, that the strategy is to buy homes in bulk for little, getting as much money for them as they can, and moving on.

“All these guys want to do is to maximize the short-term gain,” said Harrison. “They don’t inspect the properties. You’ll hear stories about mold, or the plumbing or the electricity not working. They don’t fix anything.”

United Housing/Facebook

But Harrison explained 90 percent of landlords are ”good actors.” The rest, though, are buying up large portions of housing stock and they’re doing it all over the country.

However, Nedra Reddit, a real estate broker in Memphis, said the city does “have a major problem” with absentee landlords here “but not as big as we’d like to sit around and discuss it.”

“I believe we’re just hiding behind ’we don’t know who they are,’” Reddit said. “We know who they are. I represent the National Association of Real Estate Brokers. Cheryl Muhammad is our president. Call her if you want to know what to do with an absentee landlord.

“We have in place a way to locate everybody and we’d like to let Memphis know we are here as the central point of contact for any housing need, whether someone isn’t paying their mortgage and they’re about to lose (their home) or they can’t get their landlord to fix the water heater.”

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Intermission Impossible Theater

Neighborhood Threat! “Raisin” Is a Great Musical, and an Important Story

From a technical standpoint I could pick Hattiloo’s Raisin to pieces. The set doesn’t look down at heel, it looks slapped together. The presence of living actors insures that the show’s minimal, thoughtful choreography, will sometimes be under-supported by otherwise well-made recordings of a horn-driven, 70’s-era soul-inspired score built to jump off the stage and get up in your life choices. Tracks get the job done though, and, as always, so much of any show’s success depends on material strength and a cast’s ability to leverage it. In this regard everything about Raisin delivers. Music and dancing never undermine the message in this faithfully adapted retelling of Lorraine Hansberry’s A Raisin in the Sun. This story of the Younger family and their struggle to buy an affordable home and possibly start a family business is a subtle, almost generous look at how America and its wealth became segregated. It is a deeply felt family drama that ends with a devastating loss barely tempered with dignity and determination.

Raisin won the Tony Award for best new musical in 1973, and promptly fell off the face of the Earth. A best musical win doesn’t ensure immortality or heavy rotation, but ever since Kiss Me Kate picked up the first best musical trophy in 1949, a win has typically meant Broadway tours, lavish revivals, and some longevity on the regional circuit. Raisin, — a musical described by New York Times writer Clive Barnes as being, “perhaps even better than the [Tony nominated] play” —  just went away. Why?

To answer that question we probably have to go down to the crossroads of real estate and money. It surprises people when I suggest that, for all the edgy content that marches across our stages, our regional theaters are still relatively conservative spaces shaped more by donor/subscriber communities than the broader communities they inhabit.  There’s only been so much room for black programming in these spaces and while a gut-wrencher like Raisin or Caroline or Change might get produced once in a while we’re more likely to see upbeat revivals of pop-culture touchstones like The Color Purple or sparkly showbiz epics like Dreamgirls. If one must return to the musty old stories, Hansberry’s original drama is accepted canon, and always less expensive to produce than a musical on your second stage.

Thing is, there’s nothing musty about the original, if you pay attention to the whole text, not just the big “amen” lines about not capitulating to people who don’t think you’re fit to share the Earth.

It’s probably fair to say that most folks, liberal and conservative alike, have bought, in some measure, the big lies about segregation and how it continues to exist because people self-select. It’s always been malarkey. Contemporary segregation and urban slums were created by single family housing/industrial zoning, by the Federal government’s refusal to insure mortgages to African-Americans, and the inability of African-Americans to obtain credit via the usual channels. It was advanced by public housing back when public housing was nice and park-like and not for poor people, but for exclusively white workers priced out of areas close to job centers. It was further maintained by restrictive covenants insuring that certain properties could only be sold to white buyers. When courts turned on the covenants Neighborhood associations were created. To buy in you had to belong. To belong you had to be white.

