Supporting the Midtown Overlay and Memphis 3.0
We are concerned about development that is up for approval behind Starbucks on McLean, application SE 23-01.
On June 8, the Land Use Control Board approved a Special Exception (SE 23-01) to the Midtown Overlay. The request is for a 4th story on a facility to span the 4 lots from 34 S. McLean to 48 S. Mclean.
All of the Historic Districts on the south side of Midtown spoke against this project at the Land Use meeting. All are in support of the Midtown Overlay and in support of Memphis 3.0.
We have appealed to the City Council. We support the diligent work done in creating the Midtown Overly and creating Memphis 3.0. We are opposed to major changes being made willy nilly, without planning for a larger picture.
In the documents below from the Midtown Overlay and from Memphis 3.0, these four lots are singled out specifically—in both documents—as remaining at 3 stories. A lot of time and treasure went into the planning of both these documents and we support not wasting the city’s money—we are for supporting the city’s planning.
The City Council will be impressed by a large turn out when this case is heard. Please join us at the City Council meeting, the date to be announced but we expect late July or early August. We’ll ask all who support city planning and are opposed to willy nilly changes to stand: Stand with us please.
The developer, Ed Apple, has already demolished the century old home at 34 S. McLean. The remaining century-old properties at 42 S. McLean and 48 S. McLean are not protected by a Landmarks overlay. The owner is free to demolish them at his whim.
The store Lucyja Hygge has been at 48 S. McLean since 2020. Within an hour of winning his exception at the Land Use Control Board, Developer Apple gave the store 30 days notice to get out. Since then, he has extended their lease an additional 60 days on the condition that they do not try to stop his application. To survive this change, the store has lowered their prices by 20%. Please browse their wares here: https://lucyjahygge.com or visit them at 48 S. McLean.
Midtown Overlay Map
Note how the planners of the Midtown Overlay went so far as to single out these four lots as 3-story lots. The higher buildings already existed to the north and south and they are acknowledged; across the street is not presently 10 stories but the planners allow it to be. But not these four lots. This decision was made holistically—with all of Midtown in mind. The Special Exception is made with one developer in mind, not the community.
Midtown Overlay Height Map
Note how the planners of the Midtown Overlay went so far as to single out these four lots as 3-story lots. The higher buildings already existed to the north and south and they are acknowledged; across the street is not presently 10 stories but the planners allow it to be. But not these four lots. This decision was made holistically—with all of Midtown in mind. The Special Exception is made with one developer in mind, not the community.
Degree of Change Map from Memphis 3.0
The Department of Planning and Development states that Memphis 3.0 “is inapplicable to this request as it [the request] does not concern a use.” MidtownMemphis.org strongly disagrees with this interpretation of 3.0. First of all, 3.0 does not restrict itself to land use decisions. It is the City’s guide for development, and it’s the only guide we have and the city spent a lot of money, got a lot of citizen input and did a lot of deliberating in its development.
See the Degree of Change map from Memphis 3.0 below. “The three degrees of change identified in this plan set a vision for how much change will be encouraged in different places in Memphis.” (Memphis 3.0 p. 63) The wide shot includes the key to the color coding, and the tight shot is of the area in question. Once again THESE SAME FOUR LOTS are singled out. Note that 3.0 sees the land across the street as “accelerate.” And 3.0 sees the adjacent land behind these lots as “sustain.” But these four lots—and everything on this side of the whole block—is labeled “N/A,” meaning that the degree of change map is not applicable. That is 3.0 saying that this block should not change from its present mix of heights.
Memphis 3.0 rejects this Special Exception request for change.
This is the staff report from DPD. Barksdale neighbors please note that the 4 stories could loom within 15 feet of your property line.
Please add your name to this petition and please share the link with others who may sign. If we get several thousand signatures, the petition has the possibility of some impact: