Peacock Place montgomery, alabama katherine martin
peacock place, named after the tract of land on which it sits, is located just 1.6 miles form the alabama capitol building. once a thriving neighborhood home to many black families and prominent montgomery citizens during the civil rights area, peacock place currently lacks the characteristics that defined it in the past. this project seeks opportunities and suggests options in hopes of rebuilding this historical site. this project was completed using a variety of tools to establish a plan for the revitalization of peacock place and was competed in dr. jay mittal’s real estate principles class in the spring of 2013.
Location: montgomery, alabama
context The city of Montgomery is located centrally in southeast Alabama along the Alabama River. This capital city is divided into nine voting districts, each with their own unique identities (City of Montgomery). Montgomery emerged in 1819 with a cotton surplus and transportation opportunities via its Alabama River border, and at this time, the agricultural and transportation factors were enough to justify a southern city. Urban production developed later for Montgomery; therefore, Montgomery was never positioned to contend with larger US cities that met all three criteria. Relying heavily on agriculture and expanding transportation, Montgomery has undergone waves of development as transportation technology has improved. Throughout these waves of development, Montgomery has proven its significance if not in a somewhat contradictory way. While Montgomery was once the capital of the seceding Confederacy, at the same time it is considered to be the birthplace of the Civil Rights Movement.
Timeline 1819
1830
1846
1861-1865
1868-1875
1887
1910
1914-1919
montgomery was founded by andrew dexter and john scott
the cotton industry gave montgomery the highest per capita wealth in the state at $700
montgomery became the capital of alabama
during the civil war, montgomery served as capital of the confederacy
black-friendly republicans controlled the government
alabama state university gave the black population an opportunity for higher education
wilbur wright’s aviation school opened in montgomery
during WWI, montgomery’s camp sheridan was used as a training camp
Quick Facts population: 205,764 households: 81,486 housing units: 92,115 vacant houses: 10,629 population reporting one race: 98.7% percent white: 37.3% percent black: 56.6% percent american indian: 0.2% percent asian: 2.2% percent pacific islander: 0.1% some other race: 2.2% population reporting two or more races: 1.3% total hispanic population: 3.9% median household income: $42,346 total businesses: 11,013 total employees: 144,059 Source: 2010 United States Census, 2012 Census Housing Profile, ACS Housing Summary, ACS Population Summary, ESRI Business Summary
1929 the dairy industry became more profitable than the cotton industry
1930 the air corps tactical school was moved to montgomery, helping the city recover from the depression
1940
1955-1956
1965
for the first time, montgomery’s population shifted toward a white majority
rosa parks was arrested, setting off a 381-day bus boycott
8,000 activists marched from selma to montgomery for the right to vote
Custom Map 2010 Total Population (U.S. Census) by Block Groups
Population
2010 Total Population by Block Groups 1,638 - 4,622 1,216 - 1,637 964 - 1,215 700 - 963 246 - 699
Source: 2010 Census ESRI Community Analyst
February 26, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
With a total decades Š2013 Esri population of 205,764 residents, the city of Montgomery, holds 4.3 percent of Alabama’s total population of 4,779,736. The past few Page 1 of 1 will show that the population of Montgomery has been steadily increasing, almost doubling its 1950 population of 106,525 residents As evident from the map above, the most dense parts of the city of Montgomery are located east of downtown. Based on research, it is concluded that the city will continue to grow in this eastward progression as more land is annexed into the city.
Custom Map 2012 Median Household Income (Esri) by Block Groups
Median Household Income
2012 Median Household Income by Block Groups $65,820 - $138,359 $43,114 - $65,819 $34,047 - $43,113 $21,809 - $34,046 $0 - $21,808
Source: 2012 Census Housing Profile ESRI Community Analyst
February 26, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
TheŠ2013 80,404 Esri households located in the city of Montgomery have a median household income of $42,992 and a mean household income of $60,233. Page 1 of 1However, these numbers do not adequately portray the income characteristics of all the residents of the city. Despite the average household income being close to $60,000, almost 30 percent of the households have an annual income of less than $25,000; 17 percent have an annual income of less than $15,000. There is definitely a broad spectrum in terms of the household income for the residents of Montgomery. Based on the map above, as with population, most of the wealthiest Montgomery residents are located in the eastern portion of the city.
Custom Map 2012 Total (SIC01-99) Businesses by Block Groups
Total Businesses BY Block Group
Total Businesses by Block Groups 121 - 972 78 - 120 50 - 77 24 - 49 2 - 23
Source: ESRI Business Summary ESRI Community Analyst
February 26, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Š2013 1 of 1 Most of Esri the businesses in the city of Montgomery are located in block groups along Interstate 85 and in the downtown area. In the map above, itPage is evident that there are very few businesses south of I-85 when comparing to the north.