As more and more Americans moved out of apartments and into single family homes, the limited amount of property made available to African Americans was typically far more expensive than property being offered to whites. Absent credit, it was sold via a contract system that eliminated equity. One missed payment could result in eviction, with nothing to show for your effort. Families with little discretionary income for upkeep, did sometimes crowd into substandard housing, but decay was always the result of a cruel, deliberately exploitive system backed by customary business practices and law. Though these circumstances are alluded to rather than expressly stated, this is the legal, social and economic environment in which Raisin unfolds, and to get the most out of the musical experience, it’s helpful to divorce ourselves from political myths, and open ourselves to a more complete history.
[pullquote-1] Raisin isn’t about integration or white flight from the urban core. It’s about a family’s struggle to create legacy inside a system designed to prevent it. The family patriarch has died leaving $10,000 in life insurance. Lena, the surviving matriarch wants to sink most of the money into an affordable home in a white neighborhood, not because of the demographics, but because “It was the best [she] could do for the money.” Her son Walter Lee’s a chauffeur who wants to invest the money in a family business — a liquor store. Her daughter, pressing against both race and gender norms, has exchanged faith for science and wants to go to medical school. Glimpsing a bigger world she may choose to get out entirely and move to Africa with her foreign-born boyfriend. In the absence of credit or anything more than sustenance income, all these dreams hinge on one pot of insurance money representing the sum total of one man’s difficult life. Add to this dynamic a white representative of Clybourne Park’s progressive neighborhood association who’s arrived to negotiate a kinder, gentler way to keep blacks out, and you have all the ingredients necessary for an emotionally honest and devastating primer in how everything went wrong.

Raisin‘s story is famously inspired by the poetry of Langston Hughes. More crucially it’s informed by the Hansberry family’s personal experience in court, fighting the restrictive legal covenants and members only neighborhood associations. Hers is a deeply sad but open-hearted critique of the American Dream, a Depression-era fiction embraced by President Herbert Hoover to sell the advantages of single family home zoning where ethnic groups were excluded, over crowded apartment-based urban living where anybody might move across the street.

Hattiloo has told this story before, and told it well. Stagecraft notwithstanding, the musical tops it, if only because it gives great source material a beat and sticks it to your brain like a bubblegum hit on the radio.

At the top of the show I plunged my face into my hands — I couldn’t look. Committed, vibrant performances were at odds with cool, canned music. It just looked silly and I was sure I was in for a night of deadly theater. But the commitment was real. It was relentless. It overcame and the result was so much more memorable than I ever could have ever imagined during those cringe-worthy opening moments.

Raisin’s Lena became an almost instantaneous theatrical archetype. George C. Wolfe brilliantly lampooned that archteype in The Colored Museum’s  “Last Black Mama on the Couch” sketch. Hattiloo stalwart Patricia Smith never sits on a couch or plays to type. Her Lena shifts from thoughtful, nurturing and wise, to superstitious, impulsive and tyrannical. She struggles to create security for her family without realizing how restrictive security can be — or how tenuous. Smith exudes maternal virtue, but her’s is a nuanced, warts-and-all take on a part the veteran performer could have easily phoned in.

Director Mark Allan Davis gets top shelf performances from an ensemble cast that includes Rashideh Gardner, Samantha Lynn, Aaron Isaiah Walker, and Gordon Ginsberg. But Kortland Whalum’s leave it all on stage take on Walter Lee Younger is really something to see. Whalum feels nothing lightly and his words and songs land like punches — some weak, flailing and ineffectual, some like haymakers. It’s as rich a performance as I’ve seen in ages, just at the edge of too much but never tipping over.

Walter Lee gets swindled, of course. I don’t think that’s a spoiler given the shopworn material. He’s one more casualty of unstable alternative economies created when people are isolated and shut out of the regular economy. The Youngers may be moving into a Chicago neighborhood but in this moment Walter Lee becomes the embodiment of Hughes’ “Harlem,” and the “dream deferred.” Maybe this gifted, young, imperfect black man who’s trying to do all the things he’s supposed to do but still can’t get ahead, will finally dry up like a raisin in the sun. Maybe he’ll fester like a sore or stink like rotten meat or sag like a heavy load. Maybe he’ll explode. In a beautifully manicured interpretation, Whalum gives you the sense it’s all on the table all the time.

Short take: This Raisin has some real problems. Telling one helluva strong story isn’t one of them.

Categories
Opinion

Another Way Memphis Could Buy Business

home-for-sale-sold-sign_167190117_std.jpg

First comes the party. Then comes the price.

That’s how it works in economic development. Like other cities, Memphis has to pay to play to attract companies like Mitsubishi, Electrolux, and Bass Pro Shops. The price is millions of dollars in tax breaks plus public improvements in exchange for jobs, investment, spinoff businesses, and a positive story to tell.

