U.S. Department of Housing and Urban
Development
Office of Community Planning and Development
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Consolidated Plan Contact
GENERAL OVERVIEW
The primary goal of Memphis' Consolidated Plan is to foster the development of viable urban
neighborhoods which include decent housing for everyone, a suitable living environment and
expanded economic opportunities, especially for low- and moderate-income citizens. Five major
groups of activities address this goal:
- Low- and moderate-income housing
- Community and social services
- Assistance for the homeless
- Neighborhood and community development
- Economic development.
The Consolidated Plan combines into a single submission Federal grant applications for the
Community Development Block Grant (CDBG), the HOME and the Emergency Shelter Grant (ESG)
Programs. In addition, the plan contains a citizen participation plan, market analysis, and a
housing and community development needs assessment. It presents a three-year strategy with
projected use of Federal, State and local housing resources for July 1, 1995 - June 30, 1998, and
a one-year action plan for July 1, 1995 - June 30, 1996. The action plan identifies specific
projects and programs proposed for implementation in using funds (FY96 according to the City's
year and FY95 according to the funding year) from the U. S. Department of Housing and Urban
Development (HUD). For the remaining narratives of this summary, the Federal fiscal year of 1995
(FY95) will be used.
The combined CDBG, HOME and ESG funding for FY95 from HUD is expected to total
$17,104,000. The one-year action plan identifies new projects which the Division of Housing
and Community Development (HCD) proposes to implement using these funds as well as an
estimated $2,400,000 in CDBG program income to be received during FY95. The three-year
strategy describes how current and future year funds will be used to address housing and
community needs through projects that will be or are currently being implemented. It identifies
how these and other anticipated Federal, State and local resources will be allocated, and how
HCD will coordinate with other agencies in project implementation.
CITIZEN PARTICIPATION
The Consolidated Plan was developed within the framework of a Citizen Participation Plan which
included consultation with social service and housing agencies. This planning process included
three public hearings and meetings with twelve constituency groups representing the homeless,
persons with AIDS, the elderly, the physically handicapped, children and youth, agencies
addressing lead-based paint concerns, mental heath/retardation and alcohol and drug agencies,
Memphis Housing Authority and residents, neighborhoods, economic development/job creation
agencies, nonprofit community development corporations, and fair housing groups. HCD staff
also conducted a survey of the constituency group members to identify needs and the short and
long term strategies to address the needs in each constituency group area.
About 100 active participants were involved in the public hearings and constituency group
meetings held during the first four months of 1995, and approximately 200 surveys were
returned to HCD. The draft proposed Consolidated Plan was available for public review and
comment from April 10 to May 10, 1995. The proposed plan was approved by City Council on
May 2, 1995, and was submitted to HUD for review and approval on May 16, 1995. Substantial
amendments to the plan in the future will likewise require public notification, a comment period,
and HUD approval.
MARKET ANALYSIS
The market analysis section of the Consolidated Plan (Section I) provides a description of general
demographic and housing characteristics including population, income, employment, housing
stock conditions, affordability, supply and demand.
Population and Income
During the 1980s Memphis experienced considerable out-migration from poor inner-city census
tracts. This left concentrations of substandard vacant housing primarily occupied by low-income
persons in the inner-city. (See Map of Low and Moderate Income Concentrations). During this
decade, the population of the City decreased by 6% and for the first time in its history, the
majority of the population was black. The average household size declined from an average 3.23
persons per household in 1970, to 2.59 persons per household in 1990. Married couple
households declined from 80 percent to 61 percent of all households in the same period. The
total number of households in 1990 was 229,829.
The median household income in Memphis in 1990 for a family of four was $22,674, compared
to a median household income in Shelby County of $27,132. According to the 1990 Census, 31
percent of the households in the City were very low-income (that is, earned 50 percent or less of
median income). Of these, 69 percent were black households. The number of people below the-
poverty level in Memphis increased between 1970 and 1990 from 20.5 percent to 22.3 percent
of the population. Of the elderly, 21 percent, and of children under 18 years old, 34 percent
were below the poverty level. Children were the single largest age group in poverty.
