MLK Community Plan Final 02.19.09 - Chattanooga

Transcription

Adopted February 10, 2009
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MLK Community PLAN
February 2009
Section One - Introduction to the MLK Community Plan
MLK Community Plan
The following individuals and agencies have played a significant role in the
development of this plan:
Project Leaders
Karen Hundt, AICP, Director, Planning & Design Studio,
Regional Planning Agency (RPA)
Pamela Glaser, Senior Planner, RPA
Emily Garrigus, UTC student and Planning & Design Studio Intern
Nikki Jones, UTC student and Planning & Design Studio Intern
Planning Assistance
Rozanne Brown, Administrative Assistant, RPA
Jenny Shugart, Historic Preservation Planner, Public Works
Jon Coddington, Architect, UTC and RiverCity Company
Maria Noel, The Enterprise Center and Renewal Community Office
Patrick Harper, Planning & Design Studio Intern
Ben Johnson, Artist
Community Organizations
The Bessie Smith Hall and Chattanooga African American Museum
Martin Luther King Neighborhood Association
28th Legislative District Community Development Corporation
MLK Community Development Corporation
Tennessee Multicultural Chamber of Commerce
Chancellor Roger Brown, UTC
Vice Chancellor Richard Brown, UTC
City Departments
Leamon Pierce, City Council
City of Chattanooga Traffic Engineering
City of Chattanooga Urban Forestry
City of Chattanooga Parks and Recreation
Acknowledgments
MLK Community Plan
Table of Contents
Section One - Introduction to the MLK Community..............................9
Overview - The Planning Process
Public Input
Community Character and Traditions.........................................................................16
Revitalization History
Section Two - Inventory and Analysis..........................................................22
DEMOGRAPHICS..........................................................................................................22
Land Use and Development .......................................................................................... 27
INFRASTUCTURE......................................................................................................... 33
Roads
Pedestrian Facilities
Bicycle Facilities
Transit
Parking
Parks and Recreation
Photo Inventory - Existing Conditions
Section Three - Plan Recommendations.................................................... 40
THE COMMUNITY VISION..........................................................................................40
Downtown Context and Basic Urban Principles
LAND USE AND DEVELOPMENT...............................................................................44
Commercial Corridor.....................................................................................................44
National Historic District
The Future of MLK Boulevard - Revitalization
Parking
Urban Form Commercial
Housing............................................................................................................................ 53
Density and Services
Diversity - Home Ownership and Rentals
Zoning History and Zoning Tools
Urban Form Housing
Employment and Manufacturing...................................................................................59
Urban Form/Manufacturing
Social Service Organizations.......................................................................................60
Major New Projects........................................................................................................62
Gateway at Bessie Smith Hall and Patten Parkway
Commercial Anchor - Grocery Store and Neighborhood Center
Farmers Market Site - Community Services Center
Brightbridge, Inc. and East of Central Avenue
University of Tennessee at Chattanooga
TRANSPORTATION......................................................................................................72
The Street Network.........................................................................................................72
Major Streets
Alleys
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MLK Community Plan
Table of Contents
Alternative Modes of Transportation...........................................................................75
Transit
Pedestrians
Bicycles
PUBLIC SPACES.............................................................................................................79
Public Realm.....................................................................................................................79
Streetscape and Sidewalks
Streetscape Priorities and Standards
Gateways and Wayfinding
Parks and Plazas - Commercial Components..............................................................85
Parks and Recreation - Residential Components.......................................................85
Community Gardens
The Downtown Greenway
Safety and Security
Viewsheds
NATURAL RESOURCES................................................................................................89
Water Quality and Quantity...........................................................................................90
Urban Forest.....................................................................................................................91
SUSTAINABILITY......................................................................................................................93
Air Quality........................................................................................................................93
Brownfield Reclamation.................................................................................................93
Energy Conservation.......................................................................................................94
Green Buildings...............................................................................................................94
Alternative Energy Sources...........................................................................................95
Recycling and Waste.......................................................................................................96
Sustainable Industry and Business..............................................................................96
Section Four - Resources for Implementation.........................................97
Zoning & Tools to Guide New Development................................................................97
Next Steps..........................................................................................................................99
Incentives & Programs................................................................................................100
Resources.......................................................................................................................108
Section Five - Appendices.........................................................................115-147
A. Action Steps Matrix
B. List of Previous Plans
C. Public Responses
D. RPA Grocery Store Study
E. Additional Maps - Police
Precincts, Renewal Zone Map
F. Urban Design Standards
G. Zoning Categories
H. Bibliography/References
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MLK Community PLAN
February 2009
MLK Community Plan
Executive Summary
The Martin Luther King Community Plan provides a guide for the future development of
this unique downtown area. The Plan offers an analysis of existing conditions and
patterns of development, looks at past accomplishments and studies the rich heritage of
the community. Secondly, the Plan provides recommendations for new development and
projects that build on and enhance both the present and the past. Thirdly, the Plan
identifies partners and resources for specific projects and recommends priorities for
implementation over the next 10 to 20 years.
The overall goal of this planning process is to improve the livability of the MLK area and
provide MLK property owners and leaders with a renewed vision and direction. The
MLK area is in need of a more comprehensive plan for redevelopment. Previous plans
often addressed a singular element, such as housing or the commercial district. Given the
direct location and relationship of the MLK community to the Central Business District
and the University, it is only fitting that these areas should also be studied as part of the
MLK planning process. In order to fully realize the vision and initiatives set forth by the
Plan, the MLK area must focus once again on coming together.
PLAN RECOMMENDATIONS – Summary of the 5 Main Points
1.
MLK is a mixed-use urban neighborhood – build on this asset, strive to keep the
diversity and a healthy balance of uses. This includes offices, retail, business,
employment, light manufacturing, warehousing, social services, schools, institutions
and a full range of housing options.
2.
Increase efforts to revitalize the MLK commercial corridor – this is critical!
Renovations and new construction should complement the historic character.
·
Market the heritage – build on the African-American past and tradition –
make the district a destination, play up the culture, music, soul food, and
other southern favorites of the region. Also, target the students and
University.
·
Identify and then focus on a few key projects as catalysts to spark
revitalization efforts. Concentrate resources and partners to one block or
area at a time and create a structure (or coalition) to effectively implement
strategies and projects such as an MLK Coordinator.
3. Increase the density and number of residents in the MLK Community to create a
neighborhood of diversity and to provide urban amenities like transit, parks and
nearby shopping opportunities.
MLK Community PLAN
February 2009
·
Make use of vacant lots to build infill housing in a range of sizes and types,
from townhouses to condos to apartments, to lofts to single family
residential.
·
Locate larger housing structures at corners and along major corridors such
as McCallie, Central, and MLK Blvd; and where parking can be
accommodated.
·
Include housing on the upper floors of commercial buildings.
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MLK Community Plan
Executive Summary
·
Adopt a tool to provide design guidance, ensure compatibility
and maintain the unique character of the district as it regards to
heritage, urban design and new development.
4. Add to the green infrastructure that already exists with continued building
of of parks and streetscape. Determine needed programming for underutilized
spaces and add next layers of “furnishings” to these existing spaces.
5.
·
Create pocket parks or plazas (or community gardens) in all areas.
·
Connect the Greenway to the Riverwalk and Finley Stadium area
as part of a larger system.
·
Enhance parking lots with tree plantings (for 15% canopy cover)
and landscaping and remove chain link fences over time.
Study connections and revisit existing transit for more local routes
between Warner Park and the CBD as well as throughout the residential
neighborhood and commercial district.
·
Link and enhance North/South pedestrian ways – Lindsay,
Douglas and Palmetto to Baldwin.
·
East/West – address 10th and 11th Streets, MLK Blvd. and McCallie
Avenue for completion of streetscape and other enhancements
such as public art, gateways, banners and wayfinding. (includes
UTC signage)
LAND USE, DEVELOPMENT AND ZONING
The MLK Community Plan identifies a few key project sites for redevelopment
including the Bessie Smith Hall gateway area, the MLK Commercial Historic District
and a concept for a neighborhood center with a grocery store. Additionally,
opportunities for new infill development, both residential and commercial, have
been identified. As part of this new development, it is recommended that projects
utilize structured parking or shared parking and existing lots get a face lift with
landscaping and attractive street edges. The overall pedestrian qualities of the
MLK area need improvements and key pedestrian connections are identified in the
Plan.
Areas that this Plan recommends for mixed uses or neighborhood commercial may
need to be rezoned to Urban General Commercial (UGC) or Central Business District
(C-3). These zones allow for urban elements such as shared parking, reduced
setbacks and design basics such as entries and storefronts designed with
pedestrians in mind. The design review process also helps to ensure that new
development is compatible with the existing buildings.
Past MLK plans and zoning efforts have focused on preserving existing singlefamily uses and stabilizing the neighborhood. To increase density and the urban
amenities requested by the residents of the area, some medium to high-density
housing is needed.
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MLK Community PLAN
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MLK Community Plan
Executive Summary
In the near future, the RPA will be creating an “urban residential zone” that will accommodate
the smaller lots, shallow setbacks, alley access and parking needs of Chattanooga’s urban
areas. At that time, an MLK zoning study should be undertaken to ensure the integrity of
the existing single-family areas and to identify appropriate locations for other housing
types. Overlay zones that provide a more in depth review of proposed development and
require more strict adherence to the existing historic architectural qualities of the area may
also be considered.
Finally, the MLK Community Plan gives advice on design and Urban Form that is suited
for the downtown nature of the MLK area along with recommendations that promote
greener development as noted in a section on Sustainability.
NEXT STEPS
The MLK Community Plan includes nearly one hundred specific Action Steps. Business
owners, residents, property owners and students should form a “coalition” to study
these recommendations, establish priorities, seek partners and secure funding to implement
this plan.
The MLK Community Plan identifies programs that may be used by the community and
agencies which may provide advice and expertise or serve as partners. With these
partnerships come not only potential funding sources, but a wealth of experience and
professional expertise. One must remember that change happens incrementally and often
times slowly but, if tied to a common vision and plan, the pieces will add up to something
spectacular over time.
The community must focus on building relationships and creating strategies to begin
implementation of plan recommendations. With regular forums for discussion, an
aggressive schedule for meetings and full community representation at the table, the
MLK community will see progress.
“A PLACE WITH HISTORY,
A PLACE WHERE YOU
LOVE TO LIVE.”
MLK Community PLAN
February 2009
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Overview - The Planning Process
The Martin Luther King Community Plan provides a guide for the future development
of this unique downtown area. The Plan offers a study of existing conditions to
gauge new opportunities. It looks at the rich heritage, past accomplishments, and
contributions from the African-American community. The Plan provides
recommendations for new development projects that build on and enhance both
the present and the past. The Plan also identifies partners and resources for specific
projects, and recommends priorities for implementation over the next 10 to 20 years.
The overall goal of this planning process is to improve the livability of the MLK
area. Over the years, the MLK neighborhood has undergone many planning
processes and it has made great strides in turning the tide of the community around.
Yet, as a city grows and communities change, there is often the need for a renewed
look at area plans and neighborhood progress. MLK is at a crossroads as it moves
forward into the 21st century, and there are important decisions to be made that will
provide MLK property owners and leaders with a renewed vision and direction.
In the past, committed citizens have worked hand-in-hand with the appropriate
government agencies and the private sector. In order to fully realize the vision and
initiatives set forth by this Plan, the MLK area must focus once again on
comingtogether. Whether through improved communication, coalitions or
connections,many partners and resources will be required to move MLK forward.
Previous MLK plans often addressed only a singular element, such as housing or
the commercial district, but the MLK area needs a more comprehensive plan for
redevelopment. Given the direct location and relationship of the MLK community
to the Central Business District and the University, it is only fitting that these areas
should also be studied as part of the MLK planning process.
This Plan is not meant to be a rigid solution for the area, but rather a guiding
policy that directs resources to the most suitable areas, and brings together many
diverse partners to work together toward common goals.
Key Points
Generally, three steps have proven
successful in Chattanooga’s
downtown revitalization with a
format that can be repeated for
MLK.
1. A community c o l l e c t i v e l y
determines a VISION and asks,
“Where is it going, what is its
future?”
2. Good solid PLANNING
provides a guiding framework for
future development.
3. The community establishes
priorities and strategies for
IMPLEMENTATION.
Community plans help private businesses and developers make decisions about
where to renovate buildings, open new stores, establish offices or factories, and
build new homes. The City Government, another important partner, uses community
plans to establish priorities for major capital investments, such as roads, schools,
and recreational facilities. Zoning decisions are also based on community plans.
Upon adoption of a plan, zoning changes and other redevelopment
recommendations will not automatically occur. The City of Chattanooga must still
approve funding for the recommended capital improvements; however, once the
plan is adopted, the priority level for these projects is increased.
The revitalization process is a gradual one. Revitalization requires more than
planning. It takes a local effort from both the public and private sectors and
community partnerships to put ideas into action.
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MLK Community PLAN
February 2009
Public Input
In the fall of 2007, at the request of the Chattanooga City Council, the Regional
Planning Agency officially began the planning process with a public meeting to
gather input. Additional meetings were held with the Neighborhood Association,
UTC students and administration, and property owners to gather their ideas for the
revitalization of the MLK area. The RPA then gathered information and data about
the neighborhood using field surveys, land use checks, photography, and a study
of permits, zoning cases, and housing trends. Based on concerns and ideas
expressed during public meetings, recommendations were then created and
presented for review.
The first step of any planning process is community input. The planning process
brings together government officials, community residents, business leaders, and
other community stakeholders to interact with one another. By investing their time
and energy, these people develop not just a plan, but a living document. The
Regional Planning Agency serves as a facilitator and professional resource, bringing
these diverse interests together and applying accepted design principles to create
a plan for the physical development of the area.
MLK Community PLAN
February 2009
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Public Input
The MLK Community Plan began with a public meeting on October 29, 2007 to
kick off the process and gather input. Nearly 100 participants joined together to
discuss their community.
The Public was asked to respond to these questions:
1. What are the most important assets in the MLK Community?
2. What are the biggest challenges in the MLK Community?
3. What characteristics make this community unique?
“ People get
ready, there’s a
train a comin’
You don’t need
no baggage,
you just get on
board””
Curtis Mayfiled, 1965
MLK Plan Meeting #1 - October 29, 2007
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MLK Community PLAN
February 2009
Public Input
When asked,“What are the most important assets and biggest challenges in the MLK community?”
the following concerns and opportunities were given as verbatim responses:
MLK Assets
LOCATION
Close proximity to downtown, with social and cultural
venues
It is close to all downtown activities
Close and convenient
Convenience of living, working & socializing
Proximity to city center/downtown/Central Business District
Location, location, location!
HISTORY
African American history
Historic charm of the neighborhood
9th Street music!
Existing preserved residential housing
Bessie Smith Hall
Fortwood’s history
DIVERSITY
Cultural diversity
Mixed community
Diversity of residents (race/income/age)
Diverse income levels and cultural backgrounds
HOUSING/BUILDINGS
Fairly reasonable housing
Large unused commercial/retail assets on MLK and 11th St.
Residential homes
Seeing some new homes go up
Great opportunities to make a great neighborhood
OTHERS
UTC
Safety and comfort
The people
Strong neighborhood association
Streetscape
Good neighborhood feel – real neighbors
People who love Chattanooga
Students and public identity
MLK Community PLAN
February 2009
MLK Challenges
HOMELESS
Creation of a magnet for more homeless individuals and
predators
Organizations that place people in housing that should not be placed
in an area that is under revitalization
Habitat housing with criminals living in them and large porch hang
outs
The homeless foot traffic is continuing to stifle any growth
potential regarding commercial revitalization
Challenges with various homeless shelters; neighborhood conflict
as a result
Removing the homeless mission / Dealing with the homeless
situation
TRAFFIC
Transient traffic traveling to and from downtown
Noise from MLK Blvd. traffic / Narrow streets
Speeders and large trucks on 10th – need speed humps
Diverse people passing through the neighborhood on foot at all
times of the day and night
LACK OF….
Progress / Revival
Commercial space
Parking for business development
Shops / Businesses / Repair
Safety: need more police patrol/precinct to prevent and control
crime
UNITY
Getting UTC to be more than a vocal player – lip service is all
they bring to the table
Maintaining the momentum that is bringing change and improvement
to the neighborhood
Neighbors coming together
Poor infrastructure outside of the university
Overcoming the general opinion of the area
Keeping a sustained vision alive
OTHERS
Trash / Cleanliness
Drugs / Drug traffic and crime
Topography
Need improved signage
Developing industrial areas
Clean up and add services
Current Mayor
Privacy / Perceived crime levels / Need higher levels of safety for
walkers
Rebuilding the business district / Old businesses need to be replaced
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Public Input
IMPORTANT AND UNIQUE IDEAS FOR MLK
A total of ten “groups” were formed at the meeting. Each group was asked to
choose three ideas generated during their discussion that they considered most
important or unique. The following list summarizes those ideas and indicates how
many groups chose that idea as one of their top priorities.
5 – Grocery store or fresh food market with pharmacy (Publix-type)
5 – Bring the free electric shuttle into the neighborhood to connect the
neighborhood to UTC and neighborhood services
5 – A large recreation park including ball fields and courts, cookout area, health
and wellness center, computer lab and Bingo space, and event/festival space
4 – More retail, especially small, locally owned businesses. Help the Community
Kitchen create jobs.
4 – Improve and repair sidewalks to include handicapped access. Add street lights
and cityscape, especially along 10th Street.
4 – Extend the Greenway and add a sculpture garden. McCallie Center.
3 – Add and improve bicycle routes and racks; add CARTA routes connected to
CBD.
2 – More businesses and services in the MLK Business District. With business
comes more auto and foot traffic, coffee houses, and retail shops.
2 – Retain a rich “historic sense of place” and neighborhood character. Focus on
the history of the neighborhood, dating back to the Civil War, and also
highlight the many famous people who have lived in the neighborhood.
1 – Improve public art and signage.
1 – Integrate all levels of society, the rich and the poor alike, respectfully and with
dignity.
1 – Create a “Beale Street-like” atmosphere; bring back the “music.”
1 – Integrate residential and UTC properties.
1 – Cavalier site should be considered a prime site for retail development.
1 – Encourage and retain single family homes, especially east of Brown Academy.
1 – Build more high density housing, especially on 10th and 11th between King
and Magnolia Streets.
1 – Include more mixed use developments.
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MLK Community PLAN
February 2009
Section One - Introduction to the MLK Community
Public Input
In addition to gathering ideas at the public meeting, specific stakeholders were
asked for their comments. The following are a few of the concerns expressed.
Students and Faculty from UTC - Generally, students expressed a desire to visit
the area but because of the feeling of deserted streets, a perceived lack of safety,
and an absence of places to go, they were not using the district as much as they
would like. They felt businesses should be cleaner and have improved marketing
and “curb appeal.” Some of their comments were:
“Safety improvements should be made. Loitering and panhandling
are huge issues, more security and police on foot, or even cameras at
major places would help - just to let people know there is a presence
of authority.”
“The area needs affordable restaurants and coffee houses, art
galleries, a grocery store… things that would pull in a regular
business clientele as well as people traveling through the area and
UTC families.” Internet cafes would attract many students. “A variety
of restaurants are needed including fast food and late night
restaurants,” as well as coffee shops with prices that students can
afford.
“We need affordable and nice rental apartments. Existing student
housing is $1700 a unit…we just can’t afford it.”
“Wouldn’t it be great to have a group come together monthly to
discuss MLK and UTC? Representatives from the University,
business owners and the neighborhood along with a few students
should sit on a board to keep up communications and work
together on improvements.”
“You must crawl
before you
walk.”
- MLK property owner
MLK Community PLAN
February 2009
Commercial Business Owners - During the planning process, there were several
opportunities to meet with area property owners to discuss concerns on MLK
Boulevard in the commercial district. These owners expressed interest in creating
an anchor development or catalyst that would give the Boulevard a boost and
jump start interest in the area. The issue of parking and consolidating properties
to accommodate larger lots was examined as well as a program for shared parking
opportunities. The major problem identified was a lack of communication and a
feeling that funding or outside partners had dropped away. Conversely,
organizations and downtown developers expressed frustration in assembling
MLK properties and found an overall lack of excitement and investment from the
property owners. As one property owner stated in reference to the fragile nature
of the MLK commercial district and the slow pace of development, her mother
always said, “You must crawl before you walk.” It was very important to those
who have held properties for years that some continuance of the African American
traditions and ownership remains intact as the area grows; many of these owners
stated that they want to be partners in the future.
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Public Input
The University of Tennessee at Chattanooga brought together merchants and key stakeholders
for a meeting to discuss the future of the MLK commercial district.
COMMUNITY INPUT SUMMARY
Overall, participants noted a need for a re-energized commercial district that is
supported by MLK residents, downtown workers, students and visitors. The
rich heritage of MLK was noted as a top priority and a repeated theme.
Maintaining a level of affordability and diversity in the neighborhood was also
of great importance.
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MLK Community PLAN
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Community Character and Traditions
The MLK community reflects over 100 years of African American history and
commerce in Chattanooga, Tennessee. Since 1994, the community has been listed
on the National Register as an area of great historical significance. Once known as
the “Big Nine,” MLK Boulevard (formerly Ninth Street) is the only remaining
cohesive area historically associated with Chattanooga African Americans.1 The
MLK historic district borders the city’s central business district and occupies five
blocks between Houston and University streets.
Significance of MLK - The National Register listing states that the district is
important “for the social role the community played in developing and supporting
a black culture and society in southeast Tennessee.” The MLK area was mainly
home to worker housing and simple bungalows, but it also provided stately houses
for prominent citizens. A tradition of commerce, trade and services has been in
place for over a century in the MLK area. E.O. Tade, one of the earliest African
American entrepreneurs, is regarded as the Father of the Ninth Street community,
and is one of many important characters from Chattanooga’s early history. Other
prominent African American figures were William “Uncle Bill” Lewis, Randolph
Miller, G. W. Franklin, Roland Hayes and Bessie Smith.
Bessie Smith, the “Empress of the
Blues.”
S. R. Linsley Grocery, 732 East Ninth Street
After Chattanooga’s early trading post era, African Americans started to settle in
the area. William Lewis was born a slave in Winchester, Tennessee in 1837. He built
a thriving blacksmith shop in Chattanooga at the corner of 7th Street and Market.
By the Civil War era, a few black families lived in the area. By the 1880s, it was an
“identifiable black community.” Randolph Miller, another former slave, became a
well-known newspaper editor. After 1864, he came to Chattanooga and worked as
a pressman for The Chattanooga Gazette and later The Chattanooga Times. In
1898, Miller started The Weekly Blade, a controversial publication for its day since
it covered issues without hesitation. In 1894, G.W. Franklin became Chattanooga’s
first black undertaker. Franklin was also a member of the National Negro Business
League and President of the National Negro Funeral Directors Association.
Music has always played a strong role in the MLK area. Roland Hayes, born in
Curryville, Georgia, moved to Chattanooga at the age of 13. Trained locally, he later
gained international acclaim as a classical performer and artist. He began his
professional career as a member of the Jubilee Singers (from Fisk University, a
historically black university in Nashville, Tennessee). He is regarded as the first
African American concert singer. In 1982, the University of Tennessee at
Chattanooga honored Hayes with the Roland W. Hayes Concert Hall in the Dorothy
Patten Fine Arts Center.
In 1892, Bessie Smith was born in Chattanooga. Long held as the “Empress of the
Blues,” she grew up performing on the streets of Chattanooga with her brother,
Andrew. “As a way of earning money for their impoverished household, Smith and
her brother Andrew began performing on the streets of Chattanooga as a duo, she
singing and dancing, he accompanying on guitar; their preferred location was in
front of the White Elephant Saloon at Thirteenth and Elm Streets in the heart of the
city’s African-American community.”2 Today, during Chattanooga’s annual
Riverbend Festival, the MLK community hosts the Bessie Smith Strut, which
showcases a variety of blues musicians. The Bessie Smith Hall, named in honor of
the blues legend, is located in the MLK community and serves as a multi-purpose
performance space. The Hall is adjacent to the Chattanooga African American
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Museum (CAAM), which was founded in 1983. The CAAM is a valuable reservoir
of primary and secondary source materials on almost every historical aspect of
African Americans in Chattanooga and throughout the United States.
Early Period - African Americans began to inhabit the MLK community after the
Civil War. E.O. Tade, a successful black businessman who owned property between
Downtown and the Fortwood District, was influential in developing and selling
residential property to new black settlers.3 As a result, early residents referred to
the area on Ninth Street as “Tadetown.” It was through the development of
residential neighborhoods such as Park Place, an early subdivision,4 that the first
economic boom in the community was sparked. This small community was soon
developed into a viable residential and commercial district, with growth occurring
in the area during the late 1880s. Ninth Street developed along with the City of
Chattanooga. Tade continued to support the community through several initiatives
such as the incorporation of Howard School, founded in 1865 to provide education
for African American Chattanoogans and later added to the Chattanooga school
system in 1873.
Roland Hayes
This early period continued with immense growth; most of the buildings in the
Ninth Street area were constructed between 1900 and 1917. During this transformative
period, residents worked in the iron furnace and rolling mills located at the West
End of Ninth Street.5 Other residents pursued an entrepreneurial spirit by owning
and operating their own shops and providing goods and services to the community.
For example, Dr. Emma Wheeler was an African American female physician from
Gainesville, Florida who purchased land on East Eighth Street to construct a threestory medical facility. The hospital was completed on July 30, 1915 and named
Walden Hospital.6
Following the 1905 state laws that prohibited African Americans on area streetcars,
local African Americans devised their own system of horse-drawn cars, (later known
as “jitneys”) to provide transport to work and within the district.
In the early 20th century, a second economic boom occurred in the commercial
district. As Chattanooga expanded its major industries, Ninth Street also developed
economically. Commerce bloomed with the development of barbershops, beauty
salons, taxi companies, funeral homes, theaters, and entertainment establishments.7
Venues in the community included “Old Crow Place,” a saloon which housed a
grizzly bear that wrestled with customers (located at Ninth Street and University)
and “The Ark,” an apartment complex housing African American tenants (located
between Lindsay and Houston). African Americans owned and operated nearly all
the businesses on East Ninth Street.8
African American merchants and businesses provided livelihood and recreation
for Chattanooga’s African American residents and tourists from surrounding cities.
Another famous business was the Hotel Martin, located on East Ninth Street. “It
was Chattanooga’s headquarters for some of the nation’s most famous black
personalities [and entertainers]” such as Nat King Cole, Duke Ellington and Aretha
Franklin.9 The hotel was opened in 1924 by Robert L. Martin and was owned by
Mayme Martin. It was located on the same block where the Chattanooga African
American Museum and Bessie Smith Hall currently stand.
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Walden Hospital is now being used
for apartments.
East Ninth Street, circa 1903
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MLK Community PLAN
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In July 1929, the City of Chattanooga planned to widen fourteen blocks of Ninth
Street to increase the traffic capacity and to provide an easy commute in the area.10
Ninth Street would be widened from Chestnut Street to Park Avenue. Although
there was dissent from some residents and business owners, the majority of property
owners favored the project.
During this time, also found in the area was the City Market at Georgia Avenue in
what is known today as Patten Parkway. Later the Farmers Market was established
to serve the downtown and greater region at 11th Street with businesses like Dixie
Produce. The Farmers Market was successfully in operation up until the twentyfirst century.
City Hall, built c.1910
First Congregational Church at Lindsay St.
and MLK Blvd.
This neighborhood has included many businesses and schools which have given
it sustenance, but another important institution in the community was the church.
The African American church is a linchpin in the MLK community and it has played
a key role in defining the culture of African Americans across the United States.
The area features Olivet Baptist Church as one of the largest newly constructed
facilities in the area, while First Baptist Church on Eighth Street is one of the oldest
churches still operating. The First Congregational Church at Lindsay Street and
MLK Boulevard featured auditorium style seating that served as a concert venue
for gospel entertainers and speakers who visited the area. Church leaders have
helped shape the MLK community. For instance, Reverend Roy Noel, a prominent
business owner, educator and community leader, co-founded the Chattanooga
African American Museum with Jacola Goodwin, a church missionary. Others like
Reverend Paul McDaniel, who worked with Dr. King in promoting Civil Rights and
later became one of the first African Americans to serve as Hamilton County
Commissioner, remain an important part of the community and provide a link to the
past.
The history of UTC is also intertwined with the African American community.
Chattanooga University was founded in 1886. Three years later, it merged with US
Grant University in Athens, TN. In 1907, the name was changed to the University
of Chattanooga. Zion College, an African American college, was established in
1949, and in 1969 it merged with the University of Chattanooga and the UT system
to become the University of Tennessee at Chattanooga.
Incremental changes occurred in the Ninth Street community after World War II
and through the 1950s. Some resulted in a decline in the community’s economic
well being. School desegregation programs, rising competition from regional
shopping centers, as well as illegal activities such as gambling operations, drugs,
and crime, began to impact the area.11
Park Place School, circa 1950
MLK Community PLAN
February 2009
In 1950, Park Place School, a 12-room elementary school for the area’s children,
closed after 26 years of operation due to funding issues. Another blow to the
community was from the Golden Gateway Urban Renewal Program, which began on
West Ninth Street. The program for the Westside and “urban renewal” closed
hundreds of the community’s minority-owned businesses and residences. Due to
higher rents and an inability to relocate, many of the residents were displaced and
their businesses closed.12 Once these businesses were lost, they were almost
impossible to replace. The community was also hurt by a lack of investments from
local banks, low-wage jobs, and a deteriorating tax base.
18
City Market
9th Street
Martin Hotel
This 1928 Chadwick map
illustrates the Patten
Parkway area (orginally
the City Market) and 9th
Street, featuring the Martin Hotel and many other
businesses as noted by the
buildings in pink.