Electrolux and Mitsubishi are good catches. The total number of jobs will be around 1,500, and the combined investment will be more than $600 million. Big deals, but not quite as big as the Volkswagen plant in Chattanooga (2,000 jobs), the Toyota plant near Tupelo ((1,350 jobs), the Amazon distribution facility in Chattanooga (1,400 jobs), the Nissan plant in Canton, Mississippi (3,300 jobs) or the Nissan plants in Smyrna (6,700 jobs since 1983) and Decherd (1,300 jobs since production started in 1997) in Middle Tennessee. But certainly preferable to the loss of 1,900 in Union City in West Tennessee when Goodyear pulls out.

A lot of people in Memphis are probably thinking either, “I hope I get one of those jobs” or else “I hope the people who get those jobs buy a house in my part of Memphis.”

We have a bad housing market. Memphis is certainly not alone in that regard, but our problem is compounded by low density — a population of 670,000 and a city of more than 320 square miles.

Two things are slowly killing Memphis. One is the “For Sale” signs all over town, indicating the outmigration of our population and the difficulty of selling a house when there is a glut of housing. The other is the tax imbalance between Memphis and its suburbs in Shelby County, where property taxes are as much as 40 percent lower and signs in front of subdivisions near annexation boundaries proclaim “No City Taxes.”

The city of Detroit is taking an aggressive approach to its glut of housing and scarcity of residents, as described this week in a story in The Detroit News. In addition to giving incentives to businesses to move to Detroit, the city gives incentives to young people and police officers to move into neighborhoods such as Midtown, an older part of the city.

The program is called “15 by 15,” and aims to attract 15,000 new residents by 2015. It has the backing of Michigan Gov. Rick Snyder and Detroit Mayor Dave Bing.

I live in Midtown Memphis. I confess to a little envy when I read about corporate welfare, and I suspect I am not the only one. No, we’re not job creators, but we’re taxpayers of several years, owners and customers of local businesses and public services, and our small businesses pay full freight. Houses aren’t selling, and the only “incentive” anyone is offering is the lower price accepted by the homeowners who do sell. No homeowner gets a PILOT.

So, welcome employees of Electrolux and Mitsubishi and, possibly, Bass Pro Shops. Live up to the bargain. Live in Memphis, not DeSoto County, Mississippi or Fayette County or Tipton County Tennessee. Remember who is giving you the incentives to be here. And tell your friends to come too.

Categories
Living Spaces Real Estate

Get with the Program

Have you ever been told to “get with the program”? Or maybe you remember a time when you were ostracized for not being up-to-date with society’s latest trends. With the overabundance of how-to books and Web sites, people can learn about the new and upcoming trends of nearly any industry they choose. When it comes to the home-building industry, however, why go out and buy a book or spend hours surfing the Web when you can see the latest developments in home building and interior design with your own eyes?

At the 2007 Mid-South Parade of Homes, which runs October 12th to 14th, 18th to 21st, and 25th to 28th, you can witness the newest ideas for kitchens, bedrooms, ceilings, floors, screened porches, technology centers, bathrooms, landscaping, home décor, landscaping, and more. Best of all, there are over 160 model homes in this year’s Parade of Homes, ranging from the $125,000 starter home to the million-dollar custom home. We have the perfect variety for consumers with a particular preference. Whether you are considering building a new home or remodeling your current home, you will find fresh ideas to help you succeed.

Maximizing space is becoming an increasingly prominent factor for new-home builders and remodelers. Large islands and an abundance of countertops are becoming exceedingly popular in kitchens and provide plenty of room for families to cook, children to do homework, or hosts to entertain guests. Ten-foot ceilings — or higher — with barrel-vaulted and wood-beamed effects make the home not only look but feel more spacious. Oversized windows are also becoming more common and create openness. Screened porches offer extra space for homeowners to relax with views of the outdoors, and some lead to an open deck area, perfect for summer get-togethers. Clearly, these new homes prove there are a variety of ways to make the most of your space.