Description of the Housing Stocks
The total number of housing units in Memphis increased by about 2 percent between 1970 and
1990 to 248,573 units; a total of 18,774 or 7.5 percent of all units were vacant. Single family
units comprised about 64 percent and multifamily units 35 percent of all units, with the
remainder being mobile homes. This roughly approximates the percentage of owner - versus
renter-occupied units, which was 59 percent owner and 41 percent renter-occupied. The
vacancy rate was 2.1 percent for owner-occupied units and 9.5 percent for renter units. The
figure for vacant rental units was about three times higher than the State average. As might be
expected, more low-income households were renters than other households: 72 percent of low-income households were renters compared to 28 percent of other households.
Memphis Housing Authority (MHA) manages the largest inventory of affordable rental housing in
the City. Public housing units total about 7,000, most of which are in pre-1950 housing
developments concentrated in the inner-city. MHA also subsidizes 3,300 private market rental
units through the Section 8 program. In April, 1995, there were 1,400 people on MHA's public
housing waiting list, and over 3,000 on the Section 8 waiting list, indicating a significant demand
for affordable, standard rental housing.
HUD, HCD and Tennessee Housing Development Agency (THDA) also have inventories of
affordable units assisted by tax credits, subsidies, loans or grants. The total estimated number of
units in the City assisted by these entities is around 20,000. However, as many as 10 percent of
these units may currently be substandard, vacant or no longer exist.
Housing for the Homeless and for Persons with Special Needs
Housing for the homeless includes both transitional and emergency shelter. Emergency shelter
facilities include an estimated 484 beds, 200 of which are reserved for men. Most of these
facilities are located in the downtown and inner city. There is a reported need for more beds for
women and children. There are 675 transitional units/beds (which can be occupied for 60 days
or more) in the City, but approximately 400 of these are located in alcohol and drug treatment
facilities.
The problem of shortages in housing for persons with special needs was frequently stated by
social service agencies throughout the constituency group process. Almost all assisted housing in
the city has a long waiting list, and the fact that most of the homeless have some form of
disability supports the view that the disabled suffer disproportionately from housing needs and
are less able to compete for limited affordable housing in the market.
There are an estimated 400 housing units in Memphis specifically reserved for a population of
10,000 mentally ill persons. Only 10-15 percent of these units are known to be assisted with
Federal or other subsidies. The population of persons with AIDS is reported to be about 750, but
there are no housing units set aside for them in Memphis and there are very limited supportive
services for them.
Barriers to Affordable Housing
The market analysis also looks at barriers to affordable housing, including zoning, building codes,
tax structure and public policies. Two examples of such barriers are property taxes and
development restrictions. Property taxes in Memphis are twice those in Shelby County. This
places an additional burden on low-income families in Memphis since more live in the City than in
the county. Obstacles to developing high-density single-family low-income housing have also
been encountered by nonprofit developers in the inner-city, thereby, increasing the cost of
housing.
Homeless Needs
A homeless count conducted by the University of Memphis for HCD on March 27, 1995,
identified 1,328 homeless persons within the City. This included 283 persons in homeless
families and 44 homeless youths under the age of 18 who were not with families. Local service
providers for the homeless and mentally ill estimate that 45-70 percent of the homeless are
mentally ill. A large percentage, possibly as high as 65 percent of homeless people, are alcohol
or drug addicts. Ten to twenty percent are believed to be victims of domestic violence, and 20
percent are estimated to have AIDS.
Homeless needs identified through the constituency group process and by local service providers
included the need for:
- A central intake center and shelter
- More shelters/services for families
- More transitional housing and supportive services
- Administrative funding for homeless service providers
- Employment/job placement assistance
- More flexible shelter hours
- Housing placement and permanent rental housing assistance
- General and mental health services
- Crisis intervention, emergency treatment and case management, particularly for the mentally
ill homeless and non-homeless at-risk mentally ill persons.
- Services specifically to address and advocate for the needs of homeless children.
Supportive Service and Other Community Needs
The Consolidated Plan describes needs for supportive services identified by constituency group
representatives for persons with HIV/AIDS, the mentally ill, mentally disabled, elderly, children
and youth, the handicapped and others. These groups indicated the following needs:
- Housing referral/placement/locations services
- Better training for social services staff
- Transportation services
- General, mental and home health services
- Crisis intervention, treatment, counseling and case management
- Representative payee services
- Rental assistance for permanent housing
- Legal aid and fair housing assistance
- Increased community awareness.