Custom Map
Racial Composition
2010 Black/African American Population (U.S. Census) by Block Groups
2010 Pop-1 Race: Black by Block Groups 947 - 2,395 630 - 946 416 - 629 211 - 415 16 - 210
Source: 2010 Census ESRI Community Analyst Š2013 Esri
April 25, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Page 1 of 1
2010 White Population (U.S. Census) by Block Groups
2010 Pop-1 Race: White by Block Groups 927 - 5,279 592 - 926 352 - 591 106 - 351 2 - 105
Source: 2010 Census ESRI Community Analyst
April 25, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Š2013 Page 1 In of 1terms of From a Esri demographics perspective, the population of Montgomery cannot be considered representative of the population of the state as a whole. racial makeup, the demographic characteristics of Montgomery do not resemble the racial demographic characteristics of the state. White residents account for majority of the state’s population with 68 percent (3,275,394 residents), while African Americans only account for 26 percent (1,251,311 residents). In the city of Montgomery, African Americans are in the majority with 57 percent (116,524 residents) of the city’s population, and Whites (76,656 residents) make up 37 percent. From the maps provided, there is a clear division of where white and black residents have located. The white population is settled in the east, and the black population in the western side of the city. It is interesting how this correlates to the average median income statistics in the city. There is a positive correlation between average household income and ethnicity in the city of Montgomery.
Now that we have an overview of the demographic and economic situations in the city of Montgomery, we can focus attention to the site selected for this research project. Peacock Place is located at the intersection of Interstates 85 and 65, southwest of downtown. The development is visible from both major arterial roads, which can be both beneficial and detrimental to the project. Currently, the area is in a dilapidated condition, which does not help its already poor reputation of being a place of crime and drug use. The visibility aspect of the location could potentially help if the location is rehabilitated.
Location: Peacock Place
Source: ESRI Community Analyst
Quick Facts population 2010: 400 percent asian: 0.8% population 2000: 625 (down 4.37%) percent pacific islander: 0.0% households 2010: 249 some other race: 0.0% households 2000: 178 (down 3.30%) population reporting two or more races: housing units 2010: 373 1.5% housing units 2000: 239 (down 4.35% total hispanic population: 1.8% vacant houses: 10,629 median household income: $20,537 population reporting one race: 98.5% total businesses: 17 percent white: 12.8% total employees: 129 percent black: 84.8% percent american indian: 0.3% Source: Google Earth
Source: 2010 United States Census, 2012 Census Housing Profile, ACS Housing Summary, ACS Population Summary, ESRI Business Summary
Custom Map 2010 Total Population (U.S. Census) by Block Groups
Population
2010 Total Population by Block Groups 1,171 - 2,270 1,000 - 1,170 718 - 999 578 - 717 246 - 577
Source: 2010 Census ESRI Community Analyst Š2013 Esri
February 26, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Page 1 of 1
A zoomed in view shows that Peacock Place is located in a block group with a population between 578 and 717 individuals. In the site alone, the 2010 census reports 400 people live within the set perimeter making the location on the lower end of the population spectrum in the city of Montgomery. The population of Peacock Place has continually decreased over the past decade, with just over a 4% decrease from the last census.
Custom Map 2012 Median Household Income (Esri) by Block Groups
Median Household Income
2012 Median Household Income by Block Groups $57,680 - $113,826 $43,981 - $57,679 $28,942 - $43,980 $17,445 - $28,941 $0 - $17,444
Source: 2012 Census Housing Profile ESRI Community Analyst Š2013 Esri
February 28, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Page 1 of 1
The site of the Peacock Place development is located in a block group that has the lowest median household income in the city of Montgomery where residents make between $0 and $17,444 annually. However, it is interesting to not that the individuals living within the Peacock Place perimeter have a median income of just over $20,000, making them slightly wealthier than individuals located on the eastern side of their specific block group.
Custom Map
Total Businesses BY Block Group
2012 Total (SIC01-99) Businesses by Block Groups
Total Businesses by Block Groups 121 - 972 76 - 120 42 - 75 23 - 41 5 - 22
Source: ESRI Business Summary ESRI Community Analyst Š2013 Esri
February 26, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Page 1 of 1
The map above shows that Peacock Place is located in a block group that has a total of between 42-75 businesses within its borders. When looking at the defined perimeter of the site, the census provides that there are 17 businesses with 19 employees in Peacock Place. However, on a visit to the site location, there was little evidence that these businesses were still in existence with the exception of an ABC Beverage store and small grocery mart. This information shows us there is a great need for daily amenities within the site location.
Custom Map 2010 Black/African American Population (U.S. Census) by Block Groups
Racial Composition
2010 Pop-1 Race: Black by Block Groups 762 - 1,910 544 - 761 384 - 543 266 - 383 28 - 265
Source: 2010 Census ESRI Community Analyst Š2013 Esri
April 25, 2013 Made with Esri Community Analyst www.esri.com/ca 800-447-9778 Try it Now!