1960s – 1990s - Many East Ninth Street residents followed the national trend at
the time, relocating from the downtown area to newer suburban communities,
resulting in abandoned homes and a dwindling population. The loss of residents
from the neighborhood impacted the commercial district as well. Ninth Street, similar
to other historically African American neighborhoods such as Beale Street in
Memphis or Jefferson Street in Nashville, reached an apex in commercial and
residential development which was followed by a period of downward transition in
the 1970s and 80s.13 During this time, businesses were marred with store closures
and abandonment, building demolitions and crime.
At one time, the community had three theaters: the Liberty, the Grand, and the
Harlem Theater, which served African American audiences. There were dentist and
physicians offices, tailoring and shoe repair shops. Also in the community was the
O.K. Studio, a recording and photography studio; the Eastside Grill; the Bon Tom
Recreation Hall; a YMCA; Stack Confectionary; and G & E Café, a soul food
restaurant attracting patrons of many different racial backgrounds.14 These years
of successful economic expansion were rapidly replaced with urban blight.
In the 1980s, studies reported that 65 percent of the property was owned by people
living outside the neighborhood.15 The absence of local property owners increased
the likelihood of negligence, dilapidated buildings, decline in property value, and
crime. In 1955, the conversion of McCallie Avenue and Ninth Street from thriving
two-way streets into a pair of one-way streets also added to the economic decline
of the area. The neighborhood gained a reputation for having the highest numbers
of crime in the central city, due to its appearance, vacant lots, old and abandoned
buildings, and abundance of liquor stores.
19
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MLK Community PLAN
February 2009
The East Ninth Street Community Development Corporation (CDC) was formed in
1978 in an effort to improve the area. The CDC was comprised of community
merchants and leaders who sought to revitalize the neighborhood through grants,
neighborhood involvement and unity. Stakeholders, led by area church leaders,
wanted to change the face of the community. As a result, East Ninth Street was
changed to “Martin Luther King Boulevard” in 1981 after community leaders lobbied
the City Commission. The name change honored slain Civil Rights leader Reverend
Dr. Martin Luther King, Jr., and marked the beginning of a transitional era for the
neighborhood.
2000 to the Present - Today, the MLK community is in a phase of redevelopment
and transition. Since the 1980s, nearly twenty-five studies, covering various
components of the MLK community, have focused on revitalizing the area. For
example, the MLK Neighborhood Redevelopment Plan (September 1986), prepared
by Wilson Dagenhart Johnson, focused on stimulating the housing redevelopment
of the MLK neighborhood. The 1986 plan proposed to remove dilapidated buildings,
rehabilitate substandard buildings, and minimize land use conflict. Other plans
include the MLK Development District Business/Commercial Inventory (October
1998), prepared by the City Economic Development Office; the MLK Assessment
Survey Report (May 2001) by Artech Design Group and M.L. Johnson & Company;
the Housing and Commercial Corridor plans (1998/1999), by Urban Collage, and
the One-Way Transportation Analysis: MLK Boulevard, Bailey Avenue, and
McCallie Avenue (May 2002) by Glatting Jackson, Kercher Anglin, Lopez Rinehart,
Inc. (See the Appendix for a more complete listing.)
The Bessie Smith Hall and African
American Museum
These previous plans were often directed at single issues in the community, such
as housing or building conditions or transportation. While these focused efforts
were important and contributed to the new housing development that has occurred
since the late 1990s, a more comprehensive planning process was needed. This
MLK Community Plan brings all of those elements together. Once adopted, this
Plan can serve as a guide for future decisions as revitalization continues.
Partnerships and Recent Investments - Through the years, partnerships have
strengthened the foundation of the MLK community. Such alliances were formed
with the University of Tennessee at Chattanooga, resulting in the Community
Outreach Partnership Center (COPC).
UTC’s SimCenter on MLK Blvd.
The COPC has conducted various analyses of the community. In October 2002, the
COPC released the MLK Urban Retail District Location Analysis prepared by
KHAFRA Engineering Consultant. The Location Analysis concentrated on the
results of previous studies and provided an updated picture of existing conditions
in the area. This report made several recommendations such as revising the 1998
redevelopment plan, reinforcing a commitment to housing codes, committing to
historic preservation programs, and developing a series of infill and rehab projects
block by block. In 2007, COPC prepared a report titled, Moving Forward: A Study
of the Martin Luther King Community. This report provided updates on commercial
and residential properties in the MLK area including property ownership, physical
condition, new properties and land uses.
The Lyndhurst Foundation invested in the area, creating the M.L. King Tomorrow
Initiative.
MLK Community PLAN
February 2009
20
“The initiative is a partnership between the Lyndhurst Foundation
and Chattanooga Neighborhood Enterprise (CNE). The goal of
the initiative is to influence the building and/or renovation of 100
housing units in the ML King neighborhood. The business
development strategy developed for the initiative has yielded
commitments from private developers that amount to more than
130 housing units and over $20 million in private investment.”16
In 2006, the Park Place School was transformed into upscale condominiums,
representing more private investment in the community. Since 2001, other
partnerships have enabled investors in the MLK community to take advantage of
federal tax incentives offered through the designation as a Renewal Community
and the National Register Historic District status. These accomplishments further
assisted in the increased economic development and preservation of the community.
17
In 2001, the Tommie F. Brown Academy of Classical Studies was constructed. The
Academy honors the contributions of Chattanooga’s District 28 representative to
the state legislature, Dr. Tommie Brown.
In 2003, M.L. King Boulevard was converted back to two-way along with McCallie
Avenue. With this activity came approximately $28 million in investment to restore
100 new homes, rehabilitate Park Place School, and develop Whiteside Park.
The M.L. King Tomorrow Initiative provided
both renovations and new housing as part of
recent revitalization efforts.
The University partnered with the City of Chattanooga to build the first section of
a Downtown Greenway through the campus. The Greenway connects the MLK
Community and UTC to the downtown riverfront. The greenway begins on M LK
Boulevard, winds past Brown Academy, through the UTC campus and ends on
East Fifth Street, where pedestrians can then follow sidewalks to connect to the
Tennessee Riverwalk. Completed in 2005, the Greenway provides another amenity
to the vibrant community. 18
African American merchants and businesses have been and still serve as the
“backbone” of the neighborhood. They own a majority of the property in the
community, especially along MLK Boulevard. The commercial district consists of
the Chattanooga African American Museum and Bessie Smith Hall, a few soul food
restaurants such as the infamous Memos (known for its “chop wieners”), and new
eateries like Caffeine and M & T’s Diner. There are also clubs like the Whole Note
(now closed), Half Note, and J. J’s Bohemia, plus a variety of churches, social
service agencies and industries. Although some mainstay businesses remain, the
majority of MLK Boulevard businesses suffer from neglect and a lack of residents
and visitors frequenting them.
Fortunately, the MLK residential community has moved forward and expanded into
a neighborhood that houses a diversity of people including students, young
professionals, retirees, and families. Housing ranges from student apartments along
8th Street, to condominiums on Palmetto and MLK Boulevard, to single-family houses
in the heart of the residential area. With community leadership, diverse partners,
and hard work, the MLK community will thrive once again .
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MLK Community PLAN
February 2009
Section Two - Inventory and Analysis
Demographics
DEMOGRAPHICS
The demographic information contained in this Plan is based on data from the 2000
United States Census and supplemented by data collected by the Regional Planning
Agency. Because the Census information is dated and a significant amount of new
development has occurred in the MLK area since 2000, Census numbers are only
used to make general comparisons. Additional data, such as building permits and
field surveys, have been used to provide a more current snapshot of the MLK area.
For consistency, all demographic information has been calculated for the area shaded
on the map (next page) which includes portions of Census Tracts 10, 11, 14, 15, and
31. Because these five Census Tracts comprise an area much larger than the MLK
study area, eighty-four Census Blocks within those five tracts were identified which
more closely correspond with the defined study area.The study area includes 332
acres.
Population - In 2000, the total population of the MLK area was 2,258 compared to
2,467 in 1990, a decline of 8.5%. Since 2000, however, considerable building activity
has occurred indicating a population increase.
The 2000 Census reported 706 housing units in the Census Blocks comprising the
MLK area; 342 were estimated to be single-family units while 364 were estimated to
be multi-family units. However, almost nine years later, this number does not
accurately reflect the development that has occurred.
RPA conducted a windshield survey of current land use and reviewed building
permits issued for new construction and demolition from 2000-2007 and, depending
on methodology used, data analysis shows an increase of 40-80 housing units for
MLK Community PLAN
February 2009
22
Demographics
The MLK study area is covered by multiple downtown census tracts, including numbers 31, 15,
14, 11 and 10.
the study area. This includes the number of new units constructed along with the
demolition of some structures.
This range of numbers is an estimate, however, a 2007 University of Tennessee at
Chattanooga Community Outreach Partnership Center study showed similar data
although the study boundaries are slightly different and 2007 data was not included
(UTC Community Outreach Partnership Center, Moving forward: A study of the
Martin Luther King Community, August 2007).
The Regional Planning Agency will be able to provide updated demographic
information when the 2010 Census data is released.
Over half (54%) of the 2000 population in this area was classified by the Census
Bureau as residents of group quarters. According to the American Community
Survey, a Census Bureau program, group quarters include such places as college
residence halls, residential treatment centers, skilled nursing facilities, group homes,
correctional facilities, and workers’ dormitories.
The MLK population area is, of course, heavily influenced by the presence of a
high number of students housed in group quarters, making this community unique
within the City of Chattanooga. Since 2000, UTC student housing has also increased
by 1,732 beds in UTC’s student housing at University Place.
A number of people are also housed in group quarters’ overnight facilities operated
by social service agencies and religious based organizations.
23
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MLK Community PLAN
February 2009
Demographics
Organizations in this category include a portion of the Salvation Army’s program (60
beds).
The National Survey of Homeless Assistance Providers and Clients (NSHAPC)
classifies someone as currently homeless if he/she reported staying in any of the
following places during the time of their survey period: an emergency shelter, a
transitional housing program, a hotel or motel paid for by a shelter voucher, an
abandoned building, a place of business, a car or other vehicle, or anywhere outside.
For the purposes of detailing demographics for the MLK with a focus on physical
development, emergency shelters and transitional housing programs were reviewed to
provide a snapshot of sheltered homeless housing facilities in the area. This data is
not intended to be used as a census of all places homeless individuals may stay in the
area or of unsheltered homeless people.
The following definitions are from the American Community Survey
www.census.gov
Living Quarters
Living quarters are classified as either housing units or group quarters. Living quarters are usually
found in structures intended for residential use, but also may be found in structures intended for
nonresidential use as well as in places such as tents, vans, and emergency and transitional shelters.
Housing Unit
A housing unit may be a house, an apartment, a mobile home, a group of rooms or a single room that is
occupied (or, if vacant, intended for occupancy) as separate living quarters. Separate living quarters are
those in which the occupants live separately from any other individuals in the building and which have
direct access from outside the building or through a common hall. For vacant units, the criteria of
separateness and direct access are applied to the intended occupants whenever possible. If that
information cannot be obtained, the criteria are applied to the previous occupants.
Group Quarters
A group quarters is a place where people live or stay that is normally owned or managed by an entity or
organization providing housing and/or services for the residents. These services may include custodial
or medical care as well as other types of assistance, and residency is commonly restricted to those
receiving these services. People living in group quarters usually are not related to each other.
Group quarters include such places as college residence halls, residential treatment centers, skilled
nursing facilities, group homes, military barracks, correctional facilities, and workers’ dormitories.
Institutional Group Quarters – Includes facilities for people under formally authorized, supervised care
or custody at the time of interview, such as correctional facilities, nursing facilities/skilled nursing
facilities, in-patient hospice facilities, mental (psychiatric) hospitals, group homes for juveniles, and
residential treatment centers for juveniles.
Noninstitutional Group Quarters – Includes facilities that are not classified as institutional group
quarters, such as college/university housing, group homes intended for adults, residential treatment
facilities for adults, workers’ group living quarters and Job Corps centers, and religious group quarters.
MLK Community PLAN
February 2009
24
Demographics
The American Community Survey defines emergency and transitional shelters
(with sleeping facilities) for people experiencing homelessness. This definition is
similar to that of the Chattanooga Homeless Coalition
(www.homelesscoalition.org). These facilities include:
1) Shelters that operate on a first-come, first-serve basis where people
must leave in the morning and have no guaranteed bed for the next
night;
2) Shelters where people know that they have a bed for a specified
period of time (even if they leave the building every day); and
3) Shelters that provide temporary shelter during extremely cold weather
(such as churches). This category does not include shelters that
operate only in the event of a natural disaster.
Examples are emergency and transitional shelters; missions; hotels and motels
used to shelter people experiencing homelessness; shelters for children who are
runaways, neglected or experiencing homelessness; and similar places known to
have people experiencing homelessness.
Based on a telephone survey conducted by the RPA in December 2008, area
emergency shelters and transitional housing programs (with number of beds/
room) include:
The Chattanooga Community Kitchen (10 beds to be opened in
beginning of 2009).
Community Kitchen’s Family Housing and Learning Center (10 single
and multi-bedroom units). Residents have children and may stay at
this center up to two years. Adults are required to be employed or in
school full-time or split their time between work and school.
Chattanooga Rescue Mission (39 beds). This organization has
purchased a site and is moving outside the MLK neighborhood to
Holtzclaw Avenue in 2009.
Salvation Army (12 beds for homeless families with children)
Partnership for Families, Children & Adults:Homeless women and
children (8 beds) and New Visions program (19 beds).
The numbers of beds may fluctuate over time and the information provided
above is a “snapshot” in time. As the Planning Agency strives to provide
current information, any updates provided by organizations or the community
will be included in our land use data. These facilities are all located in the
eastern half of the MLK community.
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MLK Community PLAN
February 2009
Demographics
MLK
CHATTANOOGA
Number
Percent
Number
Percent
HOUSING
Total
Single-family
Multi-family
706
342
364
100%
48%
52%
Occupied
Vacant
565
141
80%
20%
9%
Owner Occupied
Renter Occupied
100
465
18%
82%
45%
Mean Appraised Value *
Median Appraised Value *
$82,943
$73,500
$110,656
$88,300
* Based on 2007 Hamilton County Assessor’s records
Age Distribution – Again, the age distribution within the MLK community is
influenced by the high percentage of university students. As shown in the table
(below), in 2000 the MLK population between the ages of 18 and 21 years accounted
for an unusually high 43.6% of the total. If the Census Block (10-1003), with the
concentration of student housing, was removed from the calculations, the age
distribution within the MLK community would more closely resemble the age
distribution for the entire City.
MLK
Number Percent
POPULATION
Total population
Age Distribution
Under 5 years
5 - 17 years
18 - 21 years **
22 - 34 years
35 - 54 years
55 - 64 years
65 - 74 years
75 and older
Average Household size
CHATTANOOGA
Number Percent
2,258
100.0%
155,554
100.0%
48
137
985
368
432
99
96
93
2.1%
6.1%
43.6%
16.3%
19.1%
4.4%
4.3%
4.1%
9,449
25,407
9,869
29,070
43,837
14,227
12,203
11,492
6.1%
16.3%
6.3%
18.7%
28.2%
9.1%
7.8%
7.4%
1.83
2.29
** If Census Block 10-1003, with the concentration of UTC student housing, was
removed from the calculations, the age distribution within the MLK community
would more closely resemble the age distribution of the entire City.
MLK Community PLAN
February 2009
26
Land Use and Development - Existing Conditions
Households – In 2000, there were 565 households in the MLK area with an average
household size of 1.83 persons. The average household size for Chattanooga was
2.29.
MLK Land Use (by Percent)
LAND USE AND DEVELOPMENT
Land Use Types and Current Zoning – Analysis of the MLK study area reveals a
wide variety of land uses. The western half of the community is a good example of
a mixed use area – primarily commercial and offices, but with some residential uses,
including UTC student housing. The eastern half of the district can also be
considered mixed use, with some commercial and office uses, but the majority being
residential. Single-family homes account for the majority of housing in this eastern
half, but some two-family and multi-family units can be found sprinkled throughout
the area. Industrial, office, and warehousing uses predominate the portion of the
district south of 10th Street. The pie chart to the right indicates the percentage of
land dedicated to each use.
Many urban neighborhoods suffer from outdated zoning that does not reflect the
current mixture of land uses, much less the community’s vision of future land uses.
The MLK community is more fortunate. A recent zoning study of the MLK
community resulted in zoning that more closely reflects the actual land use. The
majority of the properties in the western half are zoned C-3, which is a mixed-use
zone for the central business district. The core single-family residential portion of
the eastern half is zoned R-1 Single Family with a variety of other residential, office,
commercial and industrial zones around the periphery of this core.
IDENTIAL
The above map shows building activity over a 5-year period, with most new projects found in the eastern half of the study area.
27
MLK Community PLAN
February 2009
Land Use & Development - Existing Conditions
MLK Community PLAN
February 2009
28
Land Use and Development - Existing Conditions
HOUSING
Number of Units and Housing Density – In 2000, the U.S. Census Bureau reported
706 housing units in the MLK area. Of this total, 342 were single-family homes and
364 were multi-family units. Since the 2000 census, a considerable building boom
has occurred in the MLK area. Based on City of Chattanooga Building Permit data,
UTC has added 1,615 student housing beds south of McCallie Avenue and a
significant number of new homes and home renovations have occurred.
Housing density is typically calculated as the number of dwelling units per acre.
Based on visual field checks conducted by the RPA, the average housing density
of the entire MLK community is approximately 4.56 units per acre. However, as
mentioned under Land Use Types and Current Zoning, the two halves of the
community are quite different. The eastern half of the community is dominated by
single family homes while the western half is more commercial/mixed use with
university housing included. These differences can also be translated into different
housing densities. The housing density of the eastern half of the community is
only 2.84 units per acre, while the density of the western half is 6.81 units per acre.
Occupancy - In 2000, eighty percent (565 units) of the total housing units were
occupied and twenty percent (141 units) were vacant. This vacancy rate was high
compared to a 9% vacancy rate throughout the entire city. Based on the current
land use map, the percentage of vacant housing appears to have dropped to around
13%.
Ownership and Rental - In 2000, of the 565 occupied housing units in the MLK
area, 82% were renter-occupied, while only 18% were owner-occupied. In
comparison, only 45% of the occupied housing units in Chattanooga were renteroccupied. High rental rates in a neighborhood are often an indication of
disinvestment and instability. Current rental and home ownership rates are not
available, but the number of new single-family homes, which are typically owneroccupied, may indicate that the percentage of rental has dropped slightly since
2000.
Value - Based on the Hamilton County Assessor’s files, the mean and median
appraised value of single-family homes in the MLK area in 2007 were $82,943 and
$73,500, respectively. In comparison, the mean and median appraised values of all
single-family homes in Chattanooga are $110,656 and $88,300, respectively.
Types - The predominant architectural styles of the MLK community include turn
of the century Victorian houses, Craftsman Bungalows and the newer Neo-traditional
styles that blend elements of both the old and new.
Housing in the area takes on multiple forms,
from historic homes (top) to new construction (directly above).
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MLK Community PLAN
February 2009
Land Use and Development
COMMERCIAL
This 8th Street apartment building reflects
the older character of the area.
National Register District - The MLK commercial corridor was designated a
National Historic District in 1984. This status makes qualified properties within the
designated district eligible to receive historic tax credits for the renovation of existing
buildings. This is not the same as Local Historic Districts, which carry specific
regulations for the construction of new buildings or the renovation of existing
buildings. Unfortunately, a number of buildings that contributed to the historic
qualities of the MLK commercial corridor have been lost to demolition in recent
years and the district risks losing its national historic status if any more historic
buildings are demolished. This de-listing would eliminate the availability of historic
tax credits, which can improve the financial feasibility of building renovations,
leaving commercial property owners at a disadvantage.
Building Conditions - In 2001, a building condition assessment was conducted for
specific properties in the MLK commercial corridor. Since that time, some commercial
buildings have been renovated, but many still need attention. Dilapidated buildings
and storefronts lend the perception (right or wrong) of crime and disinvestment to
the entire commercial corridor. As mentioned earlier in the Public Input section,
students and downtown workers are not frequenting the few existing businesses
because of this negative image.
This commercial property on 11th Street is
an excellent example of the renovation potential that is available for other MLK historic buildings.
Key Points
Studies show that preservation
projects, in historic districts
utilizing proper renovation
techniques, see increases in
property values.
The Secretary of the Interior’s
“National Register of Historic
Places” designation gives
special recognition and
acknowledgement for worthy
properties that meet eligibility
criteria.
MLK Community PLAN
February 2009
These buildings at Houston St. and MLK Blvd. are part of the National Register District.
30
Land Use and Development - Social Elements
Stone Fort Land Company Historic District
Market Square-Patten Parkway District
DOWNTOWN NATIONAL REGISTER DISTRICTS
ML King Blvd. Historic District
Market and Main Streets Historic District
The “M.L. King Boulevard National Register District” is one of twelve other N.R. districts in the Chattanooga area.
Types - The commercial structures are typically traditional brick buildings from the
early 20th century with simple detailing that includes stone lintels, display windows,
storefront entries and roof detailing of decorative cornices and/or parapets.
SOCIAL ELEMENTS
Churches and Social Services – A 2007 survey conducted by UTC’s Community
Outreach Partnership Center (COPC) and supplemented by RPA research, identified
a number of social service organizations and faith-based agencies in the MLK
community. Some of these organizations provide aid in finding jobs or transportation
services. Others help people who are afflicted with illness or are affected by violent
crime. Some provide help for those in disaster situations, such as fire or hurricane
evacuees. Others cater specifically to Chattanooga’s homeless population,
providing meals, showers, and overnight shelter.
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MLK Community PLAN
February 2009
Land Use & Development - Existing Conditions
MLKCOMMUNITY
State Legislature Representatives
Senate District 10: Andy Berke
TN House District 28: Dr. Tommie
Brown
County Representative
John Allen Brooks: District 6
Warren Mackey: District 4
City Council Representative
Leamon Pierce: District 8
Debbie Gaines: District 9
School Zones
District 4: Brown Elementary, Howard
Middle and High Schools
Schools – Brown Academy for Classical Studies opened in the MLK community in
2002. One of the primary purposes for building both Brown Academy and Battle
Academy, at Market and Main Streets, was to attract families with young children
back to the downtown and surrounding urban neighborhoods. Brown Academy
opened with a total student capacity of 450 students. The first year 281 students
were enrolled. Today that number has grown to 394 students. Brown Academy had
17 classrooms that first year and today it has 21 classrooms.
Brown Academy opened as a “Zoned Magnet School”, meaning the traditional
attendance zone was combined with the magnet school program. Downtown
residents were given first priority in the new school. After the children of downtown
residents were accommodated, the remaining seats were made available to the
children of downtown employees and then to students from across the County.
The hope was that the percentage of “zone” students would increase over time as
new residents moved into the downtown area, and the school’s enrollment history
indicates that goal is being achieved. In 2002, only 30 percent of Brown Academy
students lived within the attendance zone. That percentage has risen to 40% in
2008.
In addition to the K – 5 grades, UTC also operates a Child Care Center for 68
children ages 6 weeks to 6 years old. This program is an integral component of
UTC’s teacher training and educational research programs. Both the K – 5 classes
and the Child Care Center also assist downtown businesses retain employees by
providing the amenity of having their employee’s children attend a quality public
school near their parent’s workplace.
Crime – The Chattanooga Police Department (CPD) tracks the number, type and
location of crimes reported throughout the city. The city is divided into police
sectors and zones and the MLK community overlaps four Bravo Zones (B6, B7, B8
and B9). The total number of incidents reported to the CPD from within the MLK
area from January 1 through June 30, 2008 was 357. The following chart provides a
comparison of the MLK area with other CPD zones throughout the city. The
variance between neighborhoods may be due, in part, to the size of each area or the
number of residents or businesses. (See Appendix E for Police Precinct Map)
Outlying suburbs and rural communities were not included in the comparison.
Brown Academy on 8th Street
MLK Community PLAN
February 2009
32
Infrastructure
INFRASTRUCTURE
Infrastructure includes roads, utilities, wastewater lines, stormwater facilities, bus
lines, sidewalks, recreation facilities, and parks. Urban neighborhoods often have
an advantage over outlying communities because much of this infrastructure is
already in place.
Roads - The MLK neighborhood is primarily made up of “collector” roads. Collector
roads have low speed limits (20-35 mph) and generally carry less traffic than larger
“arterial” roads. Collector roads in the MLK neighborhood are Houston, Palmetto,
Vine, and 10th Streets. Arterial roads generally have higher speed limits. Arterials
can connect different neighborhoods to one another and sometimes connect a
neighborhood to an interstate. Arterial roads in the MLK area are McCallie Avenue,
ML King Boulevard, and Central Avenue. According to 2007 average daily traffic
counts gathered by the Tennessee Department of Transportation, McCallie Avenue
had slightly higher traffic counts than ML King Blvd. (12,235 vs. 10,796).
Pedestrian Facilities - Sidewalks are found throughout the MLK neighborhood,
both in the residential areas and the business district. During the school year, many
UTC students can be seen using the sidewalks to get from student housing to the
classrooms. The sidewalks along MLK Boulevard and McCallie Avenue are lined
with street lamps which illuminate the sidewalk and provide a safe feeling for walkers
after dark.
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Most major intersections include pedestrian crosswalks and traffic signals with
flashers which tell pedestrians when it is safe to cross the roadway.
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MLK Community PLAN
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Infrastructure
Lastly, the Greenway runs through the MLK Community. The Greenway is a 5.5
block pedestrian walkway surrounded by green space. It currently runs from MLK
Boulevard to 5th Street along an old railroad right-of-way. The Greenway serves as
an excellent outlet for pedestrians, providing both exercise and a means of
connecting the University and the MLK commercial district.
Surveys of MLK Community residents (conducted in March 2008 by the RPA)
have helped gain a clearer picture of the pedestrian patterns and habits. Palmetto
Street is the primary north/south route for residents. Some residents prefer to use
Palmetto to walk north from their homes to the Fort Wood area, where they then
cross onto Oak and Vine Streets. Both Oak and Vine Streets provide ample tree
cover and shade for walkers.
Bicycle Facilities - Many streets in the MLK community and throughout
Chattanooga are “bicycle friendly.” The streets have “Share the Road” signs posted
and are generally wide enough for both cars and bicycles.
Parking lot on 11th Street
This map illustrates the multitude of bus
routes, shuttles, and bikeways found in the
downtown area.
MLK Community PLAN
February 2009
34
Infrastructure
The Chattanooga Urban Area Bicycle Facilities Master Plan (http://www.chcrpa.org)
proposed that two streets in the MLK community have bicycle lanes: MLK
Boulevard and McCallie Avenue. These designations may need to be reconsidered,
however, as those recommendations were made before McCallie Avenue and MLK
Boulevard were converted back to two-way.
CARTA buses provide bicycle racks for patrons wishing to take their bicycles
along with them.
Transit - Four CARTA routes service the MLK community, including the #4
Eastgate/Hamilton Place route, the #7 Chattanooga Housing Authority route, the
#13 Rossville route, and the #14 Mocs Express Free Shuttle. Eastgate/Hamilton
Place buses run westbound on McCallie Avenue and eastbound on MLK Boulevard.
The Chattanooga Housing Authority buses run northbound on Houston Street
and eastbound on 3rd Street. Buses on the #13 Rossville route run eastbound on
11th Street and westbound on 12th Street between Market Street and Central Avenue.
Finally, the Mocs Express Shuttle services the perimeter of the UTC campus including
5th Street, McCallie Avenue, and Engel Stadium, and is free to students and faculty.
In addition to the Mocs Express Free Shuttle, any UTC student or employee with a
valid school ID can ride on any of CARTA’s routes for free.
On-street parking on McCallie Avenue
CARTA routes service the MLK neighborhood fairly well. All major east/west and
north/south streets are covered (with the exception of Central Avenue). At any
given location in the neighborhood one might have to walk four blocks, at most, to
catch a CARTA bus. Not all bus stops are identified with signs, however, which is
confusing to riders who are unfamiliar with the routes. In the event that a person is
unable to walk to a bus stop, CARTA offers the Care-A-Van (CAV) service. The
CAV requires riders to complete an Americans with Disabilities (ADA) application
to be eligible for service. By simply calling the CAV number, a person can arrange to
be picked up from his or her home.
The Downtown Electric Shuttle, also operated by CARTA, services Market and
Broad Streets on the western edge of the MLK community. This free electric shuttle
takes passengers to many tourist destinations throughout the downtown, as well
as the NorthShore.
Parking - Overall, parking in the MLK community is ample. There are many onstreet spaces, and metered parking spaces can be found on both McCallie Avenue
and MLK Boulevard. In the eastern, residential part of the neighborhood, the
majority of streets are wide enough for cars to park comfortably on either side of
the street and still allow room for passing traffic.
In the western part of the neighborhood (and primarily South of MLK Boulevard),
many parking lots have become eyesores. Specifically, west of Baldwin Street,
there are over twelve parking lots surrounded by chain-link fences and lacking any
sort of trees or landscaping. These lots are not only unattractive; they also give
visitors a sense of an unsafe environment.
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Infrastructure
The fencing of individual lots also makes economic redevelopment (particularly for
retail businesses) very difficult. Given the smaller size of most center city parcels,
property owners are not able to provide adequate parking on their individual lots.
Unfortunately, business owners sometimes resort to purchasing adjacent property,
demolishing the building on that lot and paving the lot to gain additional parking.
