The Proposed Zoning Map Could Reshape Midtown-Here’s How to Respond
The Division of Planning and Development has released its draft zoning map as part of the Memphis 3.0 planning process. These zoning rules will determine what kinds of housing and development are allowed in neighborhoods across the city. Because zoning decisions have long-term consequences, it is important for residents to review the proposal and provide feedback before decisions are finalized.
Comments can be done two ways and we encourage you to do both: Please email comments to zoning@Memphistn.gov, and copy: president@midtownmemphis.org and philip.spinosa@memphistn.gov. Also, please comment directly on the city’s online map (link at bottom). See "How to Use the Zoning Map" and get other help at midtownmemphis.org/memphis-3-0
Please feel free to modify these notes to reflect your own concerns and personalize them wherever possible. Reference specifics to your own neighborhood. Most Midtown neighborhoods are proposed to be either RN-1, RN-2 or RN-3, and info about each can be found here – but the full implications are not always obvious from the summaries. https://static1.squarespace.com/static/677ebeed302db1040aa8f4d8/t/698f9bbf6261f5303b3ed9a0/1771019199886/00_District+Guides+021226.pdf
Thank you, MidtownMemphis.org
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Response to RN-1
Single unit semi-attached has not been allowed in these neighborhoods so its introduction should require a Special Use Permit and be restricted to corners only, with one street being a connector.
Cottage court is not a single family use and should be removed from RN-1.
Please define care home for the elderly and children’s home.
Please provide an example address of where Single Unit Semi Attached is in use in Memphis.
Fraternity/Sorority should not be allowed, even by Special Use Permit.
Respect the existing setbacks
Response to RN-2
Neighborhoods that were originally developed as single family detached homes and remain at least 50% single family detached should be downzoned to RN-1 (for example York Avenue in Central Gardens, parts of East End, Rozelle-Annesdale, etc.).
Cottage court is not a single family use and is unlike anything previously allowed in this type zoning. They should require a Special Use Permit and be restricted to corners only, with one street being a connector, and not allowed adjacent to a single-family home.
3-4 plex should be restricted to corners, one street being a connector, with use standards that prohibit it adjacent to a single family detached home. Lot size should be a minimum of 8000 sq ft and width should be minimum 50 ft.
Respect the existing setbacks
Fraternity/Sorority should not be allowed by Special Use Permit.
Provide a definition for live-work including proposed use standards.
Provide the proposed definition and use standards for townhouse.
Provide a definition for pocket neighborhood and the proposed use standards.
Provide a definition for co-living and the proposed use standards.
What are the current definitions and use standards for care home for the elderly and children’s home?
NOTE TO RN-2: If the map shows you presently zoned RU-1 and if your neighborhood is largely single-family homes, then you may want to discuss with your neighbors whether to request downzoning from the new RN-2 to RN-1. Existing duplexes and multi-family would be grandfathered in.
Response to RN-3
Because RN-3 allows so much more density than RU-3, a neighborhood should not be zoned RN-3 until there is a study of existing conditions including existing land use, property conditions and the amount of absentee ownership.
Cottage court must require a special use permit and not be allowed adjacent to a single-family home.
Use standards for 3-4 plex should require a minimum lot size of 8000 sq ft and width minimum 50 ft, and be prohibited if adjacent to a single family detached home.
Apartment buildings with more than 6 units should require a special use permit if the site is adjacent to a single family home.
Respect the existing setbacks
Single room occupancy should not be here but should be in a commercial district, where it could help redevelop our numerous failing commercial corridors.
Provide a definition of co-living. An internet search of co-living defines it as a type of group home. Several categories of group homes are already permitted. How will this use be different from what is already allowed?
Please define care home for the elderly and children’s home.
Provide a definition for live-work including proposed use standards.
Provide a definition for pocket neighborhood and the proposed use standards.
Provide a definition of neighborhood commercial including specific uses that would be permitted, maximum building area and maximum height. This use should require a special use permit.
GENERAL QUESTIONS:
Explain the process for special use permit & planned development.
How are the regulations for residential corridors being amended?
How are overlay districts like the Midtown Overlay being amended?
How are the Landmarks overlay districts being amended?
How are the public notice regulations for rezoning, special use permit, variance and subdivision being amended?
How are the requirements for street frontage to allow subdivision lots being amended?
How will the housing types be amended?
How will the nonconforming regulations be amended?
How will the streetscape, landscaping and screening regulations be amended?
Will the planned development process remain in the regulations? What are the changes in the process including public notice?
What can be approved by administrative deviation? What is the process? Is there any public notice?
The city's proposed zoning map: https://experience.arcgis.com/experience/0a747d45697744bfae102667533a8a83