Page 1 of 1
Based on the 2010 census, almost 85% of Peacock Place residents define themselves as African American. In the block group in which Peacock Place is located, there are between 384 and 543 individuals defining themselves as African American. This trend, as explained earlier, is typical of the city of Montgomery.
Current conditions
today, peacock place sits in a blighted section of downtown that has a reputation for crime and drug use. there are very few businesses still in operation, and the homes in the area are in either vacant, or in need of repair. uneven sidewalks and lack of a curb in some area make the neighborhood unpleasant for pedestrians. there is no need for anyone other than the individuals who live here to come, because no services to offer.
The Plan After analyzing the conditions of the city of Montgomery and the specific site of the Peacock Place development, the next step in this process is creating a proposal for the site that will bring in new businesses and residents to the area and draw in more visitors to the area.
Who are we Planning For? • current residents • future residents • floating population
Income
Race less than $10,000
white 12.8%
31.1%
$50,000 to $59,999 13.4%
black 84.8%
$25,000 to $29,999 14.8%
Age
These graphs provide insight into how to plan for the current population and future residents. It can be concluded that the area will take on a similar character as the development grows. Based on this information, the following plan was based on a population of majority lowincome, black residents of mixed ages, and the potential visitors to the location due to its historic significance and potential for businesses and retail.
Concept Plan
legend single family multi family commercial green space parking
transit church museum historic trail
Transit locations The proposed plan for Peacock Place is comprised of eight major aspects: multi-family residential, single-family residential, commercial, green spaces, parking, transit, a historic trail, and a museum. The first step in the process of revitalizing Peacock Place would be to clean up the area and clearing vacant lots. This step is important because in order to draw people into the area, we must first create an environment that is inviting to live in. If people want to locate in the area, businesses and other developments will follow suit and come to the location.
multi-family residential multi-family housing along mobile avenue will better develop the street wall and provide housing for the small households living in peacock place. they will also accommodate students at nearby troy university.
Source: Atlantic Station
three public transit stops within the neighborhood will be placed near the parking decks, at the main intersection, and at the five-points area, which will continue on to overlook park on the alabama river providing further access to downtown.
Parking decks/areas since the area under the underpass is not a desirable area for residents or commercial area to locate, this area is proposed for two new small parking decks to accommodate visitors driving to the location. an alternative to constructing parking decks, the underpass could be cosmetically update like the one in new orleans.
Historical Points: Selma Trail, Mount Zion AME Church, Museum
the currently unmarked selma to montgomery march trail should be marked with unique pavers and special street lighting fixtures. the trail will also help with connectivity to another part of the city.
mount zion ame church is a location of historical significance for its connection to the civil rights era and it deserves to have that significance preserved. renovations are currently underway in hopes of revitalizing the church and one day serving as a place of worship for residents. the church could be an additional stop for local students on field trips and tourists when not used for holding services.
a small, one- to two-storey museum with a cafe for would provide location for visitors to get information on the historical trail and church. this could also be the starting destination for other civil rights events.
Large Open Space a green space wedged between the commercial retail area will provide a place for the children of the area to play and will also be a destination for those visiting the historic church. the selma march trail would also dead end in the park. at this location, a memorial in honor of civil rights heroes and prominent peacock place residents could be placed. since the space is large enough, outdoor events, such as a farmers’ market or movie screening, would provide options for community events.
Source: Mission Bay Families
Pocket Parks park ares within residential areas will make up for smaller lot sizes and provide outdoor area for those living in multi-family homes. these areas will smaller and more intimate than the larger park area.
Source: Mithun | Solomon
Commercial according to the esri business summary, peacock place has 17 businesses located within its boundaries. however, when visiting the site, the only visible business in operation was an abc store. the location is considered a food desert by the fda, therefore residents do not have access to daily needs such as food or household needs. by concentrating commercial establishments, it provides a destination to pick up items, stop at a restaurant, or have coffee. if desired, these may be mixed-use developments.
Single-Family residential single-family homes in the area should be designed with the surrounding residential area, cottage hill, in mind and should have similar architectural styles. by placing single-family homes in this location, a visual connection is established with the cottage hill neighborhood. because of the small household size, most of the homes should be smaller sit on smaller lots. the homes currently in the area that can be repaired are proposed to have their character restored.
Conclusion After thoroughly analyzing the existing conditions in both the city of Montgomery and the Peacock Place site, this concept plan was formed as a suggestion of how to revitalize the location. It is concluded that by first creating a desirable neighborhood for residents, businesses will be drawn to the area. If there is not a high population living in the area to serve, businesses would have no reason to locate to Peacock Place. The historic context of this location adds to its appeal and by highlighting these significant locations, the area should expect to see more visitors. This change will not be instantaneous, but will occur over time to create a destination for both potential residents and visitors.