These commercial building demolitions leave “gaps” in the street frontage, further
exacerbating the redevelopment of a thriving business district. Successful retail
developers recommend avoiding these “gaps.” Empty storefronts or parking lots
fronting the street discourage pedestrian shoppers from continuing along the street
and can give the perception of a “dying” commercial area.
For these reasons, parking lots in urban commercial areas should be limited to the
interior of the block behind the buildings, and accessed via alleys. Curb cuts, or
driveways, should also be avoided on primary urban commercial streets such as
MLK Boulevard and McCallie Avenue because they create safety conflicts with
pedestrians on sidewalks and further interrupt what should be a continuous street
frontage of retail stores and other businesses. For these same reasons, drive-through
windows (e.g. banks, fast food, pharmacies) should not be located along primary
urban commercial streets.
Fortunately, the MLK community has a mostly intact system of alleys that can
provide access to parking behind the commercial buildings, removing the need for
any curb cuts along MLK Boulevard or McCallie Avenue. Openings between
buildings can be created to provide a pedestrian passage (similar to Jack’s Alley
between Market and Broad Streets) to access the parking lots behind the buildings.
Whiteside Park on MLK Blvd. (above) and
Ted R. Bryant, Sr. Park on 10th Street (below) are both in need of enhancements and
new programming.
Commercial property owners should also enter into legal agreements with each
other to “share” these interior block parking lots. Removing the fences and sharing
the spaces will provide all businesses with adequate parking and make it easier for
customers to access the businesses. The North Shore area provides a successful
example of shared parking. The businesses that front the south side of Frazier
Avenue share the parking lot behind the buildings (fronting Coolidge Park). The
property lines run from Frazier Avenue all the way back to River Street. If the
property owners had not collectively agreed to remove their fences and share their
parking, the Frazier Avenue shopping district would not have become the successful
commercial district that it is today. Commercial property owners in the MLK community
must create a similar parking partnership to successfully redevelop their properties.
Only one public parking garage is located in the study area, on 11th Street adjacent
to Warehouse Row. The ongoing redevelopment of Warehouse Row will also include
additional on-street parking along Lindsay Street.
Parks and Recreation - The neighborhood has several public parks and green
spaces. There is the recently created Whiteside Park, located on MLK Boulevard
between Peeples and Magnolia Streets. Additional landscaping and park furniture,
called for in the park plan, need to be completed in order to provide more shade and
to create comfortable areas for park users. The park currently looks “incomplete”
and has become a hang out for transients. New housing and businesses fronting
the park would also increase park safety by providing “eyes on the park.” At the
corner of 10th and Fairview Streets is the Ted R. Bryant, Sr. Park and playground.
MLK Community PLAN
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36
Infrastructure - Parks
This park is excellent for younger children, as it has colorful playground equipment
and grassy areas.
Warner Park, a regional park located just a short distance to the east across Central
Avenue, contains well kept baseball and play fields, walking trails, the Chattanooga
Zoo, and other recreational facilities. Also close by are Miller Park and Miller Plaza,
two of the City’s most centrally located and highly used parks. The UTC campus
provides additional green spaces and an “oasis” of mature trees, garden spots and
landscaping.
The MLK community is also home to the University section of the Downtown
Greenway, a 5.5 block pedestrian walkway which runs its course from MLK
Boulevard, between University & Peeples Streets, north to 5th Street. There are
future plans to extend the Greenway to the north to the Tennessee River and
Riverwalk, and to also extend it south from MLK Boulevard to Finley Stadium.
Downtown Greenway
(UTC section)
Compared to other downtown areas, the eastern half of the MLK Community is
much greener. Most streets in the eastern half of the community have good tree
cover. The western, commercial district is almost completely void of trees, especially
in the 10th and 11th Street area, as illustrated in the aerial map below.
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Photo Inventory: Existing Conditions
The MLK area features housing styles and commercial structures that represent varying degrees of stability. Buildings
range from the historic to newly constructed. MLK has
areas that will require upkeep and repair, while it also has
special places that offer great pride such as parks, schools,
and churches. It is truly a diverse community.
MLK Community PLAN
February 2009
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Photo Inventory: Existing Conditions
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Section Three - Plan Recommendations
The Community Vision
A Chattanooga Times photo of a bustling and active E. 9th Street in 1942.
The revitalization of a neighborhood begins with a clear vision for change and an
understanding of what makes an area unique or special. The following vision was
crafted by the residents and property owners during the MLK planning process to
summarize their concerns, hopes and desires for the future of their community.
MLK Community PLAN
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40
The Community Vision
Preamble
A PLACE WITH HISTORY,
A PLACE WHERE YOU LOVE TO LIVE.
The MLK community is characterized by a deep, cultural heritage reflecting over 100 years of African-American
history in Chattanooga. This business corridor, once known as the “Big Nine.” or “the Boulevard,” was a major
destination within the downtown. The MLK district has been influenced by the blues, struts and dancing,
southern cuisine, festivals, arts, gospel music, churches, gatherings and an abundance of colorful stories. The
“Boulevard” has been a place of innovation and progress, where many outstanding people have added to the
rich fabric of MLK life.
It is a place that welcomes neighbors and initiates a sense of individual belonging. Architectural interest is
found in buildings that represent an era of commerce and bustling streets. The district now makes up an area
of campus activities, housing and businesses. As a note of distinction, there is the National Register Commercial
District of MLK Boulevard. Sitting near the center of our city, the district serves as a major gateway.
Throughout time, the area has featured a traditional mix of uses including residential, retail, businesses,
employment, publishing, education and light industry. It is truly an urban neighborhood. The MLK community
will serve as a key tourist attraction and downtown destination that will thrive once again, with a future as
bright as its past.
Mission
The MLK community envisions a future that:
- Preserves the area’s history, diversity and natural beauty as part of downtown Chattanooga
- Promotes well-planned residential and commercial developments of the highest quality design standards
- Enhances existing assets and builds opportunities for new development
- Continues partnerships with residents, businesses and academic institutions to develop a healthy
community that considers economic growth along with sustainability
- Includes parks, green spaces and recreational facilities
- Places an emphasis on art and cultural venues for residents, visitors and students alike
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The map above shows the area studied in
this MLK Community Plan. MLK is an urban
community and must be looked at in light of
its close relationship with the Downtown business district, UTC, the Fort Wood District,
and other neighborhoods and districts lying
to the south and east.
Along with the Southside, North Shore, Westside and South Broad, the MLK
community is considered part of the downtown. The Downtown Plan, adopted in
2004, recognized the importance of the MLK community and these other urban
neighborhoods surrounding Chattanooga’s Central Business District (CBD). Each
of these areas has its own special qualities, but MLK is unique among
Chattanooga’s urban neighborhoods because it is the only one with a commercial
and residential district adjacent to the university. This proximity to UTC gives the
MLK community an edge in attracting new businesses and new residents. Its
wealth of houses, historic buildings, and rich African American history add to its
special character and provide great assets upon which to build.
The continuing success of the CBD depends on these urban communities and vice
versa. No community exists in isolation. Businesses in the MLK community depend
on residents, employees, and students in the Fort Wood neighborhood, the Central
Business District, and UTC. Similarly, the University and downtown businesses
look to the MLK community to provide a diversity of convenient housing for their
mployees and for students. The recommendations made in this Plan take those
symbiotic relationships into account.
As in the Downtown Plan, recommendations in the MLK Community Plan have
also been organized into four general categories: Land Use and Development,
MLK Community PLAN
February 2009
42
Key Points
The MLK community is, as noted
in the Downtown Plan 2025, part
of the “East Downtown District”
that comprises of Fort Wood,
MLK, UTC, Erlanger, Lincoln
Park and parts of the Central
Business District (CBD) at Georgia Avenue.
Transportation, Public Spaces, and Natural Resources. Cities and neighborhoods
are, by nature, diverse and complex, so categorizing recommendations is not an
exact science. Much overlap exists within these topics. The key is to always
remember the importance of those connections and relationships.
See the Downtown Plan at
www.chcrpa.org under
Land Use Plans
Basic Urban Principles - Some basic principles can be applied to any
downtown or urban neighborhood.
1.
A great downtown supports a vibrant economy.
2.
A great downtown evokes a sense of place.
3.
A great downtown has a rich public realm.
4.
A great downtown demonstrates a respect for the
natural ecology of things.
5.
Buildings in a great downtown are sustainable.
6.
A great downtown is accessible via diverse modes
of transportation.
7.
A great downtown has a harmonious mix of uses.
8.
A great downtown has people.
9.
A great downtown comes about through cooperation and
collaboration.
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MLK Community PLAN
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The community’s vision for MLK, its
downtown context and these urban
principles are all embodied in the following
recommendations and represented in the
above map. Existing buildings are shown
in gray and potential new development is
shown in various colors to represent
different types of uses. As with all community
plans, this graphic representation should not
be taken too literally. Rather it should serve
as a general guide for the location and types
of new infill development that can occur in
the MLK community.
(See www.chcrpa.org for a larger version
MLK is a prime example of a mixed-use urban district - a place to live, work and play.
Although, the area has seen a considerable amount of new building over the past
few years, it has room for much more development before becoming a truly vibrant
urban neighborhood. Re-inhabiting the area is a long-term process. The turn around
of a declining commercial district may seem overwhelming and unachievable, but
with a plan and concentrated efforts, MLK can be rebuilt, one project after another,
to give the desired end product. This Plan identifies a few major projects that can
become catalysts for continuing redevelopment if efforts are focused and strategic
steps are taken. Based on past experiences, one or two major projects can stimulate
additional investment and jump start an area, as seen recently with Coolidge Park
in the North Shore and the ongoing rehabilitation of old commercial buildings on
Main Street.
of the map)
MLK Community PLAN
February 2009
44
“All labor that
that uplifts
humanity has
dignity and
importance and
should be
undertaken with
painstaking
excellence.”
A Youth Leadership student has a dream for a brighter day in MLK. His student project conceptualizes a “new face” for the MLK Community that includes renovations, increased activity, and
public art.
Martin Luther King, Jr.
This Plan lays out a suggested pattern or “road map” for land uses and new
development, with preferred locations noted to build on assets so the most benefit
may be gained. The Plan provides goals and specific recommendations focused on
revitalization and particularly, urban development.
A National Historic District - The MLK commercial corridor is a National Historic
District. This designation makes properties within the district eligible for historic tax
credits, which can make a big financial difference when rehabilitating older commercial
buildings. If any more historic commercial buildings in the MLK corridor are demolished,
however, the entire district risks losing its national historic status and the tax credits
would no longer be available to any property owner in this district.
The architectural styles found in the area are representative of the early twentieth
century with buildings composed of mainly brick or stone and with simple detailing.
As is the case with City Hall, the Custom’s House building and area churches, civic
buildings stand prominently as landmarks within the community. Much of the historic
fabric remains intact in the commercial corridor and adds to the character of the MLK
community. Reusing these existing historic buildings is the highest form of recycling
and should always be given priority over demolition. When the materials and “embodied
energy” used in the construction of existing buildings is considered, rarely will the
costs of demolition and new construction be less than the costs of rehabilitation.
The importance of maintaining these historic buildings and the commercial corridor’s
urban qualities cannot be overstated. The tendency to allow older commercial buildings
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MLK Community PLAN
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to deteriorate, to demolish them, or to construct new “suburban style” retail stores
should be avoided. This doesn’t mean that national retailers should be discouraged
from investing in the district; it just means the typical one-story retail buildings
found in the suburbs are not appropriate on MLK Boulevard. New retail businesses
should occupy existing historic buildings or new buildings should be constructed
that follow the same multi-story, urban form as the existing buildings.
Many of the buildings in the MLK area are
vacant or deteriorating.
The Future of MLK Boulevard - Revitalization - Participants in the MLK planning
process all emphasized the need to bring back the vibrancy and activity of the
“Boulevard” of years past. This Plan suggests the MLK commercial corridor as a
key tourist attraction and community destination much like Beale Street in Memphis
or Frazier Avenue in North Chattanooga.
While Frazier Avenue and Main Street businesses are capitalizing on the visual arts
as a theme for their revitalization efforts, music, southern food, and the African
American history were suggested by many people as an organizing theme for the
MLK commercial corridor that would make it unique. Participants also wanted to
see a strong mix of businesses that provide daily neighborhood needs as well as
services for the large student population. Businesses in the corridor should also
take advantage of the regional tourism market and the many hotels that are located
only blocks away in the CBD and Southside.
Spreading commercial redevelopment too thin is a tendency that must be avoided
when revitalizing urban areas. New commercial development should initially be
focused on MLK Boulevard between Georgia Avenue and the railroad trestle. A
major development project at either end of this 6-block stretch could help catalyze
additional investment in between. This approach is often used in shopping malls
and revitalizing commercial areas.
Memphis’ historic Beale Street is home to
many restaurants and music venues, providing ample night life.
A catalytic development project on the western end of the MLK commercial corridor
could be a mixed use building on what is now a parking lot at Lindsay Street, across
from the Bessie Smith Hall. For a greater measure of success and to ensure patronage,
this project should feature a major restaurant (one that focuses on local food
specialties) and it should tie to the music venues in the area. A grocery store or
other mixed-use retail development could potentially anchor the eastern end of the
commercial corridor. Both of these proposed projects are described more fully in
the Major New Development section.
In the future, after MLK Boulevard has been “filled in” with new commercial
buildings, commercial redevelopment can be extended to the south towards 10th
and 11th Streets and to the 8th Street area to create a more dynamic mixed-use
commercial district.
This Birkdale Village Center features housing above retail. Birkdale, NC.
MLK Community PLAN
February 2009
Today, many vacant buildings and underused parking lots can be found on 10th
and 11th Streets. In the future, these areas should also include more mixed-use
development with businesses on the ground floor and condos and lofts on upper
floors. A business incubator with offices and perhaps studio or production space
has been suggested in the district. Ideally, this type of use should be located along
the district edges in abandoned warehouse space to avoid usurping prime retail
space on MLK Boulevard.
46
Before
The rendering above shows a revitalized portion of MLK Blvd. between Douglas and Mabel Streets. The
illustration features new infill construction as well as renovations to existing buildings. Any new development should include a plaza area to provide much-needed public space and a connection to UTC
housing.
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MLK Community PLAN
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UTC Place Housing (Existing)
Mixed-Use Infill: Retail on
First Floor, Offices and
Residential above
Historic Buildings - Existing
Commercial
Public Plaza - Ties in UTC
Housing, Residential Mulit-Family
Units (Condos, Lofts or
Apartments)
Goal: Revitalize the MLK Boulevard commercial corridor by rebuilding the Historic
District as a destination and attraction while also serving residents of the area.
Create a lively, vibrant atmosphere that draws upon the overall downtown
population, employees, tourists, and students, in addition to MLK residents, to
support both daytime and evening businesses.
Recommended Actions for the Commercial Corridor:
1.
Develop the western gateway to the district at Lindsay and MLK
Boulevard by “expanding” the Bessie Smith Hall area with a City Market
and entertainment spaces that encompass both the north and south
sides of the street. Consider musical venues and restaurants to bring an
evening crowd to the area (See Major New Development Projects).
2.
Recruit retail businesses that include attractive storefronts and display
windows for the first floor of commercial buildings.
3.
Incorporate loft apartments and condos on the upper floors of
commercial buildings to support the ground floor shops and businesses
and provide housing choices for students, faculty and young
professionals.
4.
Require a minimum height of two stories for all new buildings along
MLK Boulevard and promote architectural forms that complement the
National Register District.
5.
Adopt an overlay zone, design guidelines, or other design review
process to help guide development and offer urban design and
preservation advice for the Historic District.
Whole Foods Grocery store in Seattle, WA
MLK Community PLAN
February 2009
48
Commercial Corridor
6.
As a first phase, concentrate redevelopment efforts on one block that
has some existing historic buildings as well as some vacant lots for
infill.
7.
Recruit a Grocery Store to MLK Boulevard at the Greenway. (See Major
New Development Projects)
8.
Survey UTC students to determine the types of businesses that would
draw them to the Boulevard. Nearly 10,000 University students provide
a retail market that should not be overlooked.
9.
Conduct a reassessment of properties within the Historic District to
determine building conditions and redevelopment potential.
10. Conduct fair market appraisals for commercial properties.
11. Promote the use of historic tax credits to encourage the reuse of
existing historic buildings. Create a façade improvement program
through a local non-profit organization or similar agency.
12. Promote the use of Renewal Community tax incentives to encourage
infill development.
13. Study the feasibility of a tax abatement district or Empowerment Zone
within the MLK commercial district.
14. Promote a revitalized MLK commercial district to nearby downtown
hotels and other visitor attractions.
The City Market in Roanoke has been in place
since 1882, operating as the oldest established open air market in Virginia. It is open
7 days per week.
This illustration demonstrates a
venue for evening concerts or
small scaled “struts” that make
more regular use of the MLK
Bessie Smith gateway. The
area has great potential for the
creation of a large gathering
space by occassionally closing
off the street.
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MLK Community PLAN
February 2009
Commercial Corridor - Parking
15. Develop a marketing strategy that promotes all MLK Boulevard
businesses as a cohesive district and creates a plan for coordinated
advertising and programming. Hire a “Boulevard” marketing director
that is perhaps tied to the Tennessee Multicultural Chamber of
Commerce or other non-profit agency.
On-street parking
Parking - Parking is another critical factor in the revitalization of the MLK commercial
corridor. While parking is always a necessary component of retail and office
development, urban redevelopment requires different parking solutions.
Surrounding a building with large surface parking lots, such as found in suburban
areas, simply will not work. Parking lots fronting the major commercial streets in an
urban area create gaps, or “dead zones” along the street. Urban commercial streets
need to be lined with a continuous row of storefronts to encourage retail activity.
Placing parking in front of buildings, while convenient for patrons, destroys that
urban historic character described previously. Parking in urban areas should always
be located behind the buildings, in the “interior” of the block to maintain a vibrant
street edge, in public garages (for longer term visits), or on the street (for quick inand-out trips).
Pedestrian passages (such as Jack’s Alley) can be used to access parking lots
behind buildings. These passages must be clean and well lighted so pedestrians
feel safe. Retail shops and restaurants can also animate these spaces by opening
out onto them.
Structured parking
Four general types of parking should be provided in an urban commercial area to
accommodate the different types of users.
1. On-Street Parking should be reserved for customers who plan to stay less than
an hour. Customers making bank transactions, visiting a dentist or accounting
office, and restaurant patrons fall into this category. On-street spaces should not
be occupied by store owners or employees because that makes it more difficult for
their customers to find a place to park.
2. Surface parking lots should be provided for customers, employees, and business
owners who plan to stay a while, but again, these lots should not front the major
commercial streets. In an urban area, surface parking lots should be kept to a
minimum to free up property for other development or for park space.
3. Multi-level parking garages also provide long-term parking, but they require
higher densities to make them financially feasible. Multi-level garages can cost
$12,000 - $15,000 per space to build, so significant parking fees must be charged to
pay for their construction.
4. Shared parking is another necessary solution for urban areas. With limited
acreage, individual property owners can rarely provide all the parking they need on
their lot. Shared parking is therefore necessary, and in urban areas, the variety of
uses typically found in any given block make shared parking possible. Offices and
retail shops need parking from 8:00am to 5:00pm, while the greatest need for residents,
MLK Community PLAN
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50
movie theaters, and most restaurants is in the evening. A single parking space can
fulfill multiple needs. Such shared parking arrangements do require the cooperation
of multiple property owners to be successful. Fences and barriers around individual
lots must be removed for shared parking to work. A quick survey of the MLK area
will reveal many parking lots with such fences. Besides limiting the availability of
shared parking, these fences are unsightly and give the perception of a crimeridden area.
A good local example of shared parking in an urban area is the North Shore. Property
owners along River Street entered into a legal agreement to share their parking. To
the average customer, this parking area fronting Coolidge Park looks like a single
public parking lot, but in reality it is shared by multiple owners. This shared parking
arrangement, along with the recent installation of meters along the street to
encourage employees and business owners to make use of longer term parking
lots, is an important factor in the success of the North Shore commercial district.
As parking lots in the MLK commercial district are assembled for shared use,
rehabilitation of these lots should include ample tree plantings, walkways and
URBAN FORM:
COMMER
CIAL
MMERCIAL
•
Parking should be placed to the rear of
buildings - make use of shared parking
opportunities.
•
Provide interest at the street edge and
sidewalk - consider pedestrian entries,
storefront displays and outdoor plazas or
dining areas.
•
If parking lots must front a street, they
should be screened from public view with
decorative walls or decorative fences and
landscaping.
•
Urban commercial buildings should be a
minimum of two stories to accommodate a
mix of uses, increase densities, and
adequately “frame” the street.
•
Design new buildings with the historic
character in mind. Retain and reuse
buildings that are 50 years or older and
those that contribute to the overall historic
character.
Minimum
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Desired - 1 tree per 5 spaces
MLK Community PLAN
February 2009
attractive edges to create a “parking orchard” effect. See Appendix on Urban
Design Principles for more specifics on urban parking standards.
Recommended Actions for Parking:
1.
Create shared parking agreements between all property owners in each
block.
2.
Retain existing on-street parking and include on-street parking in all
future street improvement projects to support the local businesses.
3.
Remove existing chain link fencing from parking lots. Utilize other
means of security such as cameras and video surveillance if needed.
4.
Create pedestrian passages at mid-block locations along MLK
Boulevard to provide access from storefronts to parking lots behind the
commercial buildings.
5.
Plant at least one tree for every five parking spaces in all surface lots.
6.
Consider locations for structured parking in new developments to offer
large scale parking opportunities.
Plaza cut-thru example: Terra Nostra
on Frazier Avenue
Key Points
A grocery store, more transit
services, and more retail were
three top priorities voiced by
residents and property owners
in the public input meeting for
the MLK Plan.
Urban Form - Throughout this plan, general standards are recommended for
building in urban areas. Property owners, developers and builders should adopt as
many of these standards as possible into new construction and renovation projects.
Consistently incorporating these standards into MLK projects will result in a more
cohesive district that retains its unique urban form and historic character. (See
Appendix F for a more detailed list of Urban Design guidelines.)
Nashville’s Broadway and 2nd Avenue are
examples of a historic district that utilizes
design guidance to promote a lively destination that perpetuates the musical heritage
of the city. The end result creates a place for
work and play, during both day and night.
MLK Community PLAN
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52
Land Use & Development - Housing
HOUSING
The MLK community is urban and it is mixed use, and these are two of its greatest assets.
Its proximity to the Central Business District makes it a desirable place to live for downtown
workers wanting a shorter commute, for empty-nesters looking for more cultural offerings
close by, and for those wanting to walk, bike or ride transit instead of driving.
We must be careful that we do not lose the very thing that attracts people to this area as
new infill development occurs. As people move from the suburbs to the central city, the
tendency often exists to want the same suburban characteristics they left behind, such as
single-family subdivisions and multiple car garages. These suburban attributes are not
practical in an urban environment with smaller lots. A diversity of housing is needed to
support the nearby businesses.
The eastern half of the MLK community is a fairly stable and well defined neighborhood
with single family houses, apartments, condos and quadraplexes, although it lacks certain
urban qualities such as corner stores, nearby shopping and good transit options for
getting about. After several years of investment and renovations, the 8th Street area has
become a thriving residential area complete with mature trees and pleasant streets for
walking. The area south of MLK Boulevard, consists of a larger percentage of new
housing with many vacant lots still awaiting transformation.
Density and Services - Density is a good thing. In order to attract a grocery store, increase
the frequency of transit services, and support new retail, a significantly larger population
is needed in the area. In 2000, the population in the MLK study area was 2,258 (UTC
students and elderly housing accounting for 54% of this figure). A recent study by the
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Regional Planning Agency determined that, while the combined buying power of
all downtown residents could potentially support 27,000 to 40,000 square feet of
retail grocery space, inner city markets are often overlooked by retailers. The study
went on to say that “to sustain a grocery store that is within walking distance of
neighborhood residents, 35 housing units to the acre are considered the minimum
necessary, but Chattanooga’s downtown area is not even one-tenth as dense.”
Likewise, transit will only work with a minimum average density of 12 dwelling units
per acre (preferably more). Very frequent service, such as the Downtown Shuttle,
requires significantly higher densities. The MLK residential neighborhood district
currently has a residential density of only about 5 units per acre. This does not
mean that every residential property must have 12 units per acre, but to balance out
the single-family homes, some lots must have even higher densities to achieve a
minimum district average of 12 units per acre. Additionally, in the future, due to
limited resources and energy saving measures, services such as recycling, garbage
pickup, bus routes, or tree plantings may be limited to areas of higher densities and
where there are heavy concentrations of businesses.
Larger lots on the edges of the residential MLK Community should be zoned to
accommodate multi-family developments, such as for-sale townhomes, condos, or
small apartment buildings with 8 – 20 units. Smaller buildings, with only 2 to 4
units, could be developed on larger corner lots throughout the community. These
buildings can be designed to “fit in” with the existing single-family character of the
area. An existing 4-unit dwelling on 8th Street, at the end of Fairview Avenue, is a
good example of multi-family housing that fits in with the surrounding single-family
homes. The new townhomes on 8th Street near Brown Academy provide another
example. This diversity of housing provides opportunities for people of varying
incomes to buy into the area.
The above examples show various forms for
multi-family dwellings, from condos to apartment/quads, or as attached unit townhomes.
Key Points
“Infill Development” is new
development within an already
developed area.
New buildings are often
constructed adjacent to or
between existing buildings.
Design guidelines should be adopted as part of the zoning regulations to ensure
the compatibility of any multi-unit residential development with the existing singlefamily homes. Details such as the setback from the street, exterior materials, porches,
the location of parking, building height and roof pitches can be critical and should
be carefully considered.
Diversity: Home Ownership and Rental Housing - During public meetings, it was
stated that maintaining diversity was a prime goal for the area as it develops. This
means including a range of housing sizes with prices that are attractive to many
types of people - of differing backgrounds, ages and professions. The MLK area
features small-scale apartments, quadraplexes and condominiums that sit among
single family houses and provide an effective mix of units.
The term “multi-family” is often confused with “rental” property. Just because a
building has more than one unit does not mean it will be rental property. While a
high percentage of rental housing may tend to destabilize a neighborhood, studies
show that rental units in an urban neighborhood are very desirable to accommodate
young professionals or others who cannot yet afford to purchase a home or want
to try out a neighborhood before buying.
The fear of rental housing is also often focused on multi-family housing when, in
reality, any single-family home can be rented. Renting property is the right of any
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Housing
homeowner and is not controlled by zoning. In fact, “exclusionary zoning”
regulations, which aim to exclude affordable housing and prevent townhomes and
apartments from being built by imposing restrictions such as large minimum lot
sizes, have been challenged in court. Often the hesitancy in accepting rentals into
the neighborhood mix is a reaction to poor management by absentee or neglectful
landlords, combined with a lack of investment, poor maintenance of properties, and
other violations that should be addressed by the City’s Neighborhood Services
Department.
Residential Mulit-Family Units
(Condos, Lofts or Apartments)
Park Place “School”
Condos (Existing)
Townhouses with
Detached Garages
Single-Family Residential w Rear
Accessory Unit or Garage
Ted. R. Bryant Sr. Park
Shared Parking Lot
Housing affordability is another growing issue. Many young professionals cannot
yet afford the traditional single-family home, but want to be able to buy into these
urban neighborhoods. Many retirees do not want the upkeep of a yard and larger
home. A broad range of housing types and sizes can provide more affordable
housing choices for these people.
Given the neighborhood’s proximity to UTC, housing for students and faculty
could provide real opportunities for some MLK home owners. Garage apartments,
for instance, could be built and rented, providing additional income for the home
owner. Zoning regulations would need to be revised to allow garage apartments
and strict standards would need to be included to ensure the compatibility of these
buildings with the existing homes and to prevent abuses by absentee landlords.
Minimum lot sizes should be established and the property owner should be required
to live in the primary house in order to rent out a garage apartment.
Bed and Breakfast businesses could also provide income opportunities. Parents
and visiting faculty would find the area convenient to the university campus and
tourists may want to stay close to the MLK commercial district. Built in a grand
manner much like houses in nearby Fort Wood, several homes in the MLK
neighborhood are large enough to accommodate a small Bed and Breakfast.
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Example of a historic residential design
for use as a single-family dwelling.
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MLK ZONING HISTORY
Zoning Tools - Zoning and design guidelines can be good tools to protect urban
neighborhoods from incompatible development, but the vast majority of
Chattanooga’s zoning ordinance is geared to suburban style development with
large lots, deep setbacks and single-use development that is not appropriate for an
urban area such as MLK. A new “urban residential zone” is needed to allow some
housing diversity in appropriate areas while protecting existing homes from
incompatible development.
“UTC Place” apartments make up the majority of student housing in the MLK area.
Zoning History - Most often, after a community plan is adopted, a zoning study is
undertaken to determine the zoning changes needed to support the community’s
vision and the adopted plan. In the case of the MLK community, the zoning study
was adopted before the plan. This unusual sequence was predicated by some
critical zoning needs at the time of the 2003 study. As a result, only a few of the
typical zoning changes are recommended to better match zoning categories with
existing or proposed land uses.
The 2003 MLK Zoning Study resulted in a “down-zoning” of most of the residential
core of MLK to R-1 (single-family homes). At the time, the R-1 zone was the only
option available to stabilize a neighborhood, such as MLK, that was experiencing
a preponderance of multi-family rental housing, much of which was being poorly
managed by absentee landlords.
1
U.S. Census Press Releases
<http://www.census.gov/PressRelease/www/releases/archives/
children/011507.html>
Unfortunately, the R-1 zone (which was created for single-use, suburban
subdivisions) does not allow the healthy and diverse mix of housing needed for
today’s changing household demographics. According to the U.S. Census Bureau,
in 2004 only 61% of households with children were made up of the traditional
nuclear family with two parents and two children1. Instead, a growing number of
single parent households, single professionals, and empty-nester couples are
seeking townhomes, condominiums, and loft apartments. To remain attractive to
Multi-family housing on 8th Street
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Housing - Density & Diversity
new homebuyers, the MLK community needs this type of housing diversity,
especially given its proximity to UTC.
USING ZONING TOOLS TO BUILD
DENSITY & DIVERSITY
A new type of zoning that accommodates the community’s desire for a mixed-use
urban district and future development is needed. MLK residents have voiced a
strong desire for more frequent transit, a grocery store, and other neighborhood
services. These types of amenities will only come to an area with a population
density that can support them. Currently, the MLK community does not have
enough population, and single-family homes alone will not achieve that population.
A greater number of residents and a range of housing are needed. In order for this
to occur, zoning must be designed to encourage urban development, density and
diversity.
These new Southside houses feature tall, narrow
designs. This design is perfect for infill projects,
as it allows more residents into the area and
increases density. They are also“Earthraft” certified energy efficient homes.
To do this, a different zoning category is needed that allows housing diversity
while requiring some design considerations to ensure compatibility with the existing
single-family homes. Currently, such a zoning category does not exist in
Chattanooga. The Regional Planning Agency plans to create a new “urban residential
zone” that could be applied to parts of MLK and other center city neighborhoods.
Close attention to the form, size, and design of housing as well as parking and
landscaping will be necessary in this new zoning category.
When this new zone is created, appropriate properties in the MLK area should be
considered for re-zoning to allow some housing diversity. The proposed MLK
Communty Plan development map illustrates the potential of approximately 260
new housing units. This number could increase as upper floors and extra stories
are renovated, built, and occupied to bring needed population increases and activity
to the area once again. Additionally, MLK residents have expressed interest in a
design review process that addresses the built form of new projects, such as multifamily or commercial development to ensure quality and consistency that reflects
MLK’s unique character. Some design review processes are in place in other parts
of the City, and they have proven over time to be an effective aid in maintaining
urban character (see Section 4).
Goal: Increase the density and number of residents in the MLK Community to
support urban amenities like transit, parks and nearby shopping, by building a
diversity of housing types. Adopt zoning that allows such development.
Recommended Actions for Housing:
1.
Build single-family homes on the smaller vacant lots.
2.
Build higher density housing, such as condos, townhouses, lofts,
quads and small apartment buildings on larger corner lots and on the
major streets where parking can be accommodated.
3.
Create a new “urban residential zone” that will allow some housing
diversity while protecting existing homes from incompatible
development.
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The above structures illustrate the potential for
garage apartments or studios as accessory units
to provide additional housing in the MLK area.
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4. Revise the Zoning Ordinance to allow accessory units such as garage
apartments or studios, if the primary residence is occupied by the
property owner.
5. Identify larger, corner properties for bed and breakfast lodging that
could serve parents visiting the UTC campus.
6. Incorporate housing above offices or retail whenever possible.
Large historic properties may be renovated as Bed
& Breakfast lodging and established in MLK on a
limited basis.
URBAN FORM:
HOUSING
•
Encourage 2-story structures that utilize narrow lot designs
and facilitate higher densities. Consider multi-family dwellings
such as condos and townhouses on larger lots.
•
Housing designs should be based on building types that
complement the existing architectural qualities of the area
including porches, foundations, detailing and materials.
•
Utilize detached garages and alley access when possible to limit
driveways on the street and maintain a continuous street
frontage of housing.
•
Parking should be to the rear and no front yards should be
paved over.
•
Consider the use of accessory units such as garage apartments,
studio efficiencies, or small “cottages” in new construction
and among existing housing.
•
New development should feature landscaping and trees to add to
the overall street canopy and greening of the neighborhood.
•
Front yard fences should not be over four feet high and should
not include chain link fences.
Alley
Shared driveways and narrow lot designs are improved by alley access.
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Employment and Manufacturing
Most of the southern edge of the MLK Community contains a mix of what may be
considered “light manufacturing.” At the turn of the twentieth century, the area
south of 11th Street was a thriving industrial area tied to the railroads, with surrounding
neighborhoods of worker housing known as Onion Bottom, Stone Fort quarry to
the west, and the Park Place “subdivision” to the east. The area to the west of
Baldwin Street was peppered with mills such as Davenport Hosiery and the Mountain
City Mill, as well as a foundry near the old Farmer’s Market site. Today, many
warehouses still remain. Agricultural businesses exist within the district, such as
Dixie Produce and P& P Produce. Some businesses serve as distributors of parts or
building goods such as Independent Glass and Silvey Metalworks. The City Yards
houses the City fleet, other materials storage and a fueling station for city vehicles.
Central Avenue provides direct transportation connections for these businesses to
areas outside of the downtown.
Older industrial buildings and warehouses may
also be rehabilitated for use as offices, retail or
housing. This allows for a better transition between manufacturing and residential neighborhoods while also preserving the history of the area.
Future plans for this area should promote a stronger integration of these businesses
into the community framework. Most of the existing “industries” in the MLK area
are relatively “clean”, although many do include outdoor storage, trucking and
warehousing. While the area should remain a location for light industry and
warehousing, consideration must be given to the changing needs of the
neighborhood. A significant increase in landscaping around and within industrial
properties can improve the visual quality of the community and reduce conflicts
between businesses and residents.
Goal: Better integrate existing and new industrial businesses with the MLK
community to lessen negative impacts.
Recommended Actions for Manufacturing:
1.
SECTION
Revise any industrial zoning for properties that are now being occupied
by other uses.
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Employment and Manufacturing
2.
Use landscaping, decorative fencing, and façade improvements to
enhance the visual appearance of industrial businesses with careful
attention given to the public realm and street edges. Focus on the 10th
and 11th Street area for improvement and offer programs or partnerships
to encourage beautification such as awards or adopt-a-spot programs.
URBAN FORM:
MANUF
AC TURI
NG
MANUFA
TURIN
•
Front entries and street facades that are in
public view should have the most detailing
and architectural emphasis with the use of
facings, masonry, decorative windows and
doors as well as landscaping, awnings and
appropriate signage.
•
Vegetated buffers and screening should be
maintained for a tidy appearance and to keep
unsightly equipment and storage items out of
public view.
•
Example of parking that is screened to enhance the street edge at
the Times-Free Press Building
Parking should be placed to the rear or side
and the street edge enhanced with hedges,
decorative fencing or a wall, especially for
large expansive parking lots. Chain link
fencing should never be used along the
street.
Social Services - The MLK Community is home to a variety of organizations
providing social services including those housed in the 170,000 square foot state
office building, those that are on-site church ministries, administrative offices for
community-wide organizations, and shelters for homeless individuals and families.
The types of services offered by these organizations range widely, from providing
counseling for families in need, to providing basic necessary essentials such as
food and shelter to those who cannot provide for themselves.
Chattanooga Community Kitchen
MLK Community PLAN
February 2009
As the type of services offered by these organizations vary, so too does their
function. Some facilities operate as administrative offices and offer no other
services on-site while another, the Southeast Tennessee Human Resource
Agency (SETHRA,) will operate as a regional transit hub.
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Social Service Organizations
Goal: Strive to keep the diversity and healthy balance of uses that is an asset of
this mixed-use urban neighborhood.
Recommended Actions for Social Services:
1.
Because of their varying nature, scale, and function, social service
organizations can not be treated with a broad brush. The C-3 Central
Business District zoning designation found in the western portion of
the MLK community permits a wide range of uses by right (meaning
that a need for a rezoning request or request for a special permit may
not be triggered). Rezoning requests and/or special permit requests
for many social service uses are more likely to occur in the R-1
Residential Area. However, maintaining the integrity of the R-1 Singlefamily residential neighborhood core particularly between 8th and 10th
Streets is recommended.
The Chattanooga Rescue Mission is currently sited in the MLK community. This
organization is moving outside the community to Holtzclaw Avenue in 2009.
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Land Use & Development - Major New Projects
View looking north from Bessie Smith Hall
at MLK Boulevard and Lindsay Street. This
western gateway development includes an
expanded park area, market stalls for
artists and vendors, and a mixed use,
multi-story building.
MLK GATEWAY at BESSIE SMITH HALL & PATTEN
PARKWAY
The Bessie Smith Hall and Chattanooga African American Museum sit at an
important gateway to the MLK community, but this block lacks enough activity to
draw people from the CBD into the MLK district. A new mixed use development
that takes advantage of its proximity to the CBD, Patten Parkway, and Warehouse
Row should be built on the parking lot directly across MLK Boulevard from the
Bessie Smith Hall. The green lawn in front of the Hall can be “expanded” across the
street and framed by new buildings, creating an outdoor “room” for festivals and
entertainment that can draw visitors up the “Boulevard” and into the Historic
District’s new shops, restaurants, and concert halls that focus on southern culture
and African-American traditions.
Visitors at the Convention Center, Stone Fort Inn, the Chattanooga Choo Choo, the
Chattanoogan, and Warehouse Row will be within a short walking distance of
these activities. Additionally, stronger pedestrian links to UTC along Lindsay and
Vine Streets can bring more University students to this new Gateway location.
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Major New Projects
Extended Public Park Space
Market Stalls
New Infill: Residential Lofts/Apartments
New Retail and/or Offices
Existing Historic: Caffeine/Big Ben’s
New Retail: Restaurant or Cultural Venue
Bessie Smith Hall & Afr. Amer. Museum
Parking Garage
New Commercial: Mixed-use Infill
In the early 1900’s, Patten Parkway was a city market. This new gateway development
should also build on that tradition by including decorative outdoor sheds or stalls
for selling organic produce and local art.
The new development should incorporate green building practices, including
retaining the large trees along MLK Boulevard. Public art and colorful banners can
further animate the gateway.
Recommended Actions:
1.
Identify and recruit partners to invest in a new gateway development at
MLK Boulevard and Lindsay Street that could include a major retailer,
smaller spaces for local shops and offices, and housing on the upper
floors.
2.
Include green space in the new gateway development to “extend” the
lawn in front of the Bessie Smith Hall.
3.
Add a strong vertical element such as a public art sculpture or tower to
visually identify the area. Include other public art amenities such as
banners, murals, or sculptural elements that play on the musical theme
and African American traditions
An example of “Market Stalls” as shown in
the model above, featuring stationary stalls
that are easily filled by vendors and artists
on a daily basis.
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Major New Projects
The development above represents a
Mixed-Use anchor for the eastern part of
the MLK Commercial Corridor. It should
feature a Grocery Store and other businesses that could serve nearby residents.
COMMERCIAL ANCHOR - GROCERY STORE &
NEIGHBORHOOD CENTER
Grocery stores ranked as the number one thing that MLK residents, businesses
and students said they wanted to see in their neighborhood. In fact, grocery
stores within walking distance consistently rank near the top of the wish list for
every center city neighborhood in Chattanooga. Inner city areas have
historically been underserved by grocery stores, since the exodus to the
suburbs began after WWII. As mentioned previously, the recent study
conducted by the Regional Planning Agency indicated the overall downtown
area population could potentially support a medium size grocery store. The
typical “big box” store found in outlying areas cannot be supported and would
not be an appropriate model for the MLK urban area.
If located in the MLK community, this grocery store should be located on either
McCallie Avenue or MLK Boulevard to take advantage of the commuter traffic.
Both streets have similar daily traffic volumes. A location adjacent to the Greenway,
on either street, would provide safe pedestrian access and be convenient to both
the residential and commercial districts of the MLK community. In 2007, the UTC
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Major New Projects
Mixed-Use: Office and Retail Space
Existing Historic Buildings
Grocery Store & Mixed-Use Commercial
Space: Retail, Offices and Services
Public Arcade w Access to Parking in
the Rear & Transit Stop on MLK Blvd.
Parking Structure behind Kingdom Center
Park Space, Greenway, and
Pedestrian Connection
Mixed-Use: Retail and Residential
Native Species Stormwater “Park”
campus had 2,747 units of student housing that, when added to the MLK residents
and area workers, creates a substantial pattern of pedestrian traffic for a new grocery
store.
The building should be two or three stories to form a prominent community landmark
and serve as an “anchor” development project for the commercial corridor. Along
with the grocery store, other retail shops, neighborhood services, and perhaps loft
housing should be included as part of this mixed use development. It could also
include facilities for after-school and leisure programs for children and the elderly
and serve as a community center. With the UTC SimCenter nearby and the
Chattanooga Area Urban League at the “Kingdom Center”, there is also an
opportunity to bring together educators and services for the community such as
daycare, youth programs, adult education, and music studios. The University may
play a role by coordinating student programs and classes. A full-service grocery
store may also lessen the responsibility and need for UTC to provide such an
extensive array of on-campus food services to students.
1.
Initiate a detailed marketing study to analyze the feasibility of potential
grocery store locations. Locations to be studied should be near the
Greenway on either McCallie Avenue or MLK Boulevard and large enough
to allow adequate parking.
2.
Include a transit stop, park or plaza for outdoor dining in the development.
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FARMERS MARKET SITE – COMMUNITY SERVICES CENTER
Given the existing concentration of services on Eleventh Street, the Farmers Market site
was chosen as the location to coordinate services for the homeless and promote their
transition from the streets to permanent housing. Given the controversy surrounding
this decision, it is important to provide some background information about the intended
use of the site and its evolution.
Currently, the city’s homeless services are deficient in three areas:
1.
Adequate access to services/permanent housing
2.
Extended follow-up support to ensure positive outcomes
3.
A strategic planning and program evaluation system (based on high quality
data and documentation) to enable continuous improvement
Considering the critical need to improve access to services and housing, the centralized
facility approach was adopted to address these gaps. As the design of a centralized
facility progressed, the emphasis shifted from bricks and mortar to an integrated system
of care leading to permanent housing. Providing a centralized location where services
can be provided to start that transition, will make it less tedious for homeless individuals
and families to access services. The Farmers Market property is not intended to be (nor
should it be) the only community effort to end homelessness; merely one of the many
pieces to help solve a complicated puzzle.
The Farmers Market site will include employment, training and transportation services
through new and existing providers, including SETHRA and the Interfaith Homeless
Network. A new downtown police station will anchor the corner of 11th and Baldwin
Streets. The existing buildings along 11th Street may be reused, as well as the large
warehouse on 12th Street.
Additionally, the MLK Plan recommends the following elements to better integrate the
facilities with the existing community.
• New buildings should draw upon the historic character of the old
Farmers Market and the residential and light industrial character of
the area.
• Any new buildings that front 11th Street should be two or three stories to
architecturally “frame the street” and provide opportunities for a mix of uses.
Parking should not be located between the buildings and the street. Instead,
any new buildings should front directly on the sidewalk. Buildings that are set
back from the sidewalk should provide outdoor cafes to promote pedestrian
activity.
• Capitalize on the proximity of P & P produce, as well as the legacy of the
Farmers Market, with community gardens and restaurants featuring locally grown
food. These uses could also provide training and employment opportunities for
the homeless.
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Major New Projects
• Streetcape improvements should include trees, lighting, and
other pedestrian amenities.
• Retail businesses that also serve MLK residents and downtown
workers should be recruited to provide a mix of uses on the site.
• A well-designed green space with clear and easy access by the
public should be included on the site. This green space could
include community gardens.
• All facilities on the site should be sustainable, incorporating
elements such as green roofs, recycled materials, rainwater
collection, natural daylight, and energy efficiency. LEED
certification should be a goal.
• The southernmost portion of the site (adjacent to the railroad)
and the southern edge of the neighboring property to the west
should be planted with trees and native species to form a bioremediation habitat.
• Given the industrial heritage of the area, an 11th Street location
would be ideal for a future UTC Industrial Arts program. Such a
program near the Farmers Market site could provide training for
area craftsmen, artisans, teachers and product designers as well
as for those in need of new skills in metal works, cabinetry, or
furniture design. Partnerships with local schools, such as Howard
High School, could also provide industrial arts training for
younger students.
• A “Community Input Studio” could provide a space and forum
for MLK residents and merchants, service providers and their
clients, and students to openly discuss the challenges faced by
the MLK community.
BRIGHTBRIDGE, INC. and EAST OF CENTRAL AVENUE
Brightbridge, Inc (formerly the Southeast Local Development Corporation) owns
over 10 acres bounded by Central Avenue, MLK Boulevard, the railroad yards and
10th Street, including the former Cavalier manufacturing site. These major streets
and the railroad essentially “isolate” this area from the rest of the MLK community.
Most of the houses have been demolished leaving a large area for future
redevelopment. The location offers good regional connections via Central Avenue
and provides a great opportunity to bring additional employment, training and
even higher density housing to this often overlooked area of the MLK community.
A variety of uses could be appropriate on this site including higher density housing,
offices, light manufacturing or warehousing. Single-family housing is not likely
because of the proximity to the railroad yards and the “isolated” nature of the area.
Developing retail businesses on this site would also be difficult because the
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Major New Projects
topography drops off quickly from Central Avenue and MLK Boulevard. Any new
large scale development should consider vehicular access and the possibility of
connecting to O’Neal Street to discourage traffic through the residential areas.
Sorority Row in Charleston, SC
The area between 10th and 11th Streets has been approved for fraternity and sorority
houses. While a location closer to the university campus and the CBD would be
preferable for this use, the UT system has not given approval for an on-campus
location. Having been delayed for a long time, the fraternities and sororities want
to move forward with this private development project east of Central Avenue. Any
new fraternity housing in this area should be designed to allow a transition from
group housing to market rate housing such as condos, apartments or townhouses
in the future.
UNIVERSITY OF TENNESSEE at CHATTANOOGA
Many participants acknowledged the interdependent nature of the University and
the MLK community and they saw it as a great opportunity to influence the
redevelopment of the area. In recent years, the University has engaged in several
projects in the MLK community including the development of 423 units of new
student housing, Brown Academy, the Community Outreach Partnership Center
(COPC), and the first phase of the Downtown Greenway.
Unfortunately, some respondents felt that the gap between UTC and the MLK
community appears to be growing wider, despite new efforts to bring students
farther south into the district. A breakdown in community connections, both
physically and socially was identified by stakeholders and students. Many noted
that more partnerships were needed to bring a college feel to the MLK district and
create a “town and gown” relationship.
The University will soon embark on a new campus master plan that will be based on
sustainability principles and reflect the University’s goal to become an increasingly
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Major New Projects - UTC
residentially based campus. It is anticipated that the new master plan will use
existing University property to meet its academic and residential needs. With the
University’s emphasis on creating a green, pedestrian oriented campus, there should
be less emphasis on creating new surface parking and more emphasis on multimodel forms of transportation. The master plan should also respect the integrity of
the neighborhoods that border the University while exploring new ways the
institution can connect to downtown and close-by commercial activity. The
University should work to assure that its new master plan is respectful and consistent
with the ideas and vision of the neighborhoods and districts it adjoins.
The University should steer any new development projects (other than the
intramural fields at the former Engel Stadium) to the south or west to generate
economic activity in the MLK community and the CBD. Community programs and
shared classrooms could foster a more engaged role for both partners. Enhanced
north - south pedestrian connections along Lindsay, Douglas, and Palmetto Streets
can also promote more interaction between students, faculty, and MLK residents.
The NCAA track and field complex planned for the Engel Stadium area will provide
an outstanding facility for sports events and a place for MLK residents to walk to
for outdoor exercise. It also provides an important park-n-ride spot for those utilizing
the Mocs Express to get to classes and the main campus.
Banners such as these should be placed on campus and throughout the MLK Community.
Campus Identity & Connections - The UTC campus currently lacks a clear identity.
Monument signs could mark major gateways into the campus. Colorful banners
along McCallie Avenue and crosswalks painted blue and gold can animate this
important corridor.
Industrial Arts Program - Some faculty members have suggested an industrial arts
program be added to the UTC curriculum. Given the manufacturing history along
the southern edge of the MLK community, some classrooms and working studios
located in this area could build on this tradition and foster a unique partnership
between the University and community. Such a program could also provide training
for vocational skills and provide work space for craftsmen and artists in wood
working, metal works, furniture making, product design, glass and textiles.
Performing Arts - An opportunity may also exist to bring performing arts to the
“Boulevard” through the University. When surveyed, UTC students expressed an
interest in more music venues along MLK Boulevard and at the Bessie Smith Hall.
UTC has indicated its willingness to explore the possibility of locating portions of
its music and other fine and performing arts programs in UTC owned buildings on
MLK Boulevard. It is anticipated that the SimCenter and its programs will be relocated
within the next five years to a new site as that program grows to become the
National Center for Computational Engineering. The buildings currently used by
the SimCenter can be converted for use by the fine and performing arts programs to
provide an anchor at the eastern end of the MLK commercial corridor, thereby
providing an on-going institutional presence that is compatible with the community’s
vision for the area. Having a constant and consistent presence of UTC students on
MLK Boulevard is one of the critical ingredients to its revitalization as a vital
commercial street.
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MLK residents stated that the UTC campus
provides a “park-like” atmosphere for walks
and serves as a destination-point in their exercise routes.
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Fraternities and Sororities - Several fraternities and sororities have been “looking
for a home” for a few years. An on-campus location would be ideal as the “festive”
nature of these organizations can sometimes create conflicts with neighborhood
residents. A “Greek Row” or clustering of fraternities and sororities can provide
benefits such as shared space for parking, festivals or fundraising. If located along
Vine Street, near Lindsay and Douglas, these fraternal organizations would also
provide a boost to commercial businesses in the CBD and MLK. Whatever their
physical location, fraternities, sororities and other similar organizations, should
take a more active role in MLK neighborhood activities. The young may assist the
old, and students may find a “home away from home” in their MLK elders, churches
and neighborhood residents.
UTC students utilizing a crosswalk on
McCallie Avenue.
Food – Groceries & Restaurants - Besides participating in concessions and vendor
opportunities on campus, a real opportunity exits for MLK entrepreneurs to provide
the types of restaurants and healthy grocery products that would attract students,
as well as offering some southern favorites unique to MLK. When asked about
increasing their purchasing in the MLK area, students noted that the ability to use
their UTC meal card off-campus at nearby restaurants would also increase the
frequency of their visits to the MLK area.
Goal: Increase involvement and partnerships between the MLK community and
UTC.
1.
Schedule monthly meetings between UTC, MLK and other community
stakeholders to form partnerships on projects and report on progress.
2.
Partner with UTC to develop community programs or shared classrooms,
neighborhood parks, transit, or commercial businesses.
3.
Initiate a UTC banner program along McCallie Avenue and at other key
locations.
4.
Study the feasibility of an Industrial Arts Program at UTC with classroom
and studio space located in the southern portion of the MLK community.
5.
Study the feasibility of incorporating music studios along MLK Boulevard
as part of UTC’s performing arts programs.
6.
Consider ways to promote the shared use of Engel Stadium and the
proposed NCAA track and field area by MLK residents.
7.
Pursue a location on Vine Street, near Lindsay and Douglas, for new
fraternity and sorority housing to form a more permanent “Greek Row”
atmosphere near or on campus.
8.
Recruit new restaurants and grocers that would appeal to the UTC student
population and encourage them to accept student meal cards for purchases.
Urban grocery store example.
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9.
Encourage parking garages and multi-modal forms of transportation to
reduce the need for surface parking lots in and around the UTC campus.
10. Improve pedestrian connections to this area along O’Neal Street and
Central Avenue.
Mixed Use - New Commercial and Residential
Townhouse or Condominium Opportunities
“Greek Row” Fraternal Housing
Public Gathering Space
UTC Housing: Dormatories or Apartment Units
Direct Connection to UTC via Vine St.
Direct Connection to Bessie Smith Gateway via Lindsay St.
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THE STREET NETWORK
Over the past decade, Chattanooga has experienced a shift in development patterns as
reflected in the growing residential and commercial markets in downtown and adjacent
neighborhoods. Additionally, the community has become increasingly aware of the
environmental impacts of its daily actions, including commutes to work or school. Thanks
to existing infrastructure, location and demographics, the MLK community is in a prime
position to capitalize upon these shifts and the transportation network will play a vital
role in this transition. An effective urban transportation system must offer a balance of
options, particularly for those who cannot, or choose not to, drive a car. Urban
neighborhoods have a competitive advantage because their density and mix of uses make
transit feasible, promote walking, and help create a more sustainable community. For
MLK, this translates into a larger commercial base; increased connectivity to downtown,
UTC and other neighbors; and an improved quality of life for residents.
The foundation of a good transportation system is in place in the MLK community, but
participants identified some concerns including pedestrian safety, vehicular speed, traffic
noise, absence of bicycle routes and racks, the lack of an efficient CARTA connection to
the CBD, and poor signage. Addressing these issues will help revitalize the area as a
vibrant and sustainable urban neighborhood in the larger context of downtown
Chattanooga.
Major Streets - In today’s auto-oriented environment, maintaining a properly functioning
and efficient street network is a primary concern, but it is essential to embrace streets as
more than just corridors for cars and trucks. They should be designed to also accommodate
transit, bicycles, and pedestrians and to support local commercial districts through a
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Transportation - The Street Network
The only significant change needed in the MLK street network is the conversion of
sections of Lindsay and Houston Streets to two-way. Doing so will provide more
direct routes to destinations and increase access for businesses, while creating an
environment more conducive to pedestrians. The southernmost block of Lindsay
Street is currently being reconfigured to provide more on-street parking to serve
Warehouse Row. Further north on Lindsay and Houston, one side of the existing
on-street parking may need to be removed to accommodate two-way traffic, but
doing so would improve street connections in the downtown and maximize the use
of the intersections at Riverfront Parkway. Fortunately, the MLK area has a good
street network in place that facilitates both vehicular and pedestrian traffic. This
grid formation of streets and blocks allows traffic to be dispersed among multiple
streets, rather than all traffic being funneled onto one or two large congested
thoroughfares as often happens in the suburbs. It is important to preserve and
make the best use of this street grid for optimum efficiency. By minimizing dead end
streets, one-way streets, and alley closures, the mobility of the area can be maximized
and traffic can flow without obstructions or confusion.
Residents identified neighborhood streets such as Palmetto, Park and Magnolia as
good walking streets. This may be attributed to the natural traffic calming that
these “cranky” streets provide as they jag left and right through the district. Keeping
traffic speed down on the neighborhood streets is important and additional
measures may be needed for key streets like 10th and 11th.
Lindsay, 10th, 11th and Houston Streets provide access to Warehouse Row and the CBD,
but their one-way designation causes difficulty in getting around, especially for outof-town visitors.
Major and minor streets are highlighted here
to illustrate existing street network and the
urban grid.
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vibrant and active public realm. These roles are equally vital to the well-being of a
commercial district and residential neighborhood.
Recommended Actions for Streets:
1.
MLK Boulevard Commercial Area
Convert portions of Lindsay and Houston Streets to two-way.
Alleys - Alleys are also an important link in the street network of a community,
especially one in an urban area, and they provide a number of benefits for both
residents and commercial businesses. Alleys provide access to parking behind the
buildings, alleviating the need for curb cuts (driveways) on the major streets.
Numerous curb cuts actually worsen traffic congestion by increasing in-and-out
traffic along a corridor. Curb cuts also decrease pedestrian safety as cars pulling
out from between buildings conflict with foot traffic on the sidewalks.
Limiting curb cuts and using alleys also helps improve the aesthetic appeal of a
street. Residential streets lined with driveways and garages do not have good
“curb appeal.” Similarly, numerous curb cuts and parking lots fronting commercial
streets reduce their retail potential by creating “dead zones” along the street.
Commercial streets should be thought of in the same way as a shopping mall.
Empty storefronts and gaps in the retail frontage are always avoided. Keeping a
shopper’s interest requires a continuous line of storefronts.
Business owners often worry about the loss of customers if parking is placed
behind the buildings, but retail developers across the country are finding that
maintaining a continuous line of storefronts is more important, and parking behind
the buildings can be easily accessed via pedestrian passages between the buildings.
Alleys also provide a convenient place for municipal services such as garbage
pickup and utility lines, eliminating the need for overhead wires and trash bags
lining the city streets.
Recommended Actions for Alleys:
1.
Retain existing alleys and improve those that need resurfacing or the
clearing of brush.
2.
Prevent new curb cuts (driveways) on McCallie Avenue and MLK
Boulevard and require the use of alleys, where they exist, for vehicular
access to businesses.
3.
Require the use of alleys, where they exist, for vehicular access to residential
developments.
Alleys serve multiple purposes, including providing connectivity and access.
In today’s climate of rising fuel prices and environmental concerns, walking, biking
and public transit are becoming increasingly popular alternatives to the automobile.
Not only can these alternatives save money, they also reduce air pollution and
improve our health by getting us out of our cars and walking more. Additionally, as
the baby boomers age, more seniors will be looking for alternatives to driving.
Neighborhoods like MLK, that have the density and mix of uses to support these
alternatives, will have a significant competitive advantage over more sprawling,
low density suburban communities in the future.
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Transportation - Transit
Goal: Increase the number of transportation options in the MLK community,
particularly for the young and the elderly.
Transit - Transit can provide a viable option for those who cannot or simply
choose not to rely on an automobile as their primary means of transportation. As
seen with the Downtown electric shuttle, transit can also be an economic stimulus,
but some specific elements must be in place for transit to work.
Effective transit systems require average housing densities of at least 12 units per
acre. Even higher densities, coupled with a concentration of commercial businesses
and other destinations, are required for more frequent service like the Downtown
shuttle. Some higher density housing in the MLK community will therefore be
necessary if residents and businesses want access to an efficient transit system.
While the idea of higher densities raises concerns from many residents, it is important
to understand that higher densities do not have to equate with lower quality
buildings or a preponderance of rental housing. On the contrary, a balanced mix of
for-sale townhomes or condominiums and small apartment buildings or garage
apartments can be well designed to fit in with the surrounding single-family homes
and contribute to a more stable community over time. Both the support of, and the
need for, additional transportation options will develop proportionally with an
increase in population in the MLK community.
The MLK community is currently served by #4, #7, #13 and #14 routes, however, a
timely connection with the CBD is lacking. Buses on the #4 and #13 routes run on
large loops which make a frequent connection to downtown very difficult. A
neighborhood circulator route could provide more frequent service while also
integrating UTC with the overall transit network and the MLK neighborhood. A
route running east on MLK Boulevard and south on King Street would serve as a
natural east-west extension for workforce concentrations along MLK Boulevard.
Additionally, it would conveniently connect the area to Shuttle Park South on
Market Street and the Downtown Electric Shuttle.
The extension of Downtown’s free Electric Shuttle to cover the MLK Boulevard
commercial corridor would be invaluable for the area, as it would reestablish the
“Boulevard” as a true destination for locals and tourists alike. But until a major
commercial anchor or cultural destination is in place, along with significantly
increased numbers of residents and visitors in the area, extending the Downtown
Shuttle to MLK will not be possible. Although, given time and the rise of a major
development in the Westside, an east/west electric shuttle may be more feasible. A
neighborhood route, working with UTC’s Mocs Express or a private service may be
a better option for the district in the short term.
Both existing and new routes would be strengthened with quality transit shelters,
signs marking all bus stops, clear and legible maps and schedules, modern transit
technology, and more effective marketing. A concerted effort should be made to
raise the general awareness of CARTA services. An updated website with real-time
route information and an interactive wayfinding map would be an excellent tool for
increasing ridership and serving the MLK community.
The #14 MOCS Express has seen a significant increase in ridership over recent
years as the University transitions from a commuter campus to a more traditional
university with many students living on campus. As this trend continues and
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CARTA’s Free Electric Shuttle serves the Downtown
CBD from the Aquarium to the Choo-Choo, and north
to Frazier Avenue. Future routes should consider
East/West needs between the Westside, the Riverfront
and the MLK area.
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demand grows, an increased University presence in the neighborhood would
provide a valuable influx of customers to businesses along the MLK commercial
corridor and increase demand for services like a grocery. Providing convenient
transfer points from the MOCS Express to CARTA’s main line bus routes will greatly
improve mobility of the student population and potentially strengthen the customer
base for MLK businesses.
This major bus stop without signage or shelter at 12th and Market Streets illustrates the
need for improvements to transit services.
Key Points
Nationally, Vehicle Miles
Traveled (VMT’s), or number of
miles driven, has grown tremendously. Americans are spending
more time in their cars than ever
before according to the Federal
Highway Administration.
Recommended Actions for Transit:
1.
Improve transit connectivity between downtown, the MLK community
and UTC with the addition of a neighborhood circulator route that would
extend from downtown to Warner Park.
2.
Zone appropriate properties on the edge of the residential neighborhood
or on large corner lots for higher density housing, and encourage loft
housing in all multi-story commercial buildings to increase the overall
average housing density in the MLK community to support transit.
3.
Provide transit shelters at key locations. Provide signage, easily legible
maps and current schedules at all major transit stops.
4.
Study the feasibility of an Automated Vehicle Location System with real
time route information at transit stops and online to show bus arrival
times.
5.
Initiate a transit marketing campaign to increase community awareness of
CARTA services.
Potential ways to reduce VMTs:
• 4-day work week or
telecommuting
• Using Alternative modes of
Transportation
• Ridesharing and carpooling
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Transportation - Pedestrians
Pedestrian activity should be made a priority in the
MLK area with enhancements made throughout
the district, especially where sidewalks need repair
as shown above.
This Fort Wood streetscape below both enhances
property value and encourages pedestrian traffic
while preserving local heritage.
Pedestrians - A safe and comfortable pedestrian network improves connectivity,
promotes healthy lifestyles, supports ground floor retail and restaurants by animating
the sidewalks, and increases the visual appeal of any community. Sidewalks are
plentiful in the MLK community, but some streetscape improvements would
strengthen the pedestrian network and provide a broad range of benefits to
residents.Trees planted along every street will provide needed shade and improve
the “curb appeal” of the community. Well marked crosswalks, pedestrian lighting
where needed, and wayfinding signage will encourage walking and support MLK
businesses. The adopted Downtown Plan, which included the MLK area, defines
the appropriate streetscape improvements throughout the downtown area. Any
future street or sidewalk improvements in the MLK community should follow this
streetscape policy guide (See Public Realm - Streetscape and Sidewalks for
additional streetscape information).
A quarter-mile is an accepted measure of the distance people are generally willing
to walk to a destination. Areas within a quarter-mile of commercial centers, schools,
parks and other major community destinations should be given priority for any
sidewalk improvements.
Pedestrian safety can be addressed by lowering vehicular speeds and establishing
street-sidewalk “barriers.” On-street parking does both. In addition to supporting
local businesses, on-street parking provides a layer of protection between
pedestrians on the sidewalk and cars traveling along the street. Cars parked along
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the street also help “calm” traffic as motorists must watch for opening car doors
and cars pulling out of on-street spaces. For these reasons, the existing on-street
parking spaces in the MLK area should be retained. Sidewalk “bump outs” at
intersections also increase pedestrian safety by shortening the crossing distance,
while providing some protection for cars parked along the street.
Recommended Actions for Pedestrians:
1.
Mark all crosswalks throughout the MLK community.
2.
Retain existing on-street parking.
3.
Include sidewalk bump-outs in all street and sidewalk construction projects
where appropriate.
Bicycles - Bicycles are gaining popularity in Chattanooga as a viable means of
transportation. Given MLK’s demographics, proximity to downtown and the general
distances between major destinations, the neighborhood lends itself to biking.
Approximately 60 percent of neighborhood residents fall within the highest
demographic of cyclists, ages 18 to 35. Amenities must be in place to support
cycling. Benches, bike racks, and air pumps would make commuting easier and
more convenient for riders. All bicycle routes and other improvements should be
made in accordance with the Chattanooga Bicycle Master Plan. Some designated
routes may need to be reconsidered, however, as the Bicycle Master Plan was
adopted prior to the conversion of McCallie and MLK to two-way traffic. While
most cyclists would prefer dedicated bicycle lanes, many urban streets are not wide
enough to accommodate them. Shared bicycle routes may be necessary along
many streets in the MLK area. Having shared lanes on McCallie Avenue would
accommodate east-west traffic, and shared lanes on Palmetto and Douglas Streets
would help expand the bicycle system into the northern and southern areas of the
community.
Recommended Actions for Bicycles:
1.
Develop future changes in accordance with the Chattanooga Bicycle
Master Plan.
2.
Install a shared travel lane with “share the road” signs along McCallie
Avenue.
3.
Install shared travel lanes along Palmetto Street and Douglas Street.
4.
Place amenities such as benches and bike racks at new commercial
developments, key destinations, and major areas of interest.
5.
Complementary elements, such as a public education program or employee
and student incentive programs, should also be undertaken to increase
general awareness and encourage cycling.
Rail - With the rise in fuel prices spurring a rethinking of how we travel, plans
are currently being studied for a high speed rail service between AtlantaChattanooga-Nashville and beyond. Economic and efficient high speed rail may
not be far off. Because of its proximity to downtown and existing rail lines, the
MLK community could play an integral role in Chattanooga’s future rail service.
Neighborhood leaders should monitor this situation and position themselves to
encourage and accommodatethis future growth.
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Public Realm
A major public space sits at the Chattanooga
African American Museum and the Bessie
Smith Hall as a Gatweway into the MLK
Community.
PUBLIC SPACE
Public realm includes sidewalks, parks and plazas, greenways, streets and sidewalks,
and public buildings. These public spaces belong to everyone. It’s where we gather,
where we relax, where we play, where we express ourselves, and every single day it’s
where we move about the city, whether in a car, on foot, or on a bicycle. Successful
downtowns and urban neighborhoods have quality public spaces. Public spaces
are often what visitors remember about a city. They are places that encourage
interaction, promote rituals, evoke imagination, stimulate celebrations and foster
community spirit. Public spaces must be inclusive and democratic, a place for idea
sharing, celebrations and human interaction.
Public spaces can also be vital to the ecological health of a city. They provide
important habitat for animals. Trees help clean the air and provide valuable shade
during the scorching months of the Southern summer. Forested areas help cool the
City, and natural areas provide opportunities for recreation and harmony with native
wildlife.
Additionally, quality public spaces can add economic value to a district. Great public
spaces can serve as catalysts for business and increase the value of adjacent
properties. One needs look no further than Coolidge Park and Frazier Avenue to
verify this fact.
An example of a colorful, urban sidewalk
and street cafe.
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Public Realm - Streets
This plaza in downtown Knoxville
provides a rich public realm experience that features seating, walking,
dining, shopping and green space.
Streetscape and Sidewalks - Streets are our most important public spaces. Most
of us, and particularly visitors, experience a city from the street, whether in a car, on
foot, on a bicycle or on a bus. Careful attention must therefore be given to the
design of our streets and sidewalks. Street can be thought of as an outdoor room
with the facades of buildings forming the walls to that room. For that reason, even
the design of private buildings has a direct impact on the quality of these most
important public spaces.
When assessing transportation infrastructure in an urban setting, it is essential to
embrace the concept of streets as livable streets and more than simply corridors for
cars and trucks. These roles are equally vital to the wellbeing of a commercial
district or residential neighborhood. Along with handling the flow of traffic, streets
also support local commercial districts through the creation of a vibrant and active
public realm. Furthermore, livable streets serve as a center for community life. As
previously discussed, ‘the Boulevard’ will always be tied to its rich history of street
musicians, neighborhood gatherings and an active and diverse citizenry.
Establishing livable streets in the MLK neighborhood will help return the area to its
roots. The basic streetscape infrastructure is in place in the MLK community, but
additional enhancements could unify the commercial corridor along MLK Boulevard
and improve the visual image of the entire community.
McCallie Avenue and MLK Boulevard are the most highly trafficked streets in the
area and serve as the primary east-west corridors for travel to and from downtown.
While it is imperative that traffic flow smoothly along these corridors, additional
streetscape improvements could be valuable in drawing attention to ground floor
businesses and capturing commuter traffic. To encourage more pedestrian activity,
streets and sidewalks must also be comfortable. This can be accomplished with
trees, well marked cross walks, benches, pedestrian lighting, water fountains, trash
receptacles and public art. Colorful banners and wayfinding signage displayed
along the streets would also give the MLK community, and the university, a unique
identity and animate the streets.
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Public Realm - Streets
The above map is a diagrammatic study of existing public space and greening in the MLK Community. Illustrated above is a 5-minute walking
distance from major green spaces. Areas within these radii should be targeted for enhancements, new parks and greenway connections.
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Key Points
The National Park Association
notes the importance of having
adequate amounts of public
space in urban areas. Generally, an area is best served if
parks, open space, greening
and/ or plazas are found every
4 to 5 blocks to facilitate
walkable distances to residential neighborhoods or commercial districts.
Many north-south streets, such as Douglas, Lindsay, and Palmetto, could also
benefit from additional tree cover, as these streets are used by many pedestrians
and serve as major connections.
Recommended Actions for Public Realm:
1.
Coordinate additional streetscape improvements with new
commercial investment in the area.
2.
Expand the City’s public art program to the MLK corridor and
McCallie Avenue.
3.
Add street lights to dark areas and primary pedestrian ways
within the commercial district.
4.
Study 10th and 11th Street for needed repairs and maintenance to address
issues of crumbling sidewalk sections, overgrowth and cracks or buckling.
5.
Institute a merchants’ collective that promotes the private stewardship of
the streets and sidewalks and awards outstanding businesses.
Streetscape Priorities and Standards - Streetscape improvements represent a
significant investment and, therefore, must be applied judiciously to commercial
centers and to streets that have high pedestrian traffic that connect important civic
destinations. The following street types should be given priority for streetscape
improvements.
8th Street is considered a
“Neighborhood Street.”
•
Commercial Centers - Comprehensive streetscape improvements
(including sidewalk and crosswalk pavers, pedestrian lighting, street trees,
and street furniture) should be limited to the core business district of the
downtown and to the sections of the primary streets that function as
primary pedestrian routes. Streetscape improvements may also be
appropriate within neighborhood commercial centers that fall along these
corridors, but should be limited to one or two blocks on each side of the
intersection. Public funding is appropriate for these areas.
•
Primary Streets / Special Streets - These streets are major vehicular
corridors and part of the primary grid network. Streetscape improvements
should be less elaborate than those within the commercial centers.
Pedestrian lighting may be eliminated, sidewalks may be plain concrete,
and crosswalks may be thermoplastic striping rather than pavers. Public
funding is appropriate for these areas.
•
MLK Community PLAN
February 2009
Georgia Avenue
Central Avenue
McCallie Avenue
MLK Boulevard
Secondary Streets - These streets connect parks, major destinations,
public institutions, and neighborhoods. Streetscape improvements here
may be unique and may include features such as landscaped medians,
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Public Realm - Streetscape
ML
KB
oule
var
d
Benches at 12th and Market Streets
Streetscape Priorities
banners or special lighting depending on the district and function of the
street. Public funding is appropriate for these areas.
5th Street (through UTC)
6th / Vine Streets
11th Street (Market Street to the Greenway)
Palmetto Street
•
8th Street
Neighborhood Streets - These streets are located in residential areas
and connect parks, schools, greenways and neighborhood commercial
centers. Streetscape improvements on these streets should be limited
to plain concrete sidewalks with an emphasis on trees in the private
realm and perhaps lighting. Neighborhood involvement and
partnerships should be sought for tree planting and other streetscape
amenities along these corridors.
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Public Realm - Gateways
Public Art should enhance the character of
the area while reflecting the culture and history of MLK as does this mural.
Gateways and Wayfinding - Gateways serve vital roles within a neighborhood.
They provide a unique sense of place and arrival, create a positive first impression,
reinforce boundaries and improve wayfinding. Often times, this is accomplished
through a monument, unique signage, community markers or public art projects.
These projects serve as excellent devices for encouraging the community to take
an active ownership in its public realm. Gateway locations are excellent places for
informational kiosks featuring maps and signage that help visitors find their way to
local destinations.
A wayfinding kiosk located in the Riverfront
District
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Public Realm - Parks
The City’s Wayfinding Program currently only extends throughout the Riverfront
(south shore) and North Shore area. This coordinated system of signs directs
motorists and pedestrians to major public destinations. Plans already exist for
extending this Wayfinding System throughout the urban area once funding is in
place. Additionally, the bridge viaducts from the MLK neighborhood to Warner
Park and the National Cemetery should be enhanced with hanging baskets, baners
or other elements to promote pedestrian use and offer better access to residents to
these major park spaces.
Recommended Actions for Gateways and Wayfinding:
1. Establish primary Gateway locations on the west side of the
neighborhood at MLK Boulevard and Lindsay Street, and on the east
side at Central Avenue.
2. Consider secondary Gateways for more specific destinations such as
UTC and between the commercial mixed-use district and the more
residential eastern half of the neighborhood.
3. Design and install banners along MLK Boulevard and McCallie Avenue
to animate the corridors and provide a unique identity for the area.
4. Expand the City’s Wayfinding signage program beyond the
riverfront to include the MLK area and to provide
consistency among streetscape improvements, signage and
other street elements.
A small pocket park or “tot lot.”
PARKS AND PLAZAS
Commercial Components - The MLK community already has several parks, but
when asked what was needed in the MLK community, residents emphasized trees,
parks and streetscape. The results of other recent downtown surveys are the same.
Attracting new residents to urban neighborhoods requires more quality green
spaces. Some existing parks in the MLK community, such as the recently developed
Whiteside Park on MLK Boulevard, lack programming or need additional plantings
or park furniture to provide the quality public spaces needed in this community.
The lawn in front of the Bessie Smith Hall is well maintained, but additional
programming would increase its use and solidify its position as a major community
gateway.
Small plazas between commercial buildings, such as Jack’s Alley between Broad
and Market Streets, can also provide additional public space as well as areas for
outdoor cafes. These plazas can also improve accessibility to storefronts from
parking lots located behind commercial buildings. Public art can help animate
public spaces and should be an integral part of any parks or plazas in the MLK
community.
Parks and Recreation - Residential Components - The MLK Community would
benefit from more small scale “pocket” parks, much like Perkins Park in Fort Wood.
These parks should be quiet places with plenty of shade and beautiful plantings
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Example of an apartment complex that incorporates public space
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MLK Community PLAN
February 2009
Public Realm - Parks
where residents can relax and enjoy an afternoon or toddlers may play. Ideally,
they should be located every four or five blocks or a 5 minute walk from homes and
businesses. The Ted R. Bryant, Sr. Park on Fairview Avenue is a smaller, familyfriendly park with a playground. This park should be edged with new housing to
provide more “eyes on the park” and to increase its use. The 8th Street area offers
many vacant lots or corner locations where a pocket park may be suitable.
Additionally, 10th Street has a generous planting strip at the street edge. A linear
park should be considered to enhance this residential area. Complete with tree
plantings, native species flowers, and benches, this setting may be an ideal place to
take in views of Lookout Mountain or western sunsets.
The wide verge or green strip on 10th Street
is a perfect spot for increased plantings and
a“garden-way” for pedestrians.
At either end of the MLK Community are two great regional parks that serve
Chattanooga – Miller Park, and Warner Park, along with Engel Stadium and the
National Cemetery. Connections to these parks from the MLK community should
be improved whether by pedestrian access or with future roads such as a 5th Street
or 10th Street extenstion to the east.
Community Gardens - With a growing emphasis on local and organic food,
community gardens are gaining in popularity around the country and ranked high
with MLK residents as well. The Community Kitchen and Farmers Market site
would benefit from the incorporation of a community garden, providing a place for
residents to congregate and learn the art of growing together. Other small vacant
lots throughout the community could be transformed into community gardens.
Community gardens should promote sustainable agricultural practices. They may
provide educational opportunities for young and old alike to build stewardship,
social activity and a better understanding of the food cycle.
The Downtown Greenway from UTC to MLK Blvd.
The Downtown Greenway - Greenways and tree-lined streets should connect parks
to each other and to other major destinations, such as schools, to provide a
continuous network of “green infrastructure.” The Greenway should also be
extended further south and north to Finley Stadium and the Riverwalk. Students
MLK Community PLAN
February 2009
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Public Realm
envisioned use of the existing railroad right-of-way for a “Mocs” tram, train or
trolley to carry passengers to and from UTC games and events at Finley Stadium
and the MLK Boulevard commercial district.
Goal: Provide a connected system of green spaces within walking distance of all
homes and businesses in the MLK community.
Recommended Actions for Parks and Plazas:
1.
Encourage private businesses to fund and maintain small parks and plazas
on vacant lots and within new development, especially in underserved
areas.
2.
Extend the Downtown Greenway north to connect to the Riverwalk and
south to connect to Finley Stadium.
3.
Plant additional trees and add benches and other park furniture called for in
the design for Whiteside Park.
4.
Promote higher density housing around Ted Bryant park.
5.
Improve pedestrian connections to both Miller Park and Warner Park from
the MLK community.
6.
Promote the use of drought-tolerant plant species for landscaping to
conserve water.
7.
Incorporate a community garden at the Farmers Market site or Community
Kitchen.
8.
Identify small vacant lots throughout the area for community gardens.
9.
Create a small “pocket” park between Palmetto Street and Central Avenue
on 8th Street.
An example of greening and landscaping
provided by a business and the private sector
to enhance the public sector investment of
sidewalks and streetscape.
10. Repair sidewalks, add lighting where needed, and immediately clean up
overgrown lots and graffiti to maintain a clean, safe environment.
Safety and Security - Safety is a big issue in the MLK community. A survey of UTC
students, conducted by the Regional Planning Agency in March 2008, revealed that
many students do not feel safe crossing over campus boundaries and into the
greater MLK community. Among their insecurities, students said that panhandling
and loitering were the greatest issues. Community homeowners have also spoken
out about feeling uneasy walking along the neighborhood streets.
These problems might be solved by introducing a heavier police presence in the
neighborhood. More frequent police patrol, especially if on foot or bicycle, would
help both students and residents feel safer in the community.
Recommended Actions for Safety and Security:
SECTION
1. Institute a crime watch program and build a relationship with officers
at the new police station planned for 11th Street. Involve UTC
security.
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3
MLK Community PLAN
February 2009
Public Realm
Topography - Two landmark attributes of the Chattanooga area are the ridges and
river. MLK has a role in promoting these unique assets since our everyday lives are
affected by the natural setting of trees, hillsides and water. Traditionally, cities
have built their most monumental and sacred structures on high ground. The MLK
community should look at their varied topography not just as a challenge, but as an
asset that is representative of the natural setting of the Chattanooga area.
The elevation of the MLK area ranges from 750 feet to 670 feet with the most drastic
change found in the “middle’ of the study area. A hillside in the MLK community
that is most sensitive is the area extending north and south from 8th Street between
Houston and Baldwin Streets. A significant change in topography also exists from
the knoll of UTC dropping north to the river and south to MLK. These steep slopes
can hinder pedestrian activity, adding even more reason to make sure streets offer
pleasant walks with tree plantings and stops along the way in the form of parks,
plazas or kiosks and transit options are available.
Viewsheds - Several highpoints offer tremendous views from the MLK area. The
southwestern vista lends itself to views of Lookout Mountain and Missionary
Ridge. While every building will block a view of something, a few key public views
can be identified and preserved. The view from the lawn in front of UTC’s
Administration Building on McCallie Avenue is special, as are certain street corners
and rights-of-way near 10th Street. The Downtown Greenway offers an incredible
vista as it crosses McCallie and meanders downhill. Benches or other seating
should be considered for this area to encourage a place for reflection and enjoyment.
A master plan for public space that addresses green spaces and parks can integrate
the community’s priority views once identified.
This topographic map of the MLK
Community illustrates the steep slopes
of the area; the red dot at UTC represents the highest point with a descent
to the south and MLK Blvd.
MLK Community PLAN
February 2009
88
Natural Resources
Most urban neighborhoods have a higher
level of sustainability due to location and
compactness. By adding in green spaces
and gardens, environmental benefits are
increased.
NATURAL RESOURCES
The natural resources of Chattanooga and the surrounding area are precious and
should be protected and conserved. Urban areas are not often thought of as havens
of natural resources or as environmentally sustainable, but in fact, when looking at
the big picture, they are. Urban communities are more densely developed and have
a greater variety of businesses and housing. These qualities make them more
sustainable because people drive less, meaning air pollution is reduced and fuel is
conserved. Buildings in urban areas are usually multi-story and have common
walls, so energy is saved in heating and cooling. Because cars and trucks and the
energy used in buildings are two of the biggest contributors to greenhouse gas
emissions in this region, compact, mixed use, walkable communities are perhaps
our best long term solution for sustainability.
In 2006, Chattanooga Mayor Ron Littlefield signed the U.S. Mayor’s Climate
Protection Agreement. This agreement, which has been signed by more than 800
city governments to date, commits local governments to “reduce greenhouse gas
(GHG) emissions to 7% below 1990 levels by the year 2012.” This agreement
suggests many actions that can be taken by cities including encouraging “smart
growth” and infill development.
At the micro level, even more can be done to make neighborhoods and individual
buildings more sustainable, such as increasing the tree canopy, reusing old industrial
sites and employing more “natural” methods to manage stormwater.
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MLK Community PLAN
February 2009
Natural Resources
The MLK community can serve as a model for sustainable neighborhoods in
Chattanooga, with one of its richest assets being the urban setting and diverse mix
of uses. As more development occurs, the natural resources and sustainability
issues must be considered.
Water Quality and Quantity - Our water supply is the life sustaining circulatory
system of our community and must be protected. Unfortunately, our water system
is often out of sight and out of mind, particularly in urban areas, until a street floods
or sewers back up. Redeveloping urban areas can, however, include creative
solutions to improve water quality and conserve water.
The surface parking lot at Finley Stadium
uses pervious paving to allow better storm
water management and features trees as a
“parking orchard.”
The MLK community has a great number of parking lots. These lots, combined with
other impervious surfaces, such as rooftops and streets, prevent rainwater from
seeping slowly into the soil where it is naturally cleaned and replenishes our
groundwater. Instead stormwater is funneled into street grates and piped to the
wastewater treatment plant at Moccasin Bend. Polluted runoff, such as oil and gas
from vehicles washes into city sewers with each rain and some of this polluted
stormwater washes into our rivers and streams. Improper construction activities
can also increase the amount of sediment in our rivers and streams.
Rather than spending public tax dollars to transport and clean this stormwater
using manmade facilities, we should allow stormwater to filter through the soil.
This requires the use of porous (pervious) paving in parking lots, “green” roofs,
more trees, and more unpaved green spaces. Natural retention ponds, such as the
one on 13th Street at the Chattanoogan, can also be incorporated in new
developments to filter stormwater.
Water quantity is also an important issue. Although the Chattanooga region
currently has an ample water supply, we should not become complacent. We have
all seen what is happening in the Atlanta region. All citizens can conserve water
with a variety of simple actions from installing rain barrels to turning the faucet off
when brushing their teeth.
Goal: Improve the water quality of our rivers, lakes and streams and conserve
water.
Recommended Actions for Water Quality and Quantity:
MLK Community PLAN
February 2009
1.
Incentivize the use of pervious paving in parking lots and driveways.
2.
Promote green roofs in new developments and renovations.
3.
Reserve land for parks and passive green spaces throughout the MLK
community.
4.
Plant trees along every street and in every parking lot.
5.
Use stormwater Best Management Practices for all new construction.
6.
Reuse “graywater” collected from roofs, streets, and parking lots to irrigate
landscaping and street trees.
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Natural Resources
7.
Initiate an education program to promote water conservation in homes
and businesses using rain barrels and other collection techniques.
THE URBAN FOREST
Trees are extremely important in urban settings. Trees provide shade, thereby
lowering temperatures and reducing the heat island effect caused by lots of hard
surfaces. Trees and other vegetation provide noise reduction, and they aid in
managing stormwater runoff. Trees also help us reduce our carbon footprint by
absorbing carbon dioxide, the main “greenhouse gas.” The Downtown Plan and
the June 2008 Interim Report for Chattanooga’s Climate Action Plan both call for a
minimum of 15% tree canopy cover in the urban area to have a healthy environment.
Trees provide additional economic benefits by making an area more attractive.
Studies have shown that lots with mature trees typically sell for more than
comparable lots without trees.
The aerial photo in Section 2 illustrates good tree canopy cover in the eastern
residential section of the study area, but the remainder of the district is severely
lacking in trees, with the exception of some street trees and other green spaces on
the UTC campus. In recent years, McCallie Avenue has lost much of its mature,
overhanging tree canopy. Some of the trees in the MLK area are very large and very
old and should be carefully protected. Some neighborhoods, such as Fort Wood,
recognizing the value and historic character of their trees, have ordinances in place
to preserve them.
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SECTION
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MLK Community PLAN
February 2009
Natural Resources
Parking lots throughout the MLK community desperately need trees. “Parking
orchards” would greatly improve the visual appearance of the area and help reduce
stormwater runoff. Quality green spaces should be maintained on 10th and 11th
Streets around the government district. City Hall and other civic buildings warrant
superior landscaping in order to remain representative of the Chattanooga
community. City parking lots for these areas should also be enhanced with trees.
Several initiatives to increase Chattanooga’s tree canopy, such as the City’s Urban
Forestry program, the Tree Commission, Take Root, and the Chattanooga Landscape
Ordinance are already in place. Yet, the City government cannot be the sole steward
and champion for trees; residents and businesses must get involved in the greening
of their area by working in partnership with the appropriate agencies.
Goal: Increase the overall tree canopy cover in the MLK community to a minimum
of 15%.
Specific species of trees have been identified
for use in the Downtown and surrounding
urban areas.
Recommended Actions for the Urban Forest:
1. Carefully preserve existing trees in new development projects.
Key Points
Studies by American Forests
and other conservation
organizations indicate that a
minimum of 15% tree canopy
cover is required in urban
areas to filter pollutants,
absorb stormwater and reduce
the urban heat island effect.
Currently, downtown
Chattanooga only has an
estimated 8% tree canopy
cover. Zoning regulations for
the downtown now require that
one tree is planted per every
five parking spaces in new
parking lots, which equates to
a 15% tree canopy cover.
MLK Community PLAN
February 2009
2.
Adopt a minimum requirement of one tree for every five parking spaces in
zoning and development regulations.
3.
Add new street trees to all streets, starting with those most traveled such
th
MLK Boulevard, McCallie Avenue, 10 and 11th Streets.
4.
Increase coverage in the residential area with a study of future planting
locations including McCallie Avenue, MLK Boulevard, Baldwin and
Peeples Streets and Central Avenue.
5.
Continue the formal streetscape pattern found on 11th Street near the
Community Kitchen to the government district to highlight the civic
buildings and enhance the walk that links these areas.
6.
Improve the eastern end of 10th Street by adding trees and other vegetation
between the sidewalks and roadway in the generous “verge” or green
strip. The creation of a “garden street” may be helpful in marketing and
attracting new residents to this area.
7.
Establish a neighborhood tree planting program to increase and maintain
tree cover and adopt a tree management plan that looks at existing trees
and future needs.
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Sustainability
SUSTAINABILITY
Air Quality - Activities affecting air quality come from sources that are both local
and from the greater region (coal-fired power plants). Local contributions include
vehicle emissions (both on-road and off-road), construction and excavating
equipment, and even lawn mowers. Additionally, temperature inversions and our
region’s topography contribute to the air quality challenges faced by our community.