AIDS is a growing problem in Memphis, and many of those affected experience serious financial
and housing problems as well as homelessness. At-home care with supportive services,
transportation, support groups, assistance with child care, and community education and
awareness were identified as five critical needs for this area.
The Fair Housing constituency group and a recent study of fair housing commissioned by HCD
identified two major problems: a lack of information regarding available housing; and obtaining
legal assistance for housing discrimination or other legal problems. Lack of access to decent
housing due to low incomes and lower rates of lending to blacks than whites are also problems.
Lack of handicapped accessible facilities was found to be a problem in private rental housing.
The Memphis Housing Authority (MHA) constituency group surveys identified the primary need
for public housing to be physical improvements. Other needs included more and better services
for MHA tenants (child care, transportation, job training, health care, etc.), and the need to
provide a safer environment in public housing
Lead Based Paint
Lead based paint is another area of need in terms of housing. An estimated 116,208 housing
units in Memphis contain lead based paint. This represents 46 percent of the housing units in the
City, and affects primarily low- and very low-income households, most of whom live in older
housing units in the inner-city. Of these households, roughly 60 percent are owner-occupied and
40 percent are renter households. Testing by the Memphis and Shelby County Health
Department in South Memphis neighborhoods in 1994 found high lead levels in 15 percent of all
children. Some of the needs for lead hazard reduction identified by the lead-based paint
constituency group included:
- Community education
- Annual testing of children under 7 years old
- Contractor training and licensing in lead abatement
- Strict code enforcement
- Funding to carry out lead abatement.
NEEDS ASSESSMENT
The needs section (Section II) of the Consolidated Plan examines five major areas of needs:
general needs for housing; supportive services; various categories of people who have needs;
homeless needs; and lead-based paint hazard needs.
Some important conclusions contained in the Consolidated Plan with regards to housing needs
areas follows:
- 1990 Census data shows that 71,000 or 31 percent of the households in Memphis earn less than
$12,000 a year. Of these, 30,000 are renter households who earn less than $7,000 a year. Due to their
incomes, these households have very limited options when it comes to decent, affordable
housing.
- Substandard housing is a significant problem for an estimated 75 percent of the poorest households
in Memphis, most of whom reside in the inner-city.
- Homeownership is nearly an unattainable dream for most poor renter households. Of the 46,000
renter households who earn under $12,000 a year, most are unable to save money to buy a home due to
the fact that they already spend in excess of 30 percent of their income for housing.
- There is a high demand for more tenant-based rental assistance to alleviate the cost burden for very
low-income renters and there is a general need for standard, affordable rental housing.
- Substandard housing and overcrowding are significant problems for 57% of very low-income large
family renters.
- Twenty-two percent of the elderly are below the poverty level. About 13,000 elderly are very low-income homeowners who can barely afford to maintain their homes. Many of these houses need
rehabilitation to meet housing codes and to preserve the City's housing stock for future
generations.
- Depending on household size and type, 40-60 percent of all extremely low-income households
earning 30 percent or less of median income spend over 50 percent of their gross income on
housing.
- Black households in Memphis are disproportionately affected by housing problems since they are the
majority (69 percent) of all very low income households who earn 50 percent or less of median
income.
THREE-YEAR STRATEGY
The three-year strategy (Section III) of the Consolidated Plan describes how the resources that
are or will be available in the city of Memphis will be used to address the goals and objectives
identified for meeting hlopment needs.
Resources
The Consolidated Plan describes Federal, State, local, private for-profit and nonprofit resources
available in Memphis. Of particular significance to the Consolidated Plan are the three HUD
formula grants for which the plan serves as the application: CDBG, HOME, and ESG programs.
Other Federal resources available in the next three years in the community will be the $7,450,000
remaining in the Peabody Place UDAG (Urban Development Action Grant); $3.5 million HCD is
receiving over two years from HUD's Lead-Based Paint Hazard Reduction Program; $3 million
United Way of the Greater Mid-South will receive over three years from HUD's Homeownership
and Opportunity for People Everywhere (HOPE) 3 program; $3 million for the Enterprise
Community designation; HOPWA (Housing Opportunities for Persons with AIDS) funds through
the state of Tennessee, to be applied for by nonprofits (last year Memphis received $299,000,
applied for and administered by Midtown Mental Health Center and Friends for Life HIV
Resources); public housing authority modernization funds; Federal tax credit programs; and other
sources of funds the Federal government may offer through entitlement or competition to assist
affordable housing and community development needs.
The Tennessee Housing Development Agency (THDA) is the primary State agency that provides
housing funds to local governments and nonprofits. Next year the City will receive $895,000
from THDA. THDA has also given grants of $250,000 each to Neighborhood Housing
Opportunities (for new construction) and United Way (for housing rehabilitation).
The city of Memphis has budgeted $5.5 million in City funds for HCD in FY95. Other local and
nonprofit resources are the Foundation for Homeownership, private developers, nonprofit housing
developers including Habitat for Humanity, Shelby County Interfaith and several Community
Housing Development Organizations (CHDOs). Several foundations, which have supported
housing activities in Memphis, are the Community Foundation of Greater Memphis, the Plough
Foundation, the Pew Foundation, the Mott Foundation, and the Ford Foundation.
Goals and Objectives
These Federal, State, local, private, and nonprofit resources will be used to address the goals in
five broad program areas: Housing, Community and Public Services, Homelessness, Neighborhood
and Community Development, and Economic Development.
ONE-YEAR ACTION PLAN
Fiscal year 1995 for HCD will begin July 1, 1995, and end June 30, 1996. The text of the
Consolidated Plan mentions projects and activities which are ongoing and may be funded with
prior year funds. The projects in the Listing of Proposed Projects table are only those on which
HCD plans to spend FY95 Federal entitlement funds received from HUD.
Again, several other projects are ongoing with other sources of funds (State, local or prior year
Federal) so the projects shown on the Listing of Proposed Projects and summarized below are
only the projects expected to be funded with FY95 Federal entitlement funds. Projects and
funding levels can and do change during the course of the year, so these projects are to be
considered proposed only and the monetary figures should be taken as estimates rather than as
literal projections.
In FY95 HCD expects to receive the following federal entitlement income:
SOURCE OF INCOME FUNDS EXPECTED TO
BE RECEIVED
CDBG Entitlement Grant $ 12,061,000.00
Program Income (From Sale of
Property, Loan Repayments, etc.) 2,400,000.00
HOME Entitlement Grant 4,562,000.00
Emergency Shelter Grant (ESG) Program 481,000.00
Entitlement
TOTAL FEDERAL ENTITLEMENT INCOME $ 19,504,000.00
The Listing of Proposed Projects details each individual project to be funded with FY95 funds. To
give an overview of the budget for FY95 Federal entitlement funds, HCD's proposed expenditures
can be grouped by the following broad categories: Housing Rehabilitation, Acquisition, Relocation,
and New Housing Construction, Clearance and Demolition, Downpayment Assistance, Public
Facilities and Services, Public Improvements/Infrastructure, Economic Development,and
Administration/Planning.
Housing Rehabilitation
More than $6 million is budgeted for rehabilitating single-family housing owned by low- and
moderate-income people. An estimated 492 housing units will receive assistance through the
Single-Family Homeowner and Minor Home Repair programs. Funds will also be made available to
Community Development Organizations (CHDOS) to acquire, build or rehabilitate housing (#26),
and HCD will begin a stepped-up lead-based paint abatement program (#33). Other costs
associated with housing rehabilitation as well as other programs (i.e. salaries, benefits and other
staff costs) are shown in several program delivery categories in the Listing of Proposed Projects.
CATEGORY: HOUSING REHABILITATION
PROJECT FUNDS HOUSING
NUMBER PROJECT NAME BUDGETED UNITS
24 Single Family Homeowner $3,859,859.00 192
Rehabilitation
25 Minor Home Repair $ 300,000.00 300
26 CHDO Project Set-Aside $ 684,300.00 unknown
of HOME entitlement)
33 Lead-Based Paint Grant Match 175,000.00 9
27,28,29,
30,31,32 Program Delivery 1,693,323.00 NA
TOTAL $6,712,482.00 501
Acquisition, Relocation, New Housing Construction
About 23.1 percent or $4,500,205 of the HUD funds HCD will receive in FY95 will be used for
Acquisition, Relocation and New Housing Construction. Most of these funds will be spent by the
Replacement Housing Program to demolish and build replacements for single-family houses that
are owned and occupied by low- and moderate-income people and cannot be rehabilitated.