Not only will this year’s Parade of Homes show you great ways to enhance space, you will also observe trendy ideas for spicing up your home. Hardwood cherry floors are popular, especially in the kitchen and living-room areas. Brick and stone accents around walls and fireplaces make the home distinguished, while double-door entries offer guests a friendly welcome. Crown-molded and multi-layered ceilings, two traditional trends, are gaining popularity once again in both “great rooms” and master bedroom suites. Decorated arched openings, the most popular trend of all, give formal distinction to spacious rooms. Regardless of the amount of space, areas should be tailored to give the home unique character.

Before constructing a new home, be sure to “get with the program.” Observe the clever use of space, unique styles, and other home-building trends at the 2007 Mid-South Parade of Homes. The innovative homes at this year’s event are definitely something you won’t want to miss. ■

Visit www.memphisparade.com for more information regarding the 2007 Mid-South Parade of Homes.

Keith Grant is president of the Memphis Area Home Builders Association.

Categories
News The Fly-By

Cracking the Code

It’s been said that there are more churches in Memphis than gas stations. But maybe that doesn’t have as much to do with the city’s faith as its zoning codes. At a public meeting on the Broad Avenue Corridor Planning Initiative last week, citizens expressed concern that a church could build on residential property and there would be nothing the neighborhood could do to stop it.

“That’s true,” said Lee Einsweiler, a consultant helping to draft a Unified Development Code for Memphis and Shelby County. “Many communities regulate churches more than Memphis does.”

Perhaps looking for a little more regulation, the joint city/county division of planning and development began crafting a new unified development code two years ago. Because of its unique challenges and strengths, the Broad Avenue area became their urban laboratory last year.

The area, which spans East Parkway to Tillman and Poplar to Summer, was virtually split in two during the Sam Cooper Blvd. extension project. Though the project closed off the neighborhood of aging homes, warehouses, and buildings that have seen better days, it also left a large tract of highly developable land near Sam Cooper.

The goal of the unified development code is twofold: enable the redevelopment and revitalization of the older, urban areas of Memphis and promote the development of suburban areas in a fiscally responsible manner.

“The hope is we’ll generate some new development in the area,” said Einsweiler. “The new zoning should make it easier to build a house. … That should bring up the value of the surrounding property.”

The new plan for the area would replace rules that are largely “suburban” in nature with something that more closely fits with the existing buildings.

“In the past in Memphis, the smallest lot size [for a single-family residential home] has been 6,000 square feet,” said Einsweiler. “To match the existing pattern, we’ve reduced the lot size to 3,000 square feet. It doesn’t mean you have to build that size. It just means that’s the minimum allowed.”

Architecture, paint color, and building materials aren’t dictated by the code — though they may be under the neighborhood’s historic designation — but building height would be. The overall area will have heights ranging from two to five stories but will be designated strategically.

Taller buildings will be allowed in the core neighborhood and at Sam Cooper and Tillman “as an incentive for development,” said Einsweiler, “and at North Parkway to give it a gateway feel.”

Broad Avenue might be one of the most appropriately named streets in the city. A wide, empty street, it makes the area seem like a ghost town. You might even expect to see gunslingers come out at noon, pistols at the ready. And planners hope pedestrian-friendly requirements such as windows, front doors, and a limited amount of blank wall facing the street will make the avenue active and alive.

But citizens at the meeting were concerned about some building uses allowed under the proposed code such as day-care centers and cell towers in residential areas.

Einsweiler said those things are allowed now.

“We can talk about being more restrictive,” said Einsweiler. “Right now, we just carried on with the existing code.”

And perhaps that — carrying on with the existing code — is the main thing that needs to change. The Land Use Control Board and the City Council rarely meet a development they don’t like. The proposed code would limit their subjective power, replacing it with a map of zoned districts and control in the hands of the professional planning staff.

The other component of the unified code does away with suburban rules in an urban area. Under the current code, for instance, if you want to build on Broad, you would need to put your new building 30 feet back from the street. This has resulted in parking lots that merge almost — almost — seamlessly with the street and degradation of any pedestrian culture the area once had.

Since last spring’s public design meeting, the area is seeing change. “A number of people are investing in Broad,” said Einsweiler. “There’s going to be a coffee shop on Broad; the pet store just changed hands. … The city engineer thinks that they’ll find it in the budget next July to stripe Broad with angle parking. There is action in the works.”

The unified code will probably be on the table within eight months. Both the City Council and the County Commission will have to approve it.

Maybe a bunch of new rules sounds like too easy a solution. But getting the code past the powers-that-be will probably be a fight.