Cars and trucks are primary contributors and as the number of vehicles on the road
continues to increase, the problem is exacerbated. Between 1980 and 2007, the
number of vehicle miles traveled in the U.S. outstripped population growth with
increases of 103% and 33% respectively. Urban residents have an advantage
because they often live closer to work and other daily activities, reducing the need
to drive everywhere. Transit also works better in urban areas because of the higher
densities. As a countermeasure to air pollutants, trees and green spaces act as the
city’s lungs and help filter the air.
Goal: Reduce the amount of pollutants emitted into the atmosphere.
Recommended Actions for Sustainability:
1.
Actively promote the use of public transportation, bicycles, car and van
pooling, flexible work scheduling by employers where possible, alternative
fuels, and alternative-fueled vehicles.
2.
Identify and build upon key areas for urban forest and green spaces that
serve as buffers, such as along the railroad rights-of-way, and alleys.
Brownfield Reclamation - Brownfields are real property, the expansion,
redevelopment, or reuse of which may be complicated by the presence, or potential
presence, of a hazardous substance, pollutant, or contaminant. Cleaning and
reinvesting in these properties takes development pressure off of undeveloped,
open land and improves and protects the environment (U.S. Environmental
Protection Agency, 2008). Official Brownfield sites have been designated as such
by the U.S. EPA, but many old industrial sites located in central cities can generally
be considered brownfields.
The property located west of the Farmers Market probably requires extensive
environmental remediation and should therefore be considered for other uses such
as open space or perhaps a forested area. “Clean” vacant lots could be reused as
community gardens or parks.
Goal: Reuse or redevelop all brownfield sites in the MLK community.
Recommended Actions for Brownfield Reclamation:
1.
Identify brownfields that are suitable for community gardens or parks.
2.
Initiate the bioremediation of any contaminated areas and plant vegetation
to buffer and diminish the impacts. Consider a planted orchard for the site
south of 11th Street at Baldwin and 12th Street.
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MLK Community PLAN
February 2009
Sustainability
Energy Conservation - Electricity and natural gas use comprise 57% of
Chattanooga’s greenhouse gas (GHG) emissions. Energy conservation initiatives
represent a unique opportunity because many of these measures can be implemented
with little or no changes in current technology. Most can even save money.
Goal: Reduce energy use in the MLK community.
This green building in the Northshore is
LEED certified and features recycling,
local materials, and low-energy consumption, among many other environmentally-friendly aspects.
Green Buildings - Buildings account for one third of society’s energy use and one
third of our GHG emissions. Green building practices have the ability to significantly
reduce those numbers. In addition to being energy efficient, green buildings have
many environmental, social, and economic benefits. Through the use of natural
lighting and low volatile organic compound (VOC)-emitting materials, green buildings
are healthier places to work and visit. Because green building standards often
require that materials be sourced regionally, they boost the local economy. Some
green buildings can even put energy back into the grid using solar, wind, geothermal
and other alternative energy technologies. Techniques as simple as using a light
colored or white roof top material or establishing planted green roofs can greatly
reduce a building’s energy consumption. These are practices that may be used in
the MLK community, especially as new development occurs.
While much of the focus on green buildings has been on new construction, it is
important to remember the large number of existing buildings that will need to be
retrofitted with energy efficient measures. Popular opinion indicates that today’s
green buildings will be tomorrow’s standard.
MLK Community PLAN
February 2009
94
Sustainability - Energy Conservation
Recommended Actions for Green Buildings:
1.
Evaluate existing building codes and update the necessary sections to
accommodate green buildings, especially standards for the renovation of
historic buildings.
2.
Perform energy audits on all Government buildings located in the study
area (City Hall, City Hall Annex, the Development Resource Center, and
the Health and Wellness Center) and implement the appropriate green
measures for each.
3.
Create an incentive program to make existing buildings more energy
efficient. Reuse existing buildings whenever possible as the wisest means
of energy savings.
4.
Create a program to provide free or reduced-cost home energy efficiency
upgrades for eligible families.
5.
Build with the long term in mind, making sure that structures can be easily
retrofitted, they are resilient and are in place for future generations.
6.
Increase public awareness of easy solutions for improving home energy
efficiency through exhibits, tours of green buildings, interpretive signage
in green buildings, presentations at neighborhood meetings or awards
programs.
Green building example: Library in Santa
Barbara, CA.
Alternative Energy Sources - Traditional fuel sources (fossil fuels) are known to
have many negative environmental impacts. Recently, they have also become more
expensive, and the realization that supplies are waning have increased. Because
traditional American cities rely on these types of fuel sources, they are particularly
vulnerable to supply disruption and high prices. Various options for fuel and
energy production can be applied at the neighborhood level.
Recommended Actions for Alternative Energy Sources:
1.
Create financial incentives for the purchase of solar panels by homeowners
and businesses.
2.
Encourage the use of solar panels as shade canopies for parking lots.
SECTION
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MLK Community PLAN
February 2009
Sustainability - Energy Conservation
Recycling & Waste - Landfills generate substantial amounts of methane, a potent
GHG. New landfills are expensive to build and their siting often sparks fierce
opposition. Reducing the waste being sent to area landfills will have a marked
impact on Chattanooga’s sustainability story. Many other American cities have
successfully reduced their landfill waste by diversifying and increasing their
recyclable waste streams. Nearby Warner Park offers an extensive facility for
disposal of recycled goods that is close to homes and businesses.
Goal: Encourage every resident and business to recycle.
Recommended Actions for Recycling and Waste:
1.
Create convenient recycling drop-off centers at grocery stores and various
MLK neighborhood locations.
2.
Initiate community contests to encourage recycling in MLK homes and
businesses.
Sustainable Industry and Businesses - Chattanooga has a proud and distinguished
history as a community that embraces industry and supports the growth of
manufacturing. The belief that profitable industries and environmentally benign
practices are mutually exclusive is no longer valid in today’s economy. In fact,
many industries are leading the way, realizing that waste costs money.
Recommended Actions for Sustainable Industry and Businesses:
MLK Community PLAN
February 2009
1.
Create positive recognition for local MLK businesses and industries that
achieve or surpass environmental standards.
2.
Encourage sustainable industrial operations to locate in the MLK area
and to reuse Brownfield sites.
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Section Four – Resources & Implementation
Zoning & Tools to Guide New Development
Creating a shared community vision and a plan for how to accomplish that vision
are critical steps in any revitalization process, but to make that vision and plan a
reality they must be implemented. That requires a variety of resources and partners.
Zoning is a common tool used to encourage the types of land uses recommended
in a plan. Additionally, design review districts or historic zoning may be used to
further ensure that new development is compatible with the existing homes and
businesses. Financial incentives, usually in the form of tax credits, may be applied
to certain types of projects. Finally, a multitude of non-profit agencies and
government departments are available to assist communities with various initiatives.
Many of these resources are described and a list of agencies and organizations is
included.
INDUSTRIAL ZONING
While a large percentage of the area south of 11th Street is zoned Heavy
Manufacturing (M-1), few of the existing businesses conduct heavy manufacturing
operations anymore. In addition, M-1 does not allow residential uses and requires
deep buffers and setbacks that are not compatible with urban areas. The areas
zoned M-1 should be studied for more suitable M-2 (light manufacturing) zoning or
for other commercial zones. Several vacant industrial buildings could be redeveloped
in the future with a mix of uses including offices, restaurants, and loft apartments.
COMMERCIAL ZONING
Areas that this Plan recommends for mixed-uses or neighborhood commercial may
need to be rezoned to Urban General Commercial (UGC) or Central Business District
(C-3), both of qhich require the developer to submit building plans to the RPA for
review. These zones allow for urban elements such as shared parking, reduced
setbacks and design basics such as entries and storefronts designed with
pedestrians in mind. The design review process also helps to ensure that new
development is compatible with the existing buildings.
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MLK Community PLAN
February 2009
Zoning & Tools to Guide New Development
Additionally, other ordinances and City regulations such as the Sign Ordinance,
Landscape Ordinance, and stormwater regulations should be reviewed for
compatibility with urban development patterns of the Downtown, MLK community
and other urban neighborhoods.
RESIDENTIAL ZONING
Residential space above retail space,
Portland OR.
Past MLK plans and zoning efforts have focused on preserving existing singlefamily uses and stabilizing the neighborhood. By down-zoning to R-1, preference
was given to a neighborhood character of single family residences. To increase
density and the urban amenities requested by the residents of the area, some
medium to high-density housing is needed. As discussed previously, condos,
townhouses, lofts, quads and small apartment buildings can be accommodated.
Currently, a zoning category does not exist for such a diverse mix of urban housing.
In the near future, the RPA will be creating an “urban residential zone” that will
accomodate the smaller lots, shallow setbacks, alley access and parking needs of
Chattanooga’s urban areas. At that time, a MLK zoning study should be undertaken
to ensure the integrity of the existing single-family areas and to identify appropriate
locations for other housing types.
HISTORIC AND CONSERVATION ZONING
Good example of reuse of a historic
building.
If a community desires more”protection” than conventional zoning provides, historic
zoning can provide a more in depth review of proposed development and require a
more strict adherance to the existing historic architectural qualities of the area.
Chattanooga currently has four local historic districts: St. Elmo, Fort Wood, Ferger
Place and Battery Place. A prerequisite for historic zoning is designation as a National
Register district, such as is found in the MLK commercial area. Conservation zoning
is another alternative that may be considered when historic zoning is deemed too
restrictive by the residents but some additional protection is desired. Conservation
zoning only addresses certain elements of new construction and demolitions. The
support of a majority of property owners would be required to initiate either historic
or conservation zoning.
Recommended Actions for Zoning:
1. Consider rezoning M-1 (Heavy Manufacturing) properties to
M-2 (Light Manufacturing).
2. Consider rezoning areas recommended for Mixed Use or
Commercial to UGC or C-3.
3. Review City ordinances for signage, landscaping and
stormwater for compatibility with urban development.
4. Create and adopt a new Urban Residential zoning
classification and then consider this new zone for
appropriate residential properties.
MLK Community PLAN
February 2009
98
Next Steps
Next Steps - The MLK Community will need to focus efforts immediately after
adoption of the Plan to determine priorities and next steps. The MLK Community
Plan includes nearly one hundred specific Action Steps. Business owners, residents,
property owners and students should form a “coalition” to study these
recommendations, establish priorities, seek partners and secure funding to
implement this plan.
The “Action Steps Matrix” organizes the recommendations by categories and begins
to identify partners. As stated above, it is the responsibility of the community to
take these ideas and create a strategy for implementation. References in the matrix
to “MLK Coalition” refer to the recommended group of merchants and other
community representatives that should be formed. References to a “MLK Marketing
Director” refer to the position recommended in “Land Use and Development Commercial District.”
STEPS IN THE
REVITALIZATION PROCESS
1.
Create a Vision
2.
Adopt a Plan
3.
Identify Community
Partners - involve them
4.
Determine an
Implementation Strategy
& Phases
5.
Recruit Development
Partners and Funding
6.
Address Urban Design
Issues and Zoning
7.
Begin Implementation of
Recommendations based
on Strategy
8.
Begin Construction of
Projects
9.
As Projects are
Completed – Celebrate!
Please see Appendix A for the Action Steps Matrix.
10. Revisit Strategies and
Monitor Progress
SECTION
4
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MLK Community PLAN
February 2009
Section Four - Resources for Implementation
Incentives & Programs
During the MLK Community Plan process, participants stated that partners were
needed and more effort should be placed on cooperation among existing agencies
and organizations to spark new development. This is not always an easy task. As
a community, we’ve learned that, generally, downtown development faces many
barriers and challenges that are often only surmountable when multiple partners
come together. Based on the past progress of the downtown revitalization efforts,
Chattanooga has become famous for its dynamic formula of partnerships and
creative solutions. With these partnerships, come not only potential funding
sources, but a wealth of experience and professional expertise brought to the table.
One must remember that change happens incrementally, and often times slowly,
but if tied to a common vision and plan, the pieces will add up to something
spectacular over time.
MLK can benefit from similar partnerships and it may find that once a few key
projects are complete and in place, partners will be plentiful. In the meantime, the
community can focus on building relationships and creating strategies to begin
implementation of plan recommendations. With regular forums for discussion, an
aggressive schedule for meetings and full community representation at the table,
the MLK community will see progress.
Listed below are programs that may be used by the community and agencies which
may provide advice and expertise or serve as partners. They are grouped by topic.
COMMERCIAL
DISTRICTS
DEVELOPMENT
AND
HISTORIC
Renewal Community (RC) – The Renewal Community plays a crucial role in the
redevelopment of Chattanooga’s urban core through commercial development, job
creation, and community revitalization. In 2002, the U.S. Department of Housing
and Urban Development (HUD) designated Chattanooga as one of 40 Renewal
Communities nationwide, providing Federal tax incentives to individuals who invest
in, conduct business in, or hire residents from a specific area. Locally, interested
business owners, investors and property owners may contact the Renewal
Community Office at (423) 425-3776 or noel_m@theenterprisectr.org for information
about eligible census tracts and employee tax credits, deductions for commercial
development, and other incentives.
Historic Tax Credits – For 25 years, historic buildings (750+ in Tennessee) and
communities have benefited from the Historic Tax Credit program, totaling over
$500 million in investment in Tennessee. The Tennessee Historical Commission’s
tax credits are available to owners of income-producing historic properties. For
more information, see http://www2.cr.nps.gov/tps/tax/ or email
Louis.Jackson@state.tn.us (615) 532-1550, Ext. 106 for further information.
The Land Development Office issues Building Permits, offers a pre-submittal service,
and is a contact for zoning enforcement and inspection or Code issues. Sign
Permits, Board of Appeals, Historic Districts, and Design Review as well as Traffic
MLK Community PLAN
February 2009
100
Engineering, streets, sidewalks and other public projects are covered by this
department. For assistance with a possible violation, contact 311.
Cornerstones, Inc. - Chattanooga’s only nonprofit Historic Preservation
organization, exists to preserve the architectural heritage and urban fabric of
Chattanooga. The organization promotes the importance of recycling the buildings
of our past for today’s uses and bringing together the resources required to effect
change. Accepting tax-deductible Facade Easements by Cornerstones insures that
the historical integrity of a building’s exterior and the building itself will be maintained
under current and future ownership. Contact Cornerstones at (423) 265-2825 or see
http://www.cornerstonesinc.org.
The National Trust for Historic Preservation Main Street Program in Tennessee
(administered by Tennessee Historic Preservation) provides assistance to
communities in revitalizing their downtown and central business districts, which
are vital components of economic development and job growth. In addition, Main
Street revitalization is a comprehensive, incremental, self-help economic strategy
that focuses on developing public-private partnerships to enhance community
livability and job creation while maintaining the historic character of the district.
See http://www.state.tn.us/ecd/comdev_mainstreet.htm.
Southeast Tennessee Development District provides assistance with grants and
ongoing housing-related services and activities, and brings creativity and diversity
by searching for innovative projects. In addition to many programs, they keep
abreast of housing needs, modern trends, new partnerships, provide affordable
housing opportunities, and assist with future housing planning through regional
and local priorities. They provide technical assistance for Federal and State grant
programs to local government (including Historic Preservation grants through the
Tennessee Historical Commission to protect significant cultural resources, promote
heritage tourism and economic revitalization). SETDD is a voluntary association of
municipal and county governments located within Southeast Tennessee. (423)
265-5781 or http://www.sedev.org.
Small Business Administration (SBA) loans are very useful for entrepreneurs that
are starting a business. See http://www.sba.gov for various loans, programs and
history of the SBA. The Chattanooga-Hamilton County Small Businesses
Development Center exists to assist entrepeneurs by offering classes and loan
information as well as spaces for emerging new businesses.
For over 125 years, the Chattanooga Area Chamber of Commerce has brought area
businesses together in support of economic growth through leadership and
education that stimulates new business development and existing growth, resulting
in a higher standard of living and a better quality of life for the community.
Supporting the mission of growing the economy, their programs and services help
individual businesses succeed, strengthen the area’s commercial vitality and create
a more prosperous community. They sponsor several member-driven area Councils
and manage the County-owned Business Development Center. They sponsor the
Business Expo, Small Business Awards, Spirit of Innovation Awards and
Chattanooga Nautilus Awards. The Tennessee Multicultural Chamber of
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Commerce serves MLK and other areas that represent a diverse ethnic mix. For
further information, see http://www.chattanooga-chamber.com or (423) 756-2121.
Funded through charitable contributions, The Ochs Center for Metropolitan
Studies (formerly Community Research Council) conducts research for not-forprofit agencies and governments, including the annual State of The Chattanooga
Region report. It also conducts research into the economy and community, youth
and education, health, crime and public safety, urban governance and environment
and sustainable development. Its new location on the UTC campus will allow an
even closer partnership between the Center and the University. Contact (423) 4255610.
GREEN INITIATIVES
Chattanooga Green: In 2006, Mayor Ron Littlefield signed the U.S. Conference of
Mayors Climate Protection Agreement committing Chattanooga to reducing its
greenhouse gas emissions. The Mayor appointed 15 individuals to serve on the
Chattanooga Green Committee and charged them with making recommendations
on how our community can achieve this goal while balancing the needs of the
environment, business, and society. The Committee released an Interim Report for
Chattanooga’s Climate Action Plan in June 2008. The Final Chattanooga Climate
Action Plan (recommendations to the Mayor) will be released by the Committee in
December 2008. Call (423) 668-2262 or see http://www.chattanooga.gov/
chattanoogagreen for more information (including how to reduce home energy
costs).
The Electric Power Board and TVA offer environmentally friendly electric power
through the Green Power Switch. Once enrolled, residential customers may purchase
Green Power at a rate of just $4 per 150 kilowatt-hour block which amounts to about
12% of the typical household’s energy use. The generated green power is then
added to TVA’s total power mix and shared by Tennessee Valley customers. Sign
up at http://www.epb.net or call 648-1EPB. Energy Guides and Audits (including
on-line audits) are offered by both EPB and TVA. See http://www.energyright.com
for an interactive home evaluation survey.
The City of Chattanooga Recycle Right curbside recycling program is a convenient
way for households to recycle several types of items by placing them on their curb.
The items are then taken to the Recycling Center for sorting. See http://
www.recycleright.org for details. There is also a facility located off 3rd Street at
Warner Park for drop off of recycling, plus glass and large quantities of materials
that may not be suitable for curbside pickup.
green|spaces showcases environmentally smart materials, methods and resources.
They offer collaborative space for project teams and project-specific research with
staff. Their goal is to raise awareness and increase green options for commercial
and residential developers, contractors, subcontractors, owners, architects,
designers and the public. They offer guidance for attaining Leadership in Energy
and Environmental Design (LEED) certification, and provide standards for
environmentally sustainable construction. Funded by The RiverCity Company,
The Benwood Foundation and The Lyndhurst Foundation, green|spaces offers
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resources and funding for green commercial and residential building projects and
also aims to get at least 20 LEED-certified buildings downtown in three years. See
http://www.greenspaceschattanooga.com or (423) 400-9461; (423) 827-9320.
NEIGHBORHOOD/PROPERTY
The mission of the Public Works Department’s City Wide Services Program is to
preserve and enhance the environmental quality of life in Chattanooga through a
prompt, cost effective and courteous delivery of services designed to safeguard
the health, safety and welfare of its citizens and to maintain and improve the city’s
infrastructure.
Chattanooga Neighborhood Enterprise, Inc. (CNE) is a private nonprofit
organization that facilitates the financing, development, and renovation of housing
in the City of Chattanooga and Hamilton County. In just over a decade, their
activities have yielded $140 million in investments and involved more than 4,600
housing units. They focus on educating and assisting home buyers in all aspects
of home ownership and responsibility. (423) 756-6201.
28th Legislative District Community Development Corporation – provides
homeownership opportunities to low-moderate income households, revitalizes
neighborhoods and promotes community. They offer assistance with
homeownership, closings and down payment assistance. The CDC commonly
works to assist communities in acquiring CBDG grants and other funding.
Tennessee Urban Forestry (Tennessee Department of Agriculture, Forestry
Division) improves urban environments through planting and management of trees.
It promotes the establishment of urban forestry programs in cities and towns,
assists them in developing self-sustaining urban and community forestry programs,
and provides technical assistance. http://www.urbanforestrysouth.org.
The Tennessee Urban Forestry Council (TUFC) was established in 1991 as a
nonprofit organization and serves as an advisory body to promote healthy and
sustainable urban and community forests in Tennessee through leadership,
education, planning, advocacy and collaboration. Through its “membership,” many
programs are sponsored including an annual Awards of Excellence. Contact The
City of Chattanooga Urban Forester at (423) 757-7283; see http://www.tufc.com.
City of Chattanooga, Neighborhood Services and Community Development
Department maintains the city’s commitment to building strong neighborhoods
through programs designed to promote the welfare of neighborhoods, enhance
community pride and encourage citizen participation. Neighborhood Relations
Coordinators work with neighborhood associations to assist with organizing,
planning and more. Through the Neighborhood Partners Program and its funding,
they encourage neighborhood development, safety and beautification. Using grants
from the U.S. Department of Housing and Urban Development, they promote the
revitalization of low-to-moderate income neighborhoods and the economic
improvement of its residents. They fund affordable housing initiatives, employment
and business assistance, public facility and infrastructure improvements, and social
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services to assist the community as a whole. They are also a main contact for
codes enforcement issues such as overgrowth, litter and abandoned vehicles
through 311 services. http://www.chattanooga.gov. – (423) 425-3700.
The University of Tennessee Extension Service provides programs to help
homeowners and nursery owners with plant and landscape issues from tree planting
to insect identification. The Hamilton County Extension Office has the knowledge
and expertise to help with garden, lawn and landscaping questions and problems.
They are a contact for many community programs including 4-H Club and Master
Gardeners. Contact: (423) 855-6113, http://www.utextension.utk.edu.
The Garden Clubs of America website offers good gardening practices to protect
your environment and many web links to other important and helpful resources.
http://www.gcamerica.org.
Crabtree Farms - A research and educational project promoting sustainable
agriculture; includes an on-site community garden and urban farm.
www.crabtreefarms.org 423-493-9155
SOCIAL
The Urban League of Chattanooga is an affiliate of the National Urban League
(NUL) and serves more than 1,000 individuals per year. The NUL seeks to enable
African Americans and disadvantaged persons to secure economic self-reliance,
parity, power and civil rights through education of children, helping adults reach
economic self-sufficiency, and eradication of barriers to equal participation in the
economic and social mainstream of America. (423) 756-1762.
The United Way of Chattanooga works to advance the common good by educating
children to be ready for school, promoting economic stability so people can provide
for themselves and their families, and by caring for the most vulnerable in our
community, thereby creating a stronger community for everyone. (423) 752-0300.
Chattanooga Community Kitchen strives to lessen the poverty and despair among
the homeless in the City of Chattanooga and to restore dignity and self-reliance to
those served. They are sponsored and supported by Chattanooga Church
Ministries, Inc., an organization of churches in the greater Chattanooga area serving
the physical, social and spiritual needs of the homeless and less fortunate through
love and compassion. The Community Kitchen is currently undergoing an expansion
including a homeless day center and a workers’ shelter to allow homeless people
with recent jobs to sleep and shower before work. The expansion is expected to be
completed by year-end 2008. (423) 756-4222.
The Interfaith Homeless Network (IHN) mission is to keep families together and
help them find homes. Through IHN, homeless families find temporary homes at
churches and synagogues that open their doors to provide volunteer support,
meals, overnight lodging, transportation, connection to available resources,
counseling and hospitality while families search for employment and housing. There
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are more than 49 churches supporting homeless families in the Chattanooga area.
IHN held a ground breaking in August 2008 for a new family day care center which
will be open in Spring 2009. The center will be a place for improving the lives of
children while allowing them to play, receive education, do their homework, eat and
rest. Since opening in 1998, IHN in Chattanooga has served approximately 1,500
people, and 500 families, including 900 children. (423) 756-3891 or http://
www.ihnchattanooga.org.
The American Red Cross, a humanitarian organization led by volunteers, provides
relief to victims of disasters and helps people prevent, prepare for and respond to
emergencies through the generosity of the American people. The local chapter was
chartered in 1917 and, during the past year, the Greater Chattanooga Area Chapter
(serving more than 725,000 people in 13 counties) helped 779 individuals who were
victims of fires, provided thousands of hours of CPR training to over 5,500 people,
provided First Aid and Disaster Training to over 340 people, trained lifeguards,
water safety, babysitting skills, pet first aid, and helped 436 military families through
the Armed Forces Emergency Services department. They provided nearly 30,000
hours of volunteer service to area hospital patients, supported 9 Disaster Action
Teams as first responders within the chapters jurisdiction, sent 20 volunteers who
worked 262 days to assist in major disasters across the country and provided
sanctuary to over 200 individuals who fled hurricane Gustav in September 2008.
Contact the local chapter at (423) 265-3455 or http://www.chattanoogaredcross.org.
UTC Community Outreach Partnership Center (COPC) serves the community as
a research entity to provide reports on social elements within the community. Call
(423) 266-5729.
Chattanooga Area Food Bank (CAFB) - The mission of the CAFB is to gather and
share grocery products with our neighbors in need. The Chattanooga Area Food
Bank is a bridge between America’s food bounty and those who cannot provide for
themselves. www.chattfoodbank.org Contact (423) 622-1800
Chattanooga Regional Homeless Coalition Develops and facilitates multi-county
community actions that move homeless individuals and families to self-sufficiency
and permanent housing. 423-752-4807
The Salvation Army addresses physical, emotional and spiritual needs to the
Community. They provide emergency and disaster services, a Thrift Store and
Food Pantry and Transient Shelter & Sanction Center. They pursue new programs
and partnerships to meet community needs through their many ministries for every
age group. Contact (423) 756-1023 or http://salvationarmy.chattanooga.net.
The Partnership for Families, Children and Adults of Chattanooga is a
comprehensive social services agency that has been serving the community for
over 130 years with the mission of empowering people to build better lives by
addressing problems associated with family crisis, rape, divorce and domestic
violence. Through professional counseling, crisis intervention, education and
prevention services, they touched over 60,000 people in Southeast Tennessee,
Northwest Georgia and North Alabama in the past year. For further information, call
the Administrative Offices (423) 697-7130 or http://www.partnershipfca.com.
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The Southeast Tennessee Human Resource Agency’s (SETHRA) transit and
training center will open in early 2009. The Center will house buses coming in from
outlying Southeast Tennessee counties and take people to medical visits and other
services. Contact (423) 698-7377 or http://www.sethratransit.org
Senior Neighbors provides a myriad of on-going services supporting senior
community members. Programs may include financial education, referral services,
meals, health and fitness, social programs and transportation. Contact (423) 7556143.
Neighborhood Watch and crime prevention programs are headed by the City Police
department. They may involve Weed and Seed programs, study of crime reports,
increased patrols, etc. For issues of traffic speeding or illegal parking, the City
Traffic Engineering department may also be involved. Call 696-2525 for nonemergency related issues.
EDUCATION, CULTURE AND RECREATION
Bessie Smith Hall opened in 1996 and was named in honor of Chattanooga-born
Bessie Smith, “Empress of the Blues.” The 23,255 square-foot facility features a
performance hall, catering kitchen, resource library, activity/rehearsal rooms and a
permanent exhibition about the artist herself. Contact (423) 757-0020.
The Chattanooga African American Museum, a cultural center exhibiting AfricanAmerican contributions to Chattanooga, houses the Bessie Smith Hall.
Contemporary artwork and African artifacts along with music and memorabilia of
Bessie Smith are on display. Other exhibits change on a regular basis. Contact
(423) 266-8658.
Established in 1986, the Association For Visual Arts (AVA) has a membership of
over 600 and serves as an advocate for the visual arts through programming, arts
advocacy, exemplary community citizenship and by an increase in diversity among
artists and art advocate members. AVA’s mission is to promote, support and advocate
for original visual art and artists. Contact (423) 265-4282, contact@avartists.org, or
see http://www.avarts.org.
Outdoor Chattanooga was formed in 2004 as a direct result of a Strategic Plan for
Outdoor Recreation in the Chattanooga region with facilities dedicated to the
recreational use, education, and stewardship of the region’s natural areas by
promoting outdoor recreation as a signature lifestyle. It strives to increase tourism,
bring new residents to the community, protect our natural resources, and enhance
the health and well-being of citizens and visitors alike. Contact (423) 643-6888 or
http://www.outdoorchattanooga.com.
CreateHere, a non-profit project engaged in stimulating the creative economy
along with retaining and attracting creative, innovative and entrepreneurial citizens,
was founded in July, 2007. It is a collective of programs, projects, incentive funding,
and individuals working for creative economic and cultural development in
Chattanooga. Contact (423) 648-2195.
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The City of Chattanooga, Education, Arts and Culture Department is the creative
office where ideas flow and creative opportunities flourish for education and
outreach to the community. The EAC’s mission is to develop a broad base of
programs that will give residents of all ages, incomes and ethnicity a chance to
connect the dots between social issues and the arts. For the many programs, see
http://www.chattanooga.gov or contact (423) 425-7823.
Brown Academy for Classical Studies, located on East 8th Street, is one of two
downtown urban schools for K- 5. The school works in conjunction with UTC as
part of educator training and internships.
The University of Tennessee at Chattanooga (UTC) was founded in 1886 as the
private Chattanooga University and, following other changes, merged with the
University of Tennessee System and Chattanooga’s historically African American
Zion College in 1969. UTC uses the semester system with five optional “miniterms” in the summer. Campus leadership rests with the Chancellor and his staff
of directors. The Student Government Association is the voice of student
leadership on campus. Academics range from engineering, nursing, English,
chemistry, fine arts, accounting, music, psychology and education with 43
undergraduate majors, 39 undergraduate minors and 21 graduate programs. The
SimCenter is UTC’s computational engineering and simulation Center. Contact
(423) 425-4111.