Ninety-one (91) single-family houses are expected to be built under this program next year
(projects #21 and 22). Other funds will be spent to mow and maintain vacant lots HCD owns (#2
and 3), to help families displaced by HCD projects relocate to new housing (#21), and to acquire
vacant land on Edith Avenue for redevelopment (#3 1).
Clearance and Demolition
HCD has budgeted $400,000 for demolition activities. Part ($100,000) of this is for the
Abandoned Structures Program, which demolishes unsalvageable, vacant buildings and is
expected to demolish 50 houses with these funds (#7). The other $300,000 will be spent by the
Replacement Housing Program (#8), to demolish owner-occupied houses that cannot be
rehabilitated. This program is expected to demolish and replace 91 houses next year. Funds for
relocating displaced persons and for building the new replacement houses have been budgeted
under projects #21 and 22.
CATEGORY: CLEARANCE & DEMOLITION
PROJECT FUNDS BUILDINGS TO
NUMBER PROJECT NAME BUDGETED BE DEMOLISHED
7 Abandoned Structures Program $100,000.00 50
8 Replacement Demolition 3OO,OO0.00 91
TOTAL $400,000.00 141
Downpayment Assistance
HCD has budgeted $103,459 to pay costs for staff helping first-time homebuyers access the
Downpayment Assistance program offered by HCD through local banks (#23). More than
$2,000,000 is budgeted for downpayment assistance citywide and in targeted areas and more
than 600 first-time homebuyers are expected to be assisted in FY95. The
$2,000,000 will come from City funds rather than federal funds and so is not
shown in the Listing of Proposed Projects.
CATEGORY: DOWN PAYMENT ASSISTANCE
PROJECT # PROJECT NAME FUNDS
BUDGETED
23 Downpayment Assistance Program
Delivery (staff) $103,459.00
TOTAL $103,459.00
Public Facilities and Services:
For public facilities and services HCD has budgeted $2,907,107. HUD also places a cap on this
category of 15 percent of CDBG funds, and HCD will meet or be under that cap. This category
includes several types of projects which generally benefit low-income children and youth, the
elderly, physically disabled, the homeless, and other special needs groups.
The public facilities/services category includes the lump sum of $700,000 for Community Service
Grants (#14), which will be distributed in the summer or fall of 1995 to nonprofits to carry out
projects. Over the last few years recipients of grants under this program have included diverse
agencies and projects like construction of MIFA's Estival Place, Sarah Brown YWCA Day Care,
Orange Mound Personal Care Home for the elderly, operating funds for the Sickle Cell Council and
Friends for Life HIV Resources, and a job placement program for persons with disabilities.
Specific projects that get funded with these FY95 funds will be identified in an amended
Consolidated Plan later and will be shown on following year Grantee Performance Reports and/or
Consolidated Reports.
The public facilities/services category also includes HCD's entire $481,000 ESG program
allocation for FY95 (# 18), which will be distributed later in 1995 to nonprofit agencies to carry
out activities to benefit homeless persons. Last year's ESG allocation of $358,000 was awarded
to 12 nonprofits including Aloysius Home, Case Management, Inc., the Salvation Army, Memphis
Furniture Bank, Alpha-Omega Faith Homes (veterans services), Downtown Memphis Ministry,
Memphis Day Shelter, Family Services, Midtown Mental Health Center, MIFA, SMACC (Students,
Mothers and Concerned Citizens) and the YWCA Wife Abuse Shelters. Specific projects that get
ESG funds will also be identified in an amended Consolidated Plan later and will be shown on
following year Grantee Performance Reports and/or Consolidated Reports.
CATEGORY: PUBLIC FACILITIES AND SERVICES
PROJECT PERSONS (p) OR HOUSEHOLDS (h)
NUMBER PROJECT NAME FUNDS BUDGETED TO BE SERVED
6 Thermal Emergency Shelter $ 25,000.00 500
11 Title XX Program Match 142,000.00 180
12 Urban Gardening Program 41,000.00 unknown [13 Perishable] Food Program 75,000.00 unknown
14 Community Service Grants 700,000.00 unknown
15 Mayor's Business Internship 300,000.00 400
16 Summer Enrichment Sports 120,000.00 1,500
17 Memphis Furniture Bank 20,000.00 300(h)
18 Emergency Shelter Grant 481,000.00 unknown
Program allocation (ESG)
19 Better Jobs Strategy 250,000.00 unknown
9 Program Delivery - 436,831.00 NA
Compliance Dept.
10 Program Delivery - Social 316,276.00 NA
Services
TOTAL $ 2,907,107.00 2,580(p) 300(h)
Public Improvements
HCD has budgeted $1,115,327 of FY95 funds for public improvements in low- and moderate -income neighborhoods. This includes the $1,000,000 budgeted for the Shelby County Interfaith
Nehemiah housing project to be built in southwest Memphis (#5). The $1,000,000 will be used
to build streets, sidewalks, utilities and other public infrastructure. The category includes
$115,327 for program delivery (#4); these are costs for staff administering these funds and other
public improvements projects in low-income neighborhoods carried over from previous years in
Neighborhood Strategy Areas.
CATEGORY: PUBLIC IMPROVEMENTS/INFRASTRUCTURE
PROJECT
NUMBER PROJECT NAME FUNDS BUDGETED
5 Shelby County Interfaith Nehemiah Housing $ 1,000,000.00
Project
4 Program Delivery (staff) 115,327.00
TOTAL $ 1,115,327,00
Economic and Business Developments
HCD has budgeted $402,226 in CDBG funds for Economic Development activities. These funds
will pay costs for staff helping small business owners prepare their applications for business
loans (#34). A small business loan pool has been formed with City funds which is not shown on
the Listing of Proposed Projects because it only shows Federal FY95 funds. HCD will also fund
staff for a one-stop business assistance center offerING businesses a variety of services (#35).
CATEGORY: ECONOMIC DEVELOPMENT
PROJECT FUNDS BUDGETED
NUMBER PROJECT NAME
34 E.D. Technical Assistance $ 155,189.00
35 Program Delivery -
Business Development 247,03.700
TOTAL $ 402,226.00
Administration/Planning
HCD has budgeted $3,363,194 for Administration and Planning. HUD places a 20 percent cap on
administrative and planning spending for the CDBG program and a 10 percent cap on
administrative spending on the HOME program. HCD must meet or be under both caps. The
Administration and Planning category includes some HCD staff salaries and costs (projects #37
and 41). It also includes operating funds for the Coalition for the Homeless (#38), for CHDOs (5
percent of HOME entitlement funds), fair housing activities (#40) and the Neighborhood Small
Grants Program (#39).
CATEGORY: ADMINISTRATION/PLANNING
PROJECT FUNDS BUDGETED
NUMBER PROJECT NAME
38 Coalition for the Homeless $ 80,000.00
42 Community Housing Development 228,100.00
Organizations (CHDOS) operating expenses
40 Fair Housing Dept. 195,048.00
36 Miscellaneous Acquisition Costs 30,000.00
39 Neighborhood Small Grants Program 50,000.00
37 Program Administration - CDBG 2,323,846.00
41 Program Administration - HOME 456,200.00
TOTAL $ 3,363,194,00
CONCLUSION
In conclusion, the Consolidated Plan presents a coordinated approach to addressing Memphis'
housing and community development needs. It is the first to be developed by the city of
Memphis under the new guidelines established by HUD. One purpose of this document has been
to describe in an integrated fashion, the economic, physical and social needs and resources of our
City, so that we can better determine how to utilize our resources to help individuals, families and
neighborhoods live together and thrive. Ultimately, the Consolidated Plan should give the city of
Memphis, its partners, providers and citizens the opportunity to create a vision for community
development, individual self-sufficiency and hope for everyone.
Maps
Map 1 depicts points of interest in the jurisdiction.
Map 2 depicts points of interest and low-moderate income
areas.
Map 3 depicts points of interest, low-moderate income areas,
and minority concentration levels.
Map 4 depicts points of interest, low-moderate income areas,
and unemployment levels.
Map 5 depicts points of interest, low-moderate income areas,
and proposed HUD funded projects. A table is included to provide details on these
projects.
To comment on Memphis' Consolidated Plan, please contact Robert Lipscomb, Director
Memphis Division of Housing and Community Development.
701 North Main Street
Memphis, TN 38107-2311
(901) 576-7301 FAX (901) 576-7444
Return to Tennessee's Consolidated Plans