AGENDA ITEM: 15
CASE NUMBER: PD 21-019 L.U.C.B. MEETING: July 8, 2021
DEVELOPMENT : East End Village Planned Development
LOCATION: 5486 and 5502 Park Avenue
COUNCIL DISTRICT: District 2 and Super District 9 – Positions 1, 2, and 3
OWNER /APPLICANT: MRG LLC / Elzey Partners LLC
REPRESENTATIVE: Cindy Reaves – SR Consulting LLC
REQUEST: Sixteen-lot single-family residential planned development
AREA: +/-1.055 acres
EXISTING ZONING: Residential Single-Family – 10 (R-10)
CONCLUSIONS
1. The applicant is requesting a new residential planned development for ten (10) single family detached lots and six (6) single family attached lots. 2. The sixteen lots will range from 1,500 square feet to 4,300 square feet, depending on whether they will contain attached or detached homes. Setbacks will be as shown on the site plan found later in the report. 3. The request will allow for a higher density residential development in a growing part of East Memphis. 4. The proposed development will not unduly injure or damage the use, value and enjoyment of surrounding property nor unduly hinder or prevent the development of surrounding property in accordance with the current development policies and plans of the City and County. 5. The location and arrangement of the structures, parking areas, walks, lighting and other service facilities are compatible with the surrounding land uses.
CONSISTENCY WITH MEMPHIS 3.0
This proposal is consistent with the Memphis 3.0 General Plan per the land use decision criteria. See further analysis on page 15-17 of this report.
RECOMMENDATION
Approval with conditions
Staff Writer: Lucas Skinner E-mail: [email protected] Staff Report July 8, 2021 PD 21-019 Page 2
GENERAL INFORMATION
Street Frontage: Park Avenue +/-213 linear feet
Zoning Atlas Page: 2145
Parcel ID: 067086 00034 and 067086 00035
Existing Zoning: Residential Single-Family – 10 (R-10)
NEIGHBORHOOD MEETING
The meeting was held at 6:00 PM on Tuesday, May 25, 2021, over Zoom.
PUBLIC NOTICE
In accordance with Sub-Section 9.3.4A of the Unified Development Code, a notice of public hearing is required to be mailed and signs posted. A total of 162 notices were mailed on June 23, 2021, and a total of 1 sign posted at the subject property. The sign affidavit has been added to this report.
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LOCATION MAP
SUBJECT PROPERTY
Subject property located within the pink circle, Sea Isle/Yorkshire neighborhood
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VICINITY MAP
Subject property highlighted in yellow
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AERIAL
Subject property outlined in yellow
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ZONING MAP
Subject property highlighted in yellow
Existing Zoning: Residential Single-Family – 10 (R-10)
Surrounding Zoning
North: OG
East: R-10
South: PD 17-005, PD 18-007
West: R-10
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DEVELOPMENT MAP
The map below is to help depict where other single family attached and zero-lot-line developments are. The subject property is highlighted in yellow, while other developments are highlighted with a