Trust for Public Land (TPL) addresses local parks, conservation, financial
benefits, tax credits, easements and coordinates the area greenways. They provide
staff to the City’s Greenways Task Force. This nationwide network provides
important programming and education on urban parks and the role of green in the
urban environment. (423-265-6681).
City of Chattanooga Parks and Recreation Department at Warner Park, located
at 1254 East Third Street, operates indoor/outdoor pools and many other
recreational activities throughout the year including the Chattanooga Zoo and a
Recycle Center. Call (423) 697-1330.
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Resources
The following agencies and organizations were identified in the MLK community, or exist
as entities that may have a role to play in its revitalization. While not every listing has
been identified here, these basic resources should prove helpful as the community moves
forward.
Air Pollution Control Bureau
6125 Preservation Drive
Chattanooga, TN 37416
(423) 643-5970
Air and Open Burn permits,
Air Quality (24 Hour Hotline 6435971)
www.pollutionsolution.org
Allied Arts of Greater Chattanooga
406 Frazier Ave
(423) 756-2787
Public Art
American Red Cross
801 McCallie Avenue
(423) 265-3455
Emergency prevention, preparedness
and response
www.chattanoogaredcross.org
American Institute of Architects
3423 Missionaire Avenue
East Ridge, TN 37421
(423) 867-0444
www.aiachatt.org
American Institute of Architects
(AIA)
1105 Gartland Avenue
Nashville, TN 37206
(615) 255-3860
Design competitions, architectural
services resource list
American Society of Landscape
Architects
www.asla.org
Battle Academy for Teaching and
Learning
1601 Market Street
(423) 209-5747
Bessie Smith Hall
200 E. MLK Boulevard
(423) 757-0020
Bicycle Task Force
Regional Planning Agency
1250 Market Street, Ste. 2000
(423) 757-5216
Invigorate neighborhoods, expand
education & safety, enhance the
region’s potential for recreation &
bicycle use
Brown Academy for Classical
Studies
718 E. 8th Street
(423) 209-5700
Central City Complex
332-1/2 E. MLK Boulevard
423-756-2694
Chattanooga African American
Museum
(423) 266-8658
Association For Visual Arts (AVA)
30 Frazier Avenue
(423) 265-4282
Art in work program, artist database,
exhibits, masonry works, education /
workshops http://www.avarts.org
MLK Community PLAN
February 2009
Chattanooga Area Chamber of
Commerce
811 Broad Street
(423) 756-2121
Brings area businesses together in
support of economic growth and
initiatives that support the
community
www.chattanooga-chamber.co
Chattanooga Area Convention and
Visitors Bureau
2 Broad Street
(423) 756-8687
Strengthens the area’s economy by
marketing Chattanooga as a yearround destination
Chattanooga Area Food Bank
3402 N. Hawthorne Street
(423) 622-3663
Food bank and Community Gardens
Chattanooga Area Historical
Association (CAHA)
404 South Crest Road
(423) 622-2420
Chattanooga Area Regional
Transportation Authority (CARTA)
1617 Wilcox Blvd.
(423) 629-1411
Park & Ride, Incline, main line bus
routes, electrical shuttle, parking
shelters and garages, parking meters,
special services
Chattanooga Association of Realtors
3963 Amnicola Highway
(423) 698-8001
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Resources
Chattanooga Community Kitchen
727 E. 11th Street
423-756-4222
Chattanooga Downtown Partnership
2nd Floor Miller Plaza
850 Market Street
(423) 265-0771
Downtown programming and animation
www.downtownchattanooga.org
Chattanooga Green
Development Resource Center
1250 Market Street, Suite 3010
(423) 668-2262
www.chattanooga.gov/
chattanoogagreen
Chattanooga-Hamilton County
Bicentennial Library
1001 Broad Street
(423) 757-5310
www.lib.chattanooga.gov
Chattanooga-Hamilton County
Regional Planning Agency (RPA)
(423) 757-5216
Comprehensive planning, zoning &
subdivisions, transportation planning,
historic preservation, and design review
www.chcrpa.org
Chattanooga-Hamilton County Small
Business Development Center (SBDC)
100 Cherokee Blvd.,
(423) 756-8668
Start up business classes and loans
Chattanooga History Center
615 Lindsay Street
(423) 265-3247
Chattanooga Historic Zoning
Commission
(423) 643-5884
www.chattanooga.gov/Public
_Works/70_2281.htm
Chattanooga Housing Authority
(CHA)
801 N. Holtzclaw Avenue
(423) 752-4893
Providing quality, mixed income
housing, develop effective
community partnerships
Chattanooga Neighborhood
Enterprise (CNE)
1301 S. Market Street, Suite 100
(423) 756-6201
Chattanooga State Technical
Community College
4501 Amnicola Hwy.
(423) 697-4400
Chattanooga Tree Advisory
Commission
C/O City Forester
Department of Public Works
900 E. 11th Street
(423) 757-7283
Chattanooga Urban Area
Transportation Planning
Organization (TPO)
(423) 757-5216
Regional and long range
transportation planning &
programming
Chattanooga Regional Homeless
Coalition
801 N. Holtzclaw Avenue, Building B
423-752-4807
City of Chattanooga, Office of the
Mayor
100 E. 11th Street
(423) 757-5252
Special programs, Brownfields
City of Chattanooga Department of
Public Works, Administration
(423) 757-5110
City Wide Services
For Assistance – Dial 311
City of Chattanooga Office of
Multicultural Affairs
100 E. 11th Street, Suite 301
(423) 643-6696
City of Chattanooga Land
Development Office
(423)757-5101
Building Permits, Inspection
Codes and Inspection
(423) 643-5883
Signs and Zoning
(423) 643-5883
Historic Zoning
(423) 643-5884
Chattanooga City Council
1000 Lindsay Street
(423) 757-5196
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MLK Community PLAN
February 2009
Resources
Design Review
(423) 643-5884
City of Chattanooga Engineering
(423)757-5117
City of Chattanooga Department of
Education, Arts & Culture
Memorial Auditorium
399 McCallie Avenue
(423) 425-7823
www.chattanooga.gov
City of Chattanooga Fire
Department, Station #5
809 S. Willow Street
(423) 622-2314 (Non-Emergency)
Emergency: Dial 911
City of Chattanooga Neighborhood
Services and Community
Development
101 E. 11th Street, Suite 200
(423) 425-3700
Dial 311 (for neighborhood concerns,
immediate service).
www.chattanooga.gov
City of Chattanooga Parks &
Recreation
1102 S. Watkins Street
(423) 643-6050
www.chattanooga.gov
City of Chattanooga Police
Department, Downtown Chattanooga
Precinct
224 Walnut Street
(423) 643-5116 (Non-Emergency)
Emergency: Dial 911
MLK Community PLAN
February 2009
City of Chattanooga Stormwater
Management
(423)668-2530
Crabtree Farms
1000 E. 30th Street
423-493-9155
www.crabtreefarms.org
City of Chattanooga Technical
Information Center
(423)757-5124
Sewer Location, Right-of-Way,
Flood Zone Information
City Forester
Department of Public Works
900 E. 11th Street
(423) 757-7283
City of Chattanooga Traffic
Engineering
(423) 757 - 5005
CreateHere
55 E. Main Street
(423) 648-2195
Local Historic Districts
www.cr.nps.gov/hps/
workingonthepast/index.htm
City of Chattanooga Urban Forestry
and Landscaping
(423) 668-2523
Forestry, Landscape Ordinance
Federal Tax Incentives
www.cr.ns.gov/hps/TPS/tax/
incentives/index.htm;
www.cr.nps.gov/hps/tps/tax/
index.htm
Comcast Cable
2030 Polymer Drive
(423) 855-4300
Electric Power Board (EPB)
10 W. M. L. King Boulevard
(423) 648-1500
Green Power, street lights, utilities
Common Ground
423-820-1357
Community Foundation of Greater
Chattanooga, Inc.
1270 Market Street
(423) 756-7288
Community Impact of Chattanooga,
Inc.
517 E. 5th Street
(423) 756-0763
Cornerstones, Inc.
736 Georgia Avenue, Suite 100
(423) 265-2825
www.cornerstonesinc.org
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The Enterprise Center
(423) 425-3770
Renewal Community, technology
development and transfer, High
Speed Rail, Maglev, Brownfields
noel_m@theenterprisectr.org
(423) 425-3776
Environmental Protection Agency
(EPA)
61 Forsyth Street
Atlanta, GA 30303
(404) 562-9900
www.epa.gov
Resources
Erlanger Medical Center
975 E. 3rd Street
(423) 778-7000
Memorial Hospital
2525 De Sales Avenue
(423) 495-2525
Garden Clubs of America
www.gcmerica.org
National Archives
http://lyonresearch.com
green|spaces
63 E. Main Street
(423) 400-9461
(423) 827-9320
http://greenspaceschattanooga.com
National Alliance of Preservation
Commissions
www.uga.edu/sed/pso/programs/
napc/napc.htm
Habitat for Humanity (HFH)
1201 E. Main Street
(423) 756-0507
Build simple decent mixed income
housing in partnership with people in
need
Hamilton County Commission
111 Courthouse
(423) 209 -7200
Home Builders Association of
Southern Tennessee
3221 Old Harrison Pike
(423) 624-9992
Interfaith Homeless Network
711 E. 11th Street
(423) 756-3891
www.ihnchattanooga.org
MLK Community Development
Corporation
332-1/2 E. MLK Boulevard
423-756-2694
National Register of Historic Places
www.nps.gov/history
National Trust for Historic
Preservation
1785 Massachusetts Avenue, NW
Washington, DC 20036-2117
(202) 588-6000
www.nationaltrust.org
Ochs Center for Metropolitan
Studies
739 McCallie Avenue, 2nd Floor
(423) 425-5610
www.ochscenter.org
Outdoor Chattanooga
(423) 643-6888
www.outdoorchattanooga.com
Partnership For Families, Children
& Adults of Chattanooga
Administrative Offices
1800 McCallie Avenue
(423) 697-7130
www.partnershipfca.com
Martin Luther King Neighborhood
Association
PO Box 11222
Chattanooga, TN 37401-2222
Planning & Design Studio
Regional Planning Agency
(423) 668-2262
Recycle Right / City of Chattanooga
www.recycleright.org
Renewal Community Office
The Enterprise Center
(423) 425-3776
noel_m@theenterprisectr.org
RiverCity Company
2nd Floor Miller Plaza
850 Market Street
(423) 265-3700
Riverfront/Downtown Development
Salvation Army
800 McCallie Avenue
423-756-1023
Secretary of the Interior’s
Standards (for Historic Buildings)
www.cr.nps.gov/hps/TPS/
standguide/index.htm;
www.cr.nps.gov/hps/tps/
standards_guidelines.htm
Scenic Cities Beautiful
900 E. 11th Street
Chattanooga, TN, 37403
(423) 757-0061
Scenic Tennessee
(423) 668-2262
Senior Neighbors
1000 Newby Street
(423) 755-6143
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Resources
Southeast Tennessee Human
Resource Agency
Hamilton County
1617-B Wilcox Boulevard
(423) 698-7337
Transportation
www.sethratransit.org
Tennessee Historical Commission
2941 Lebanon Road
Nashville, TN 37243-0442
(615) 532-1550
Grants, surveys, historic tax credits,
inventory, consultation on historic
registry, Section 106 Review
Louis.Jackson@state.tn.us (x106)
Small Business Administration
(SBA)
www.sba.gov
Tennessee Multicultural Chamber
of Commerce
535 Chestnut Street, Suite 200
423-265-0021
Southeastern Tennessee
Development District (SETDD)
1000 Rivefront Parkway
(423) 266-5781
National Register of Historic Places,
cell tower permits, federal regulation,
Section 106, career counseling,
community development, economic
development
www.sedev.org
The Take Root Initiative
C/O Department of Public Works
900 E. 11th Street
(423) 643-6952
Tennessee Department of
Environment and Conservation
(TDEC)
Chattanooga Environmental
Assistance Center
State Office Building, Suite 550
540 McCallie Avenue
(423) 634-5745
Tennessee Department of
Transportation (TDOT)
James K. Polk Building
505 Deadrick Street, Ste. 600
Nashville, TN 37243-0341
(615) 741-5312
Environment & Planning, alternative
transportation, road improvements
MLK Community PLAN
February 2009
Tennessee Preservation Trust
P. O. Box 24373
Nashville, TN 37202
(615) 963-1255
www.tennesseepreservationtrust.org
Tennessee Urban Forestry Council
(TUFC)
www.tufc.com
Tennessee Valley Authority
www. tva.gov
Trust for Public Land (TPL)
202 Tremont Street
(423) 265-6681
www.tpl.org
28th Legislative District Community
Development Corporation
815 N. Hickory Street
423-698-8190
United Way
630 Market Street
(423) 752-0300
UTC Community Outreach
Partnership Center
401 M. L. King Boulevard
(423) 266-5729
112
University of Tennessee at
Chattanooga (UTC)
615 McCallie Avenue
(423) 425-4111
University of Tennessee Collge of
Architecture & Design (UTK)
1715 Volunteer Blvd.
Knoxville, TN 37996-2400
(865) 974-5265
University of Tennessee Extension
Service / Hamilton County Extension
Office
6183 Adamson Circle
Bonny Oaks Industrial Park
(423) 855-6113
Agriculture, 4-H Club, Master
Gardeners
http://hamilton.tennessee.edu
Urban Land Institute (ULI)
1025 Thomas Jefferson St., NW
Suite 500 West
Washington, DC 20007
(202) 624-7000
Urban League of Chattanooga
423-756-1762
U.S. Department of Housing and
Urban Development (HUD)
451 7th Street, SW
Washington, DC 20410
(202) 708-1112
City renewal programs, loans, public
housing, Hope VI
U.S. Department of Geological
Survey (USGS)
Bioremediation
http://www.usgs.gov
Resources
U. S. Department of Interior
National Park Service
Chickamauga and Chattanooga
National Military Park
3370 Lafayette Road
Ft. Oglethorpe, GA 30707
(423) 752-5213
(706) 866-9241
Warner Park, City of Chattanooga
1254 E. 3rd Street
423-697-1330
www.chattanooga.gov
Whiteside Faith Manor
735 E. 10th Street
423-266-8325
Young Mens Christian Association
(YMCA)
301 W. 6th Street
(423) 266-3766
Memberships, youth leadership
activities and camps
SECTION
4
113
MLK Community PLAN
February 2009
Section Five - Appendices
List of Appendices
Appendices
A. Action Steps Matrix
B. List of Previous Plans
C. Public Responses
D. RPA Grocery Store Study
E. Additional Maps
Police Precinct
Renewal Zone
F. Urban Design Standards
Land Use
Site Design
Building Design
Signs
Residential Standards
G. Zoning Categories
H . Bibliography
MLK Community PLAN
February 2009
114
Appendix A - Action Steps Matrix
POTENTIAL
ACTION
SECTION
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Appendix A - Action
POTENTIAL
ACTION
POTENTIAL
ACTION
SECTION
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5
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SECTION
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POTENTIAL
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POTENTIAL
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MLK Community PLAN
February 2009
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Appendix B - Previous MLK Plans
MLK Plans - This following is a list of past planning processes that have occured for the MLK area. Although every
attempt was made to be all inclusive, every plan may not be shown, - the next few pages account for plans from 1986 to 2007.
MLK Neighborhood Redevelopment
Plan (September 1986)
Prepared by: Wilson Dagenhart
Johnson
This report proposed several
recommendations such as
stimulating the housing
redevelopment of the MLK
neighborhood by removing
dilapidated building, rehabilitating
substandard building, and minimizing
land use conflict.
M. L. King., Jr. Boulevard Study
(December, 1991)
Prepared by: East Ninth Street
Community Development
Corporation and ChattanoogaHamilton County Regional Planning
Agency
This study identified neighborhood
problems and assets. It proposed a
Neighborhood
MLK Taskforce Subcommittee on
Housing (July 1993)
Draft Report of the MLK Boulevard
Area Taskforce (April 1994)
Report made several
recommendations such as
revitalization of area including
development of institutional property
and greater coordination and
communication between UTC and
community.
Report reviewed the historical
properties, physical condition and
demographics in the MLK area.
Offered recommendations for
housing (rehabilitate twelve
neighborhood homes), institutions
(neighborhood clean-up and improve
neighborhood exchange), and
neighborhood organization (small
minority business assistance).
Housing (August 1993)
Report suggested improvements that
could be made over a twelve month
period for instance a neighborhood
organization, neighborhood cleanup, and speed controls.
MLK District Comprehensive
Housing Plan: Final Report &
Recommendations (May 1998)
Housing (October 1993)
The Comprehensive Housing plan
called for a diverse neighborhood of
single-family homes, multi-family
apartments/town homes, retail
services, office and local institutions.
The district could be divided into
two distinct sub-areas: (1) residential
core located to the east of the
partially abandoned railroad right-ofway and (2) the commercial/
institutional/academic uses to the
west of the railroad right-of-way.
Plan reviewed places in community
for redevelopment, discussed ways
to advertise new homes and inform
residents of new improvements.
Revitalization Plan including Physical
Improvements (housing, commercial
and industrial structures, community
facilities and historic/architecturally
significant structures), Economic
Development and Community
Services.
Housing (November 1993)
A Redevelopment Plan for the
Martin Luther King District (19921993)
MLK Taskforce SubcommitteeEconomic Development (November
1993)
Prepared by: The Georgia Tech
Urban Design Workshop, Georgia
Institute of Technology
Report proposed several actions
such as developing the 2nd floor of
the Progressive Teachers Credit
Union building, pursuing a contract
and/or business service
opportunities for MLK merchants
and minority entrepreneurs and
conducting and completing analysis
of existing merchants/party owner
needs.
The plan proposed is a compilation
of students’ ideas in response to the
perceived goals and objectives of the
City, Community and the University
of Tennessee at Chattanooga.
Report aimed to rehab twelve existing
units and construct four new homes
and have all occupied in twelve
months.
125
Prepared by: Urban Collage, Inc.
M. L. King District Demographic /
Consumer Survey (September 1998)
Prepared by: Inner-City
Development Corporation
The survey was developed to
capture demographic data,
purchasing habits and the changes
desired in the community from the
residential population.
MLK Development District
Business/Commercial Inventory
(October 1998)
Prepared by: Juliette Thorton
MLK Community PLAN
February 2009
Appendix B
The purpose of the Business/
commercial Inventory was to make
available an aggregate list of current
data which cataloged the businesses
and other related establishments
located in the District. The Inventory
identified the business by addresses
and land parcel, property ownership,
description of the physical structure,
and types of operation.
outcomes. Also, provided a
marketing plan aimed at increasing
the rate of home ownership in the
neighborhood
MLK Boulevard Commercial
Corridor Plan, Project Area Profile:
Final Recommendations (April
1999)
Assessment for subject properties
along 400-500 blocks of the MLK
corridor and 1000 Park Place School.
Purpose was to assist business
owners to plan for specific
improvements, renovation activities
for specific structures along the
corridor. Info provided: costs,
schedule, and structural date for
planning purposes.
Prepared by: Urban Collage
This report described building
conditions, occupancy, property
ownership, public environment,
historic resources, traffic/
transportation, market study and
demand analysis.
MLK Boulevard Commercial
Corridor Plan (August 1999)
Prepared by: Urban Collage, Inc.
Plan attempted to define a physical
blueprint for future redevelopment
within the corridor including costs
and necessary implementation
partnerships.
MLK District Infrastructure
Revitalization Strategy &
Marketing Plan (August 2000)
Prepared by: Michael Schubert,
Community Development Strategies
and Maria Nedland, Fall Creek
Consultants
Plan offered strategies to MLK
neighborhood on improving image,
market, physical condition and
neighborhood management. It
outlined the characteristics of a
healthy neighborhood and identified
a set of healthy neighborhood
MLK Community PLAN
February 2009
MLK Assessment Survey Report
(May 2001)
Prepared by: Artech Design Group
and M.L. Johnson & Company
One-Way Transportation Analysis:
MLK Boulevard, Bailey Avenue, and
McCallie Avenue (May 2002)
Prepared by: Glatting Jackson,
Kercher Anglin, Lopez Rinehart,
Inc.
Plan offered recommendations to
converting MLK Boulevard, Bailey
Avenue, and McCallie Avenue into
two-way lanes. Also, the plan
included potential economic
opportunities resulting from two-way
conversion such as business
visibility.
MLK Urban Retail District Location
Analysis (October 2002)
Prepared by: KHAFRA Engineering
Consultant
Location Analysis Report designed
to concentrate on relevant results of
previous studies and provide an
updated picture of existing
conditions in the area. This report
made several recommendations such
as the City of Chattanooga revising
the 1998 redevelopment plan,
126
reinforcing commitment to housing
codes, committing to historic
preservation programs, and
developing a series of infill/rehab
projects block by block.
MLK Neighborhood Residential
Development Focus Group: Final
Report (December 2002)
Prepared by: Kennedy & Associates,
Granger Advisors LLC
Five focus groups conducted to
gather opinions and ideas from
prospective neighborhood residents
about living in the MLK area.
Approximately 50 participants
discussed topics such as the types
of homes preference (single family,
detached or renovated), amenities
(grocery store, drycleaner, or
pharmacy), and preferences for onstreet/off-street parking.
MLK District Infrastructure
Revitalization Strategy &
Marketing Plan (August 2004)
Part I - Offered strategies and goals
for revitalization of the
neighborhood: defined a healthy
neighborhood, such as image,
market, physical conditions, and
neighborhood market; vision for
MLK, neighborhood of commitment,
choice, reinforced as a “special
place”; strategies, such as image,
current situation—community
policing and code enforcement, carry
on activities that enhance MLK as a
special place—, positive images of
neighborhood to potential buyers,
cont. on next page
Appendix B - Previous MLK Plans
market real estate (long-term), and
collaborative team efforts which
provide input to developers so that
new developments help achieve
neighborhood successful and
healthy outcomes and improve
physical conditions (i.e. add
sidewalks, parkways); neighborhood
management through a
neighborhood association.
Part II
Neighborhood marketing plan for
increasing home ownership, market
goal 10 new homeowners. Target
markets are neighborhood churches
young African American
professionals, UTC employees,
Erlanger employees, existing
neighborhood renters, and friends
and family from existing owners.
Advancing UTC Student Patronage
on MLK Boulevard: A Think Tank
Study (Fall 2006)
Prepared by: UTC Community
Outreach Center
The Study provided an evaluative
analysis about UTC student interest
on M.L. King Boulevard and
provided recommendations for
increasing student interests.
Strategic Planning Survey:
Executive Summary Report (May
2007)
Prepared by: Steering Committee of
UTC Strategic Planning
UTC Steering Committee designed
and posted an open and anonymous
survey on the web, its goal to collect
opinions and ideas from campus
community and other interested
parties about the campus.
We Shall Achieve Excellence
through Partnerships: The
Strategic Plan of the University of
Tennessee at Chattanooga
(September 2007)
Prepared by: Steering Committee of
UTC Strategic Planning
The UTC strategic plan emphasized
specific directions and opportunities
that are critical to UTC’s future
successes and will help make UTC a
‘distinctive’ place.
Moving Forward: A Study of the
Martin Luther King Community
(August 2007)
Prepared by: UTC Community
Outreach Partnership Center
This report provided updates on
commercial and residential properties
in the MLK area including property
ownership, physical condition, new
properties and land uses.
127
MLK Community PLAN
February 2009
Appendix C - Public Responses
MLK Community Plan
______________________________________________________________________________________________
UTC Workshop M.L. King Plan Input –
Suggestions & Comments
•
A total of 23 surveys were returned
•
Approximately 25-28 people gave
their input
PREVAILING SUGGESTIONS:
1.
2.
Safety Issues: Homeless campus
proposal makes students extremely
uncomfortable about getting out
into the neighborhood. Panhandling
and loitering also makes students
feel unsafe. They wish for more of a
police presence in the
neighborhood, whether on foot or
on bicycle.
Restaurants & Coffee Shops:
Catering to both the 18-20 year old
crowd as well as the 21+ crowd.
Affordable but quality food available
during the day and at night. Sunday
brunch. Being able to use student
Meal Cards at those places would be
a huge incentive to get them off
campus (on weekends, campus
restaurants close!).
People waiting on the streets outside
the mission housing on 8th Avenue
makes students feel uncomfortable
and unsafe.
The neighborhood should have more
“college friendly” restaurants, including
buffet-style, café style, and more
affordable (in the $4-6 range).
East 10th Street does not seem
friendly or safe; new businesses could
give it a better feel.
“college friendly” places for student
employment
More efficient bus service.
Need shopping areas (Clothing,
music, books & video shops) along
with parking.
Be able to use Meal Card at offcampus restaurants.
Show student ID/Mocs Card for
discounts at places.
Need more neighborhood events &
activities, such as scavenger hunts or
block parties.
4.
5.
Bars & Music Venues bigger than
JJ’s are needed.
Affordable Housing is needed for
students wishing to live off-campus.
Neighborhood Grocery Store:
Campus store is overpriced and
convenience stores don’t carry all
the essential items. It would keep
students from going to Wal-Mart
and attract a regular crowd from the
neighborhood and beyond.
PUBLIC COMMENTS
Need affordable and nice rental apartments.
Existing student housing is $1700/semester.
Ithaca, NY is a good example of a college
town, with the Ithaca Commons pedestrian
mall and police on foot instead of in cars.
The public market should be moved closer to
town; perhaps even into a temporary facility.
More people makes pan-handling “less
noticeable”.
MLK Community PLAN
February 2009
Shopping is needed: vintage clothing
stores, used music and bookstores
Improve communication about what exists
in the city: better stuff on TVs
Market/advertise to students on the
internet instead of just magazines and
papers
More things for the under 21 crowd: cool
bands and activities in the neighborhood
Have a City/Farmer’s Market
More advertising ON-campus is
needed to get the message out about
what’s OFF-campus. Most students
have little knowledge of what
actually exists in the neighborhood.
“Party Train” connection to Finley
is a great idea.
Homeless issues should be removed.
3.
Internet cafes would attract many
students.
New businesses needed: market, cafes,
and movie theatre.
Affordable housing off-campus for
students
A safe park
On weekends, the food closes on campus
Have more concerts, esp. blues and jazz
The homeless give the neighborhood
diversity; vocational ideas are good for
them
Get a larger grocery store like Bi-Lo or
Food Lion. Tired of going to Wal-Mart!
DO NOT build the HOMELESS SHELTER
near campus!
Loitering and panhandling are huge issues
Use the same buildings/preserve already
existing structures instead of demolishing
Places for student employment
Continuation of Riverwalk
Museum?
Grocery Store
A variety of restaurants is needed
including fast food and late night
restaurants, as well as coffee shops.
Safety improvements should be made
A community center is needed; a
place for students from Brown to go
after school and students can
volunteer there
128
to make room for new ones. Save
resources!
Theatres, concert venues, and other
activities need to be available
Good lighting, sidewalks and landscape to
make people want to walk around
The Institute of Archaeology at UTC
offers archaeological services as far as
cultural resource management plans and
site nominations for the Nat’l Register of
Historic Places.
Integration, NOT segregation!
More Police patrol – either on foot or
bicycles. Just make their presence known!
Homeless situation makes students feel
unsafe; we don’t want to be harassed when
walking down the street. People ask us for
money all the time.
Do not let the area return to the ways of
the past with men gathering to drink, build
fires to stay warm, etc
Video game arcade / tournament center
Clean up Miller Park
A Recreation area off-campus
Foot bridges over McCallie Ave. and M.L.
King Blvd.
Spread out services in the community.
Can’t use public spaces (such as feeding
the homeless in Miller Park)
Aesthetic seasonal plantings around
sidewalks and streets
GET RID of the homeless shelter
More restaurants, cafes and lounges
More restaurants like the Yellow Deli
A “strip” in the commercial district
offering restaurants, hang out areas and
services
More affordable student housing
Eclectic food/restaurants
A place to play board games, eat simple
food, and drink coffee
Make students feel safer
Put a Greek Row on MLK on property
NOT owned by UTC, or at least closer to
MLK instead of away from (like on Vine
Street).
Subsidize entrepreneur restaurants, for
example like Memphis’s “Midtown”
district
More security and police on foot, or even
cameras at major places – just to let
people there is a presence of authority
Bridge the gap between the north side of
campus and the south side of campus –
there is a major difference in the feeling
A private bus/van system for UTC
students, like “Dial-A-Ride”
The homeless shelter should be relocated
Give the students more opportunities to
have fun in their neighborhood
Affordable restaurants and coffee houses,
art galleries, a grocery store… things that
would pull in a regular business clientele as
well as people traveling through the area
and UTC families
Offer shuttle services
Ethnic restaurants, vegetarian eateries,
smoothie bar
Places where underage students can be
after 10 PM; perhaps a music or poetry
venue
Continued renovation and new properties;
make MLK a safe and inviting area
Have a shuttle/tram service to all
apartment buildings, for example, like the
University of West Georgia
More restaurants & restaurant diversity
Indoor and outdoor gathering places:
bowling alleys, paintball & laser tag park,
video game arcades, internet café/
community rooms
Build a “Lazy Study River” with plastic
book protectors available
Need an easy way to learn about the area
and its past
More reasons to go there, or want to walk
there on your way home from school or
work, including a bookstore or inviting
park
SECTION
5
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MLK Community PLAN
February 2009
Summaries from 10/2007 meeting
NOTE: - Drawing summary: map
comments written by participants/
citizens. Words in brackets are for
clarification purpose, written by map
interpreter.
