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Jackson
Planning District
About Jackson
The Jackson planning district is composed of strong, culturally diverse neighborhoods that are supported by local businesses and institutions, have access to vibrant, well-maintained open space and parks, and are connected by safe, pedestrian-friendly streets throughout the district and to the rest of the City.
Jackson District Workshop #2 -
What We Heard
Future Land Use
Click on the map to zoom in
Future Land Use Map: Connecting Places, People, and Activities
The Future Land Use Map is a vision for Memphis’s future. It’s not a set of strict rules, but rather a guide that reflects the kind of places and activities we want to see in our city as it grows. It’s about creating a community that works for everyone.
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What do the Letters and Numbers indicate?
The letters indicate Place Types, which makes Memphis unique. And the numbers indicate the highlighted places in the neighborhood.
Memphis 3.0 organizes the city into six Place Types—categories that help us understand and plan for the unique character of different areas. Each Place Type is designed to reflect how people live, work, and interact with their surroundings.
A : Anchors: Vibrant, walkable hubs at the heart of accessible, well-connected communities, filled with mixed-use spaces where people can live, work, and play.
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AN : Anchor Neighborhoods: Walkable, connected neighborhoods that support and complement the Anchors.
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CM : Communities: Residential areas that make up the majority of the city, where people live and build their lives.
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CR : Corridors: Auto-oriented commercial strips with retail and services designed for easy access by car.
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SP : Special Uses: Areas focused on industrial, logistical, or transportation activities, often with large blocks and fewer intersections.
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PC : Parks and Civic Spaces: Natural areas, parks, schools, and institutions that serve as gathering places for the community.
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Other Highlighted Places: Some topics or needs are specific to certain places, and that’s what makes them deserving of special attention.
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An extended explanation can be accessed here.
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Commercial and Multifamily housing, bisected by active freight rail line.
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Commercial uses are predominantly auto-repair services, with a convenience store (non gas serving) on either side of the rail line.
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Multifamily housing exists between Berkshire and railway.
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Residents expressed a desire for the convenience stores to supply fresh food, including locally grown items.
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Auto repair shops don’t belong in the neighborhoods.
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Zoning should limit auto centric uses.
AN
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Pervasive pattern of single-family homes with a few vacant parcels. Small scale apartments exist within and adjacent to anchor.
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Residents expressed a desire to expand housing options in the area, including “missing middle houses” and “multigenerational homes”.
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The expansion of housing types was given in the context of the options in the broader neighborhood. Zoning should allow for these types beyond the boundaries of the anchor.
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It is unclear if the viability of fresh food offerings at the anchor are limited by the market potential of the neighborhood. Changes to zoning should prioritize allowing requested housing types and living arrangements.
1. GRAHAM & CHELSEA
2. WELLS STATION & REEDS
Existing Land Use
Summary of Community Feedback
A
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2 commercial properties, formerly the location of Jerry’s Sno Cones.
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East property is an active convenience store (no gas pumps)
AN
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Pervasive pattern of single-family homes with a few vacant parcels. Small scale apartments exist adjacent to the anchor.
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Residents expressed a desire to expand housing options in the area, including “missing middle houses” and “multigenerational homes”.
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Residents insisted that the community’s schools (Wells Station Elem.) were important and wanted development to support schools.
Staff Analysis
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Zoning changes should maintain neighborhood scale development standards
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The expansion of housing types was given in the context of the options in the broader neighborhood. Zoning should allow for these types beyond the boundaries of the anchor.
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While schools are not “Anchors”, the desire for more families to live near schools can be addressed through a neighborhood-scale upzone.
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Residents expressed a desire for the convenience stores to supply fresh food, including locally grown items.
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Auto repair shops don’t belong in the neighborhoods.
3. WELLS STATION & GREY
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Commercial and Multifamily housing, with multiple churches in the immediate vicinity.
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Commercial uses are a mix of auto-repair services, a convenience store (gas serving), along with local eateries and vacant storefronts
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Multifamily housing exists along Wells Station Rd within the Anchor boundary.
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Residents requested “complementary uses that are well designed”.
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Requests were made to slow traffic along Wells Station Rd.
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Zoning should limit auto-centric uses. “Complementary” is understood to mean neighborhood serving shops that can be utilized in one trip.
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It is unclear if residents’ request for “well-designed” is referring to a change in the streetscape realm, or is simply a request for stricter ordinance enforcement. Further conversations should clarify if zoning should move towards limiting street-facing parking.
AN
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​Pervasive pattern of single-family homes with multiple vacant parcels, some of which are very large.
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Small scale apartments exist within and adjacent to anchor.
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Residents expressed a desire to expand housing options in the area, including “missing middle houses” and “multigenerational homes”.
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The expansion of housing types was given in the context of the options in the broader neighborhood. Zoning should allow for these types beyond the boundaries of the anchor.
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Zoning along Wells Station could consider minimal setbacks to frame the street as a traffic calming measure.
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4. JACKSON AVE CORRIDOR (INTERNATIONAL FLEA MARKET)
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Commercial and Multifamily housing, with multiple churches in the immediate vicinity.
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Commercial uses are a mix of auto-repair services, a convenience store (gas serving), along with local eateries and vacant storefronts
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Multifamily housing exists along Wells Station Rd within the Anchor boundary.
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Residents requested “complementary uses that are well designed”
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Requests were made to slow traffic along Wells Station Rd.
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Zoning changes should maintain neighborhood scale development standards
AN
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Pervasive pattern of single-family homes with a few vacant parcels. Small scale apartments exist adjacent to the anchor.
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Residents expressed a desire to expand housing options in the area, including “missing middle houses” and “multigenerational homes”.
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Residents insisted that the community’s schools (Wells Station Elem.) were important and wanted development to support schools.
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The expansion of housing types was given in the context of the options in the broader neighborhood. Zoning should allow for these types beyond the boundaries of the anchor.
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While schools are not “Anchors”, the desire for more families to live near schools can be addressed through a neighborhood-scale upzone.
5. GRAHAM & SUMMER
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Medium size commercial. Neighborhood scale buildings. Front facing parking lots
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We heard that there is a need for better lighting in the area and better walkability to the shopping centers before you get to the large shopping complexes to the east.
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Zoning should maintain neighborhood scale services.
AN
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Primarily Single-Family neighborhoods with pockets of multifamily.
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We heard that residents would like to see better traffic calming measures in the neighborhood.
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Residents would like to see a mix of housing types in the community
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We can address the desire for a mix of housing types, by changing the zoning to allow for other housing types.
PC
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(Grahamwood Elementary) Primarily Single Family
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We heard that there are concerns about accessibility to Grahamwood Elementary.
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Zoning should discourage heavy auto-centric uses, such as big-box stores and gas stations, and instead encourage smaller-scale, pedestrian-friendly commercial developments that better align with the needs of the community and the school.
6. NORTH GRAHAM
Existing Land Use
Summary of Community Feedback
Staff Analysis
CM
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Primarily Single Family with pockets of multifamily
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We heard that there are concerns about accessibility to Kingsbury High School.
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Zoning should closer reflect the existing neighborhood.
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As far as accessibility to the school, we believe this is more of an area-specific action item, appropriate for the comprehensive plan update.
*see Workshop 1 Notes Page 7
7. GAISMAN PARK
Existing Land Use
Summary of Community Feedback
Staff Analysis
PC
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Primarily Single Family Neighborhood
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We heard that this is the only greenspace in the community for many people, and there is a suggestion to consider using vacant lands as part of the Future Land Use (FLU) Map for potential park space.
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Zoning should appropriately address vacant spaces categorized in the Future Land Use (FLU) Map, particularly in relation to greenspace and community needs.
8. MACON ROAD
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Small neighborhood Scale commercial surrounded by both multifamily and single-family communities
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We heard concerns about vacancies in properties along Berclair and Janice, as well as heavy foot traffic in the Victor and Macon area.
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Zoning should reflect the existing land use.
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We emphasize the importance of implementing the walkability actions prescribed in the Comprehensive Plan. These actions will address the community’s concerns about heavy foot traffic and improve the overall pedestrian experience, making the area more accessible and vibrant.
AN
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Small scale commercial pockets surrounded by primarily single family neighborhoods
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We heard that residents would like to see bioswales and more support for local businesses.
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Zoning should reflect the existing land use.
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The community’s desire for bioswales, wider roads, and support for local businesses should be addressed in the Comprehensive Plan Update. These improvements align with the broader goals of enhancing walkability, sustainability, and economic vitality in the area.
9. STRATFORD/COVINGTON PIKE
Existing Land Use
Summary of Community Feedback
Staff Analysis
CR
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Primarily single family neighborhood
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We heard that residents would like to see improvements similar to those on National Street and the Heights Line.
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Zoning should reflect the existing land use.
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The community’s desire for improvements should be incorporated into the Comprehensive Plan Update. This will help ensure that the area benefits from enhancements ininfrastructure, walkability, and overall community development.
P
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Primarily Single Unit Community with some duplexes.
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We heard that residents would like to see traffic calming measures to improve accessibility to Berclair Elementary.
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Zoning should reflect the existing land use.
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The community’s desire for improvements should be incorporated into the Comprehensive Plan Update. This will help ensure that the area benefits from enhancements in infrastructure, walkability, and overall community development.
10. SUMMER AVE
Existing Land Use
Summary of Community Feedback
Staff Analysis
CR
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Commercial District (Perhaps a community Gateway).
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We heard that there is potential for a road diet, a desire for a more pedestrian-friendly Summer Ave, more trees, and sidewalk improvements. Additionally, residents agree with the need for low commercial services.
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Zoning changes should promote walkability, improve lighting, and create a more pedestrian-friendly environment.
11. MCCRORY
Existing Land Use
Summary of Community Feedback
Staff Analysis
CO
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Primarily single-family community with the wolf river to the north and interstate 40 to the east
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We heard that there are concerns about wide turns leading to Interstate I-40 off of White Station.