Table 1 Drawing summary:
•
•
•
[All] commercial along MLK
Blvd, McCallie and Central
Learning Center [at the corner
of E. 10th and Magnolia]
Shuttle [along McCallie, MLK,
E. 10th, and E. 11th ]
•
Make E. 8th two-way
•
Move trucks from E. 11th to E.
12th
•
Grocery store with Pharmacy
inside on McCallie or MLK
•
Line McCallie and MLK with
businesses
•
Green along old railroads
(not in use)
•
High density housing near
Whiteside Manor and at the
corner of MLK and
Magnolia
•
Greening along Central
•
Movie theater in front of
Bessie Smith Hall
•
Underground utilities
•
Urban, small, specialized
grocery stores
•
Community center along
MLK and W. of railroad on
E. 10th
•
Shuttle along McCallie, E.
10th, Magnolia, Peeples,
Fairview, Palmetto, Park and
Central
•
High density housing on
Flynn (W. of Palmetto) and
Magnolia
•
Whiteside Park needs
beautification
Big trees need to come
down too close to utilities
on MLK and Park
•
Park at the corner at
Fairview and E. 10th
•
Security (better response)
•
•
Want electric shuttle
Recreation including ball
park, tennis court, and pool
at E. 11th near Central
•
Farmer’s Market and
grocery store
•
Low density at the corner of
Magnolia and E. 10th
•
Pave streets
•
Grocery store (fresh market),
Pharmacy and Farmer’s
Market
•
[Police precinct near railroad
at the corner of Peeples and
E. 11th ]
•
•
Bus services should go twoway down McCallie and MLK
•
Lacking art, murals and
flowers
•
Farmer’s Market turned into
two parks with Recreation
Center
•
Beautification and art on
MLK (similar to Main St.
and Frasier)
•
[Greenway on old railroad
racks]
•
Limit street parking
•
Improve existing especially
on E. 10th and E. 11th near
railroad, need sidewalks and
lighting
•
Possible review committee
•
Something to attract
outsiders
•
[Beautification/greening on
Peeples and Baldwin near
Community Kitchen]
•
Electric shuttle along MLK
and McCallie and thru
Douglass (south of MLK)
•
Want commercial district on
MLK to resemble Frasier Ave
with cool shops
MLK Community PLAN
February 2009
better lighting all over MLK
area and on every street]
•
[Public Art themed
“caboose” or “Big 9” and
130
•
[commercial highly
concentrated from MLK
south to E. 12th and on
Newby, Foster, Douglas,
Baldwin and Peeples]
•
Bus travel on E. 10th ,
McCallie and MLK
•
More bus stops
•
[High density housing on
Baldwin, [where current
UTC student housing is
located on E. 8th and
University], Magnolia at
MLK, and Flynn at
Palmetto]
•
Low density and new
residential between Central
and O’Neal
Table 7- Drawing summary:
•
[Greening/beautification
along MLK and the old
railroad track on MLK]
•
[Beautification or
maintenance] of Whiteside
Park
•
High density housing at
Fairview and at UTC
student housing (south
campus)
•
[Some high density housing
on Central]
•
Park at the corner Fairview
and e. 10th
•
Low density on E. 8th
between Palmetto and
Magnolia
•
[Trees on MLK behind
Tommie Brown]
•
[Incubator] across from
Community Kitchen
Art in front of Bessie Smith
Hall
•
[Low density housing in
current residential housing]
[Add tennis courts, parks
and trees at the end of E.
10th near railroad tracks]
•
Electric shuttle [travel
down] McCallie and MLK
•
Art in Whiteside Park
•
Greening/beautification at the
corner of Fairview and E. 10th
•
[School/Institution] at the
corner of Park and E. 10th
•
Low density housing [where
current residential housing
is located between E.8th
south to MLK]
•
•
New lighting on Fairview [N.
of MLK]
•
All streets need paving
•
•
Bus [travels] on Central
•
Commercial on MLK, Flynn,
Palmetto at Flynn
Incentives for storefront
improvement
•
Signage and lights
•
More commercial on Central
•
Improved smooth sidewalks
•
•
Sculpture garden
[Greenway on old railroad
tracks]
•
[UTC needs more garage
parking]
•
Some interpretation of
history on MLK
•
Festival/ recreation on MLK
High density on Central,
Palmetto, E. 8th, and W. of
railroad on MLK
•
History preservation
•
Low rise parking
•
Parking in rear
•
Better lighting
•
Rename the streets
•
Table 5 - Drawing summary:
Table 6 - Drawing summary:
•
Bicycle routes on E. 10th
•
Manufacturing on E. 12th
•
Park, trees, and art [at the
corner of Baldwin at E. 11th]
•
Low density where current
housing is located
[Park along old railroad track
that crosses MLK]
•
Greening on McCallie,
Douglas and on railroad
tracks
•
•
•
[Grocery store on Whiteside
Park?]
Table 8- Drawing summary:
•
Greening/beautification in
front of Bessie Smith Hall
•
Office and Retail along 11th
•
Shuttle along MLK
•
Commercial along MLK
•
Grocery store on McCallie
•
Park and open space on 8th
•
[Drug store, restaurant,
grocery and retail at the
corner of Park and McCallie]
•
Greening/Beautification on
central and MLK (W. of
railroad)
•
Beautification (greening) on
Fairview
131
MLK Community PLAN
February 2009
•
Landscaping needed on E.
10th St.
•
Low density housing on
Douglass, Flynn and E. 10th
and low density housing,
[E. of railroad track on MLK
Blvd.]
•
Recreation centers
•
Retain old buildings and
historic architecture and
new construction should try
to fit into old character.
•
Complete greenway
•
UTC partnership
•
Public art/museum
•
Need smoke detectors
•
•
Maintain streetscape with
bricks (no new areas
needed)
Smoke detectors in every
home (placement, education
and committee)
•
[Community center]
•
Sidewalks (especially brick
sidewalks), supermarket,
retail and health clinic
•
Can’t go 3 blocks without
sidewalk needing repair
•
Park at the corner of
•
Need handicap accessible
[sidewalks] on all streets
(now only on MLK)
•
•
Storefront improvements
needed along MLK Blvd.
•
Sidewalk improvements
needed on E. 10th
•
Retail (grocery store, drycleaning & drug store)
along on E. 10th St.,W. of
railroad
•
More single family housing
(no duplexes or condos) on
Park Ave. and Central Ave.
•
More single family housing
on O’Neal and Magnolia [N.
of MLK Blvd.]
•
Park near Whiteside Manor
•
Streetlights and trash
receptacles, [S. of MLK on
Magnolia, Park Ave.,
Fairview and 11th St.]
•
Need smoke detectors
•
Maintain streetscape with
bricks (no new areas
needed)
•
Park at the corner of
•
Need handicap accessible
[sidewalks] on all streets
(now only on MLK)
•
Repair needed along MLK
near Olivet and Whiteside
Manor
MLK Community PLAN
February 2009
Repair needed along MLK
near Olivet and Whiteside
Manor
•
•
•
Businesses need street
addresses visible (people
always asking directionshard to give)
Business service on
weekends, now M-F 6 to 6,
[should operate until] 8PM
and add Saturday and
Sunday
Need free use of Whiteside
Park (can’t bring music
without paying, [should be]
better maintained)
•
More police and a police
precinct at the corner of
Peeples and E. 11th
•
Some restaurants and
housing in the block
between Peeples and
Baldwin
•
Transit and other
transportation along
railroad tract that goes thru
E. 12th, E. 11th, and along E.
10th and MLK Blvd.
•
All low density housing in
current residential housing
(W. of railroad track located
on MLK Blvd.)
•
Higher density housing, E.
of railroad track along E.
11th, E. 10th, MLK, and E.
8th and Houston near the
State Building.
•
Calm traffic/cut speeding,
need route for big trucks
•
Get abandoned cars off the
street
•
Add streetscaping and
lights along E. 10th
•
Home maintenance by
landlords
•
Electric bus route
•
Bikes on sidewalks,
educations of bikers
•
Improve Whiteside Park
132
•
Add lights in front of
Tommie Brown Academy
•
Electric bus connecting to
downtown
•
Store/Restaurant/Office
needed on McCallie
•
•
Connect walking trail to
river trail
Move utilities on Central
Ave. from 11th to McCallie
– there is no place to walk,
the utility poles are in the
middle of the sidewalk
•
Park at the corner of Central
and Flynn
•
•
Electric buses connecting
the neighborhood to
downtown business district
I would like to see MLK
Blvd. treescaped and the
City of Chattanooga taking
care of the sidewalks and
grass areas! And picking up
trash on streets other than
MLK.
•
A great many residents fear
the MLK area is in danger of
reverting to a haven for the
homeless, drug, and alcohol
addicts and low income
renters in Section 8 housing.
The streets are littered and
efforts to combat these
populations are failing as
activists become
disillusioned. The fight over
the homeless complex has
divided the community and
participation in
neighborhood activities is
declining.
•
There is absolutely NO
assistance to encourage
commercial revitalization of
MLK Blvd.
5. Other Comments:
•
We love MLK!
•
Would like to see old
Farmer’s Market site on 11th
become a mixed use/retail/
restaurant site to attract
residents to our community
•
East-west electric shuttle
•
We want the traffic on 10th
to move slower. They seem
to be avoiding traffic lights
on MLK by traveling on
10th
•
To attract more businesses;
increase population density
•
To attract home owners/
renters and improve area
through beautification
(greenery, flowers, improve
store front-appearances)
•
Boutiques/ethnical retail
shops/art galleries, make
improvements to area that
will encourage walking and
bicycles (especially lighting
streets and sidewalks), a
great University/community
street, retail (strips) with
pharmacy
SECTION
5
133
MLK Community PLAN
February 2009
Appendix D - Grocery Store Study
See www.chcrpa.org website for full document
MLK Community PLAN
February 2009
134
Appendix E - Additional Maps
Police Precincts
135
MLK Community PLAN
February 2009
Appendix E - Additional Maps
Renewal Zone
MLK Community PLAN
February 2009
136
Appendix F - Urban Design Principles
URBAN DESIGN PRINCIPLES
The economic redevelopment of urban districts will not be successful by following
suburban development models. Vibrant downtowns and center city neighborhoods
thrive because they provide a unique experience. The typical big box retailers and
national chains, on the other hand, can be found in almost any city and they all look
pretty much the same. Downtowns and urban neighborhood commercial centers
usually include more local businesses that keep more money in the local economy
and provide a unique shopping “experience” not found anywhere else. Similarly,
urban neighborhoods provide alternatives to the more homogenous, single-family
subdivisions found in the suburbs. Smaller lots help foster a sense of community
by bringing things closer together and a variety of housing types and proximity to
downtown jobs makes urban neighborhoods more affordable.
Good design principles should guide ALL development.
Urban areas, however, have particular characteristics that require very different
solutions from those usually seen in the suburbs. It is these unique urban qualities
that make downtowns and center city neighborhoods attractive to residents and
shoppers in the first place. If we allow these urban qualities to be replaced by
suburban solutions, the urban area loses its competitive advantage and begins to
look like every other place. Like the MLK of long ago, buildings should also be
built for 100 years of use and should not be designed solely based on the latest
retail trend (typically lasting 3-5 years).
Design principles are not to be confused with architectural styles. Architectural
style is a matter of taste and something that changes over time; design principles,
on the other hand, are always applicable to an urban area. These urban design
principles focus on the public realm – the streets, sidewalks, parks and plazas – and
how individual buildings interface with that public realm. As a result, building
facades, parking, and other site elements that can be seen from the street or sidewalk
are considered part of the public realm. The location of buildings, their doors and
windows, the building height, parking lots, landscaping, and other exterior site
elements all have an impact on the people who walk or drive by them every day.
Individual property owners, therefore, have a responsibility, as good citizens, to
maintain their property and follow these principles.
Revitalization of the MLK commercial corridor will depend, in large part, on the
quality of new infill development and the adherence to these urban design principles.
These urban design principles can be generally divided into five categories: Land
Use, Site Design, Building Design, Signs and Residential Standards. Based on
many years of experience, the Chattanooga community has learned that these primary
elements are critical for urban revitalization. Addressing location and site placement,
along with human scale and the quality of the public realm (what people see and
experience from the street) must take priority when creating a truly urban environment.
SECTION
5
137
MLK Community PLAN
February 2009
Appendix F
URBAN DESIGN Elements
•
Mixed use developments
•
Corner stores
•
Setbacks & outdoor cafes
•
Screened parking
•
Parking behind the buildings
•
Trees and pervious paving in parking lots
•
Streetscape
•
Dumpster screening
•
Street frontage
•
Façade elements
•
Good signs
•
Residential types
LAND USE PATTERNS:
Mixed Use - A mix of uses should be provided on each site and within each building
in order to bring daily activities within walking distance, reduce the number and
length of automobile trips, and establish densities that support the use of transit
and neighborhood stores.
Neighborhood Commercial Centers - Neighborhood commercial uses should
generally be clustered at intersections and built at a scale that does not overwhelm
the residential uses.
Walkability - Residences should be located within a quarter-mile of commercial
centers that include schools, jobs, and shopping to encourage walking. Transit
stops should also be located in these commercial centers.
Density - Residential areas should achieve a minimum density of 12 units per acre
to support transit use.
SITE DESIGN:
Setbacks - Commercial buildings in the urban area should be built to the sidewalk
to maintain the street edge and create interest for the pedestrian. If an outdoor café
or other pedestrian activity is provided in front, buildings may have a deeper setback.
Under no circumstances should parking be placed between the front of the building
and the street. For corner buildings, both facades should be built to the sidewalk.
MLK Community PLAN
February 2009
138
Street Edges - If a building is not built to the sidewalk, a 3 to 4-foot masonry wall or
decorative fence with landscaping should be built along the right-of-way to maintain
the urban street edge and delineate the public and private spaces.
Lighting- Lighting should be used to make an area attractive and safe, but should
not create light pollution or excessive glare.
The mounting height of parking lot lighting should not exceed 20 feet.
All exterior lighting should include full cut-offs to direct light downward.
Screening- All dumpsters and mechanical equipment should be located behind the
building and should be screened from view with an opaque fence, wall or
landscaping.
Open space - Parks and plazas should incorporate fountains, public art, attractive
shelters, and seating.
Demolitions- To maintain the continuity of the street edge and urban fabric, the
demolition of buildings should be avoided until redevelopment plans are approved.
Landscaping / Trees- A tree canopy cover of 15% or greater is necessary in the
urban area to provide shade, reduce urban heat build-up, and filter pollutants from
the air and stormwater. All parking lots should include at least one tree for every
five parking spaces to achieve this goal.
Stormwater - Pervious paving is encouraged on all parking lots to reduce stormwater
runoff.
Sidewalks - Sidewalks in commercial areas should be at least 10 feet wide to allow
room for pedestrians to pass.
Sidewalks in residential areas should be at least 5 feet wide with a planting strip
between the sidewalk and the street to accommodate trees and to provide some
barrier between pedestrians and moving cars.
Sidewalk cafes help animate urban areas, but they must be designed to allow
sufficient room for pedestrian travel along the sidewalk. A minimum clear zone of 6
feet is required for handicap access, but 10 feet is preferred in highly traveled areas.
For cafes with a substantial numbers of chairs or for those that serve alcohol, a
decorative fence or planter is needed to delineate the public realm from the private
commercial space.
Streetscape - For commercial streets, street trees should be located in tree wells
near the curb edge of the sidewalk to prevent trees from “growing into” the buildings
and to maintain a clear zone for pedestrians on the sidewalk. Consult the Planning
& Design Studio or Public Works Department for appropriate spacing and species
of trees.
Pedestrian lights, planters, waste receptacles, and other street furniture should line
up with the trees to leave ample walking room for pedestrians.
139
SECTION
5
MLK Community PLAN
February 2009
Appendix F
For residential streets, street trees should be located in a continuous planting strip
between the curb and the sidewalk. This planting strip should be a minimum of 4
feet wide.
Parking & Vehicular Access - Parking lots fronting the street create “dead spots”
in the urban fabric and too many surface parking lots along a street can actually
discourage pedestrian travel. Parking should be located behind buildings and
alleys should be used for vehicular access. A mid-block passage can provide
pedestrian access.
If parking behind the building is physically impossible, parking may be placed to
the side of the building, but only if it is screened from view with a 3 to 4-foot
masonry wall or decorative fence and landscaping along the sidewalk to maintain
the street edge.
The number of parking spaces should be limited to promote the use of transit in the
urban area. Shared parking is encouraged.
Drive-through windows create safety conflicts with pedestrians and should not be
used in the urban area unless they are located behind the building and a side street
or alley is used for vehicular access.
Curb cuts (driveways) should not be located on MLK Boulevard, McCallie Avenue
and other major streets in the Downtown. They create safety conflicts with
pedestrians and contribute to traffic congestion. Alleys or secondary streets should
be used for vehicular access.
All multi-story parking garages should include retail or offices on the ground floor
to increase pedestrian activity.
BUILDING DESIGN:
Green Buildings - Building designers should strive for L.E.E.D. (Leadership in
Energy and Environmental Design) certification to increase energy efficiency, reduce
stormwater runoff, and minimize waste – all of which saves money in the long run.
Consult the U.S. Green Building Council at www.usgbd.org or Green/Spaces at
www.greenspaceschattanooga.com for more information.
Historic Buildings - Buildings more than 50 years old are considered historic and
should be preserved if they contribute to the historic character of the district. For
more information, contact Chattanooga’s Public Works Department at http://
www.chattanooga.gov/Public_Works/70_HistoricPlanning&DesignReview.htm
or Cornerstones at www.cornerstonesinc.org.
Historic buildings should only be demolished if:
MLK Community PLAN
February 2009
a.
Public safety requires the building’s removal; or
b.
The building has lost its architectural and historic value and removal of
the building will improve the appearance of the area.
140
Building Height & Mass - Buildings should establish a well-defined street edge
and urban character and respect the pedestrian scale.
Buildings should be similar in height and configuration to nearby buildings on the
same street. Commercial streets should accommodate higher densities, and therefore
taller buildings, than predominantly residential streets. MLK Boulevard and McCallie
Avenue can accommodate buildings in the 2 – 5 story range. Commercial buildings
Signs should be located in the lintel or sign frieze that separates the ground level
from the upper façade, on the upper façade walls, or projecting from the face of the
building.
Corner buildings may have a slightly greater height and mass than surrounding
buildings to “anchor” the street corner.
Roofs - Roofs should reflect traditional urban commercial patterns and provide
some visual interest to the tops of buildings, but should not overwhelm the street
facade.
For commercial buildings, flat roofs with a decorative cornice are
encouraged. Hipped and front-gabled roofs are acceptable, but shed roofs
(single pitch) and mansard-style elements attached to the building facade
are not acceptable.
Occupied roofs, such as roof gardens and terraces, are encouraged.
Facades - Building facades should reflect traditional urban patterns and provide
interest for the pedestrian.
Each building should have an identifiable base, middle, and top to create pedestrian
interest at the street level and to cap the building.
Long uninterrupted horizontal stretches of facades should be avoided. Building
bays, storefronts, doors, columns, and other vertical elements should be used to
“break up” the building façade.
Storefronts should include display windows, transoms, awnings, and doors.
Horizontal elements – windows, cornice lines, stringcourses - should be generally
aligned with those of adjoining buildings and be substantial enough to provide
interest to the facade.
Doors & Windows - Openings and bays should reinforce the human scale, maintain
traditional urban patterns, and provide interest for the pedestrian. The ground
floor of all commercial buildings should contain lots of windows and doors.
Heavily tinted windows should not be used as they create the appearance of the
building being empty.
A small but important detail: window frames (except glass block) should always be
recessed at least 2 inches from the building face to create some depth and shadow
on the façade.
SECTION
5
141
MLK Community PLAN
February 2009
Appendix F
Pedestrian Access - The primary pedestrian entrance should be located along the
primary street to encourage pedestrian activity.
Mechanical Equipment - Mechanical equipment should be screened from the public
right-of-way whether located on the ground or on the roof.
Metal buildings are not appropriate. Metal siding may be used sparingly as an
architectural element.
SIGNS:
Signs should balance the need to market individual businesses with the
objectives of maintaining traditional urban patterns and minimizing visual clutter.
A rule of thumb for the size of signage on an individual facade is 1.5 square feet
of signage for every linear foot of that building side.
Internally illuminated box-type signs are not appropriate. Individually illuminated
letters are more appropriate.
Awnings and banners should be designed as an integral part of the building signage.
Roof signs, billboards, and other off-premise signs are not appropriate.
RESIDENTIAL STANDARDS:
Elements such as building setbacks and parking for residential uses are often
different from those for commercial development.
Residential Parking - Parking for residential uses should be located behind the
primary residence and accessed from an alley to maintain pedestrian safety on the
primary streets. If alley access is not possible, shared driveways should be used to
limit the number of curb cuts and the amount of paving.
Garage doors should not face the public street. A street vista of garage doors does
not create an appealing pedestrian environment.
Residential Setbacks - Residential buildings may be set back from the sidewalk to
allow front porches, stoops, and small landscaped areas.
Residential building setbacks should be consistent along the same street to establish
a continuous street edge.should be at least 2 stories to frame the street, provide for
a potential mix of uses, and create densities high enough to support transit and
other services.
Materials - Exterior materials should reflect a sense of permanence and urban
character. Materials such as brick, split face concrete block, concrete block finished
with stucco, and stone are preferred.
MLK Community PLAN
February 2009
142
Porches - Townhouses and single-family homes should include porches and stoops
to encourage interaction between residents and pedestrians. Porches should be
deep enough (8 feet) to accommodate seating.
Residences should be elevated at least 2 feet from the ground level to provide some
privacy from the street.
Garages, Outbuildings and Accessory Units – Garages should be located behind
the primary house and accessed from alleys, where they exist. If a garage must
front the street, it should be recessed from the primary façade so as not dominate
the front of the house. Garages and other outbuildings should be constructed of
similar materials to the primary house and should not be as tall or as large as the
primary house. A building footprint of 500 square feet or less is preferred.
Landscaping - New residential development should include trees to add to the
overall canopy and greening of the neighborhood.
SECTION
5
143
MLK Community PLAN
February 2009
Appendix G - Zoning Categories
City of Chattanooga Zoning Categories
R-1 Residential Zone Single-family dwellings, parks, schools, churches, accessory
uses, etc.
RT-1 Residential Townhouse Zone Residential townhouses; attached single-family
units - may be sold individually, parks schools, churches, accessory uses, etc.
RZ-1 Zero Lot Line Residential Zone Single-family zero lot line dwellings (patio homes)
- units may be sold individually, parks schools, churches, accessory uses, etc.
R-T/Z Residential Townhouse/Zero Lot Line Zone Single-family detached dwellings,
townhouses, single-family zero lot line dwellings (patio homes), parks, schools,
churches, accessory uses, etc.
R-2 Residential Zone Single-family dwellings, two family dwellings (duplexes), parks,
schools, churches, accessory uses, etc.
R-3 MD Moderate Density Zone Offices, Single-family dwellings, two family dwellings
(duplexes), three family dwellings (triplexes), four family dwellings (quadraplexes),
parks, schools, churches, accessory uses.
R-3 Residential Zone Single-family dwellings, two family dwellings (duplexes), multiple
family dwellings, boarding houses, lodging houses, bed & breakfast, schools, parks,
golf courses, fire stations, churches, accessory uses, etc.
R-4 Special Zone Single-family dwellings, two family dwellings (duplexes), multiple
family dwellings, boarding houses, lodging houses, bed & breakfast, churches,
colleges, schools and libraries, dormitories, professional, medical or dental offices &
clinics, offices, studios, parks, banks & bank branches, accessory uses, etc.
MXU Zone The purpose of this zone is to allow medium intensity mixed-use suburban
development-Residential, Office, Limited Retail, Limited Lodging, Civic Spaces.
R-5 Residential Zone Single family dwellings, two family dwellings (duplexes),
manufactured & modular homes, parks, golf courses, schools, churches, accessory
uses, etc.
O-1 Office Zone Offices, colleges, schools and libraries, professional, medical or dental
offices & clinics, laboratories & research centers, fire stations, parks, radio, television
& other broadcasting studios & facilities, accessory uses, etc.
C-2 Convenience Commercial Zone Retail and service commercial uses, bakeries, deli’s,
banks, indoor amusement establishments, vehicle repair, office, restaurants, hospitals,
commercial signs & billboards, schools, churches, dwellings, motels & hotels, furniture
& appliance sales, mini-warehouses, wholesaling with accessory warehousing &
related office space
UGC-Urban General Commercial Zone Intent of zone is to promote, where need exists,
the clustering and development of business, offices, and residential development by
allowing retail, office and residential development to occur within one development.
MLK Community PLAN
February 2009
144
Appendix G - Zoning Categories
C-3 Central Business Zone (Downtown only – within the adopted area) Any
commercial use, governmental agencies & buildings, offices, dwelling units, multifamily
units & townhouses only.
C-4 Planned Commerce Center Zone Intended for major shopping centers, department
stores, eating & drinking establishments, barber & beauty shops, offices, studios,
medical & dental clinics, banking facilities, hotels, multifamily dwellings & townhouses,
theaters & other indoor entertainment and cultural facilities, warehousing &
wholesaling, vehicle repair facilities
C-5 Neighborhood Commercial Zone Small commercial uses such as grocery stores (no
gas pumps or car washes), gift shops, drugstores, barber & beauty shops, shoe repair,
offices, medical & dental clinics, banking facilities, dwellings.
C-7 Northshore Commercial Mixed Use Zone (North Shore area only) Mixed use
subject to approval.
M-1 Manufacturing Zone Heavy manufacturing or industrial uses, commercial uses.
M-2 Light Industrial Zone Light manufacturing, dwellings (if in combination or
associated with any of the permitted uses), warehousing, wholesaling, offices.
M-3 Warehouse and Wholesale Zone Warehousing, mini-warehouses, wholesaling,
offices, retail sales (when directly related to one of the permitted uses), re-packaging.
M-4 Outdoor Industrial Use Zone Coal screening and sieving plants, junk or salvage
yards, landfills, sawmills, stockyards, stone mills or quarries, gravel pits, asphalt plants,
cement or concrete plants or any other similar outdoor industrial use.
F/W Floodway Zone The river channel or other watercourses and adjacent land areas
which must be reserved for the discharge of base flood waters.
F/H Flood Hazard Zone All areas covered by the Floodway Zone plus all areas of
special flood hazard as set forth by the Federal Emergency Management Agency.
Planned Unit Development: Residential Permits multi-family development at varying
densities-gives bodies greater control over development, building locations, traffic
pattern, etc. It may be located in any residential zone, R-4 zone, A-1 zone and in
commercial zones in which dwellings are permitted.
Planned Unit Development – Institutional Primarily for college and university facilities.
Must be located in an R-4 zone. Also allows multi-family development, offices,
churches, hospitals, nursing homes, schools, fraternity and/or sorority houses, public,
private & parochial schools, accessory uses, etc.
A-1 Urban Agricultural Zone Agricultural uses such as growing of crops, dairying
grazing, raising & maintaining of poultry and livestock, horticulture, viticulture,
floriculture, forest and woods, detached single family dwellings, churches, schools,
parks, accessory uses, etc.
145
MLK Community PLAN
February 2009
Appendix H - Bibliography
1
Community Historic Resources Summary – Historic Neighborhoods.
Bessie Smith. Retrieved April 2, 2008, from Wikipedia Web site:
http://en.wikipedia.org/wiki/Bessie_Smith
3
Community Outreach Partnership Center. (2007). Moving forward:
Commercial development in the Martin Luther King community (p. 5).
CRS, Inc.
4
“History of Park Place,” Cornerstone, Inc., April 2005
5
Community Historic Resources Summary – Historic Neighborhoods, p.53
6
Wynn, L. T. Emma Rochelle Wheeler (1882-1957). Retrieved January 23,
2008, Web site: http://www.tnstate.edu/library/digital/wheel.htm
7
Commercial development in the Martin Luther King community (p. 5). CRS,
Inc.
8
Lake, Z. (1942 October 4). It’s fancy thoroughfare now. Chattanooga Times
Free Press, p. M2.
9
Ninth street in the new gown. ( 1917 September 2). Chattanooga Times Free
Press.
10
Widening ninth for 14 squares requires $1,148,223. (19 June 1929).
Chattanooga Times Free Press, p. 5.
11
Commercial development in the Martin Luther King community (p. 8). CRS,
Inc.
12
Scaifel, C. (1980 December 6). East ninth starts long road back.
Chattanooga Times Free Press, p. A1.
13
Scaifel, C. (1980 December 6). East ninth starts long road back.
Chattanooga Times Free Press, p. A1.
14
Commercial development in the Martin Luther King community (pp. 8-9).
CRS, Inc.
15
Housing Renewal a Major Aim. (1980 September 6). Chattanooga Times
Free Press.
16
Donna C. William. Retrieved April 2, 2008, from Community Research
Center Web site: http://www.researchcouncil.net
2
17
ML King Neighborhood Association invites its Community Partners to pay
tribute and celebrate successes of the M.L. King revitalization. Retrieved
May 27, 2008, from City of Chattanooga Web site:http:/
www.chattanooga.gov/General_Government/
62_HistoricNeighborhoodinDowntown.htm.
18
(2005). Chattanooga Celebrates Greenway Opening. Retrieved April 2, 2008,
from Conserving land for people Web site: http://www.tpl.org/
tier3_cd.cfm?content_item_id=19954&folder_id=670
Special thanks to the Chattanooga-Hamilton County Bicenntennial Library
- Local History Department, for assistance with the photo archives.
MLK Community PLAN
February 2009
146
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MLK Community Plan Final 02.19.09 - Chattanooga

Transcription

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