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Zoning should reflect the existing land use.
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The community’s desire for improvements should be incorporated into the Comprehensive Plan Update. This will help ensure that the area benefits from enhancements in infrastructure, walkability, and overall community development.
P
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Primarily single-family community with the wolf river to the north and interstate 40 to the east.
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We heard that there are concerns about accessibility to Northeast Prep Academy.
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We believe this is more of an area-specific action item, appropriate for the comprehensive plan update.
12. NORTH MENDENHALL
Existing Land Use
Summary of Community Feedback
Staff Analysis
CO
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Primarily single-family neighborhood. The intersection of Summer and Mendenhall has small neighborhood scale businesses
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We heard that this intersection is hard to cross, and residents want better access across Sam Cooper to connect with the Shelby Farms Greenline.
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Zoning should reflect the existing land use.
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The community’s desire for improvements should be incorporated into the Comprehensive Plan Update. This will help ensure that the area benefits from enhancements in infrastructure, walkability, and overall community development.
13. WOLF RIVER WATERSHED
Existing Land Use
Summary of Community Feedback
Staff Analysis
PC
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Green, Open Space, with some low intensity commercial uses
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We heard that there is a focus on conservation, agriculture, and floodway management in the area.
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Zoning should align with the community’s focus on conservation and floodplain management.
14. MACON & HOMER
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Neighborhood scale market and storefronts with a small street-facing parking lot.
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Residents wanted stronger code enforcement around the property. Requested uses were more in-line with institutional services over commercial uses.
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Zoning should maintain neighborhood scale services.
AN
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Pervasive pattern of single-family homes and a mix of home-scale multifamily. Small-Medium scale apartments exist adjacent to the anchor.
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Residents generally supported an increase in SF neighborhood scale housing around the Anchor.
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Zoning should generally maintain and enhance the existing pattern of residential development.
15. SUMMER & NATIONAL
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Predominantly commercial and institutional uses, with some residential along National.
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Uses along National are neighborhood scale and serving, including small offices, store fronts, a church, a Post Office, and small auto-repair shop.
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Uses along Summer are mix of commercial services, with a heavy mix of auto-centric uses. The streetscape is a mix of zero-setback frontages and deep setbacks with small to medium parking lots.
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Mix of responses concerning FLU designations within the Anchor.
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Broad support was given to NMS designation along National. Residents understood this to mean that development would be neighborhood scale and enhance the Heights Line project.
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Residents were divided over UMS designation along Summer. The divide seemed to be over implied height and scale of buildings more than the implied uses. This was tied to a fear over increased traffic. It is unclear if those expressing approval of UMS did so because of the implied height. Further discussions should identify if residents envision a larger-scale NMS or a true UMS.
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Zoning along National should focus on creating a public realm in coordination with the Heights Line project. Uses should be neighborhood serving.
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Zoning along Summer should create a streetscape that is distinct from National. Uses and design should be pedestrian centric to limit increased vehicle usage.
AN
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Pervasive pattern of single-family homes with a few vacant parcels. Small scale apartments exist adjacent to the anchor.
-
Residents expressed a desire to expand housing options in the area, including “missing middle houses” and “multigenerational homes”.
-
Residents insisted that the community’s schools (Wells Station Elem.) were important and wanted development to support schools.
-
The expansion of housing types was given in the context of the options in the broader neighborhood. Zoning should allow for these types beyond the boundaries of the anchor.
-
While schools are not “Anchors”, the desire for more families to live near schools can be addressed through a neighborhood-scale upzone.
16. MACON & NATIONAL
Existing Land Use
Summary of Community Feedback
Staff Analysis
A
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Neighborhood scale structures. Uses are mostly auto-oriented gas and repair shops, with an existing daycare facility and vacant store front.
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Residents identified this as a potential anchor due to it’s place on the Heights Line.
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Residents wanted fewer auto-centric uses.
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Zoning should limit auto-centric uses.
*After the Jackson workshops, the FLU category of Neighborhood Commercial (CSN) was created. While A-NC felt better for residents than CSL, it is possible that CSN is more appropriate due to the corridor nature of Macon. However, the presence of the Heights Line makes this location more of a viable “place” than it otherwise would have been. Staff feels that a FLU designation of A-NC with zoning that reflects the corridor nature of Macon would be appropriate.
AN
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Pervasive pattern of single-family homes and a mix of home-scale multifamily. Small-Medium scale apartments exist adjacent to the anchor.
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Residents generally supported an increase in SF neighborhood scale housing around the Anchor. This statement was given in context to allow pedestrian accessibility to the Heights Line.
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Atlantic Oaks (mostly vacant properties towards Jackson Ave) was identified as a good place for multi-family housing.
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Zoning should allow for a general increase in house-scale single-family and multi-family units in the broader neighborhood.
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Zoning changes at Atlantic Oaks should reflect potential of a larger scale project.
Memphis and Shelby County Division of Planning & Development
Comprehensive Planning Department
125 N Main Street, Ste 468
901-636-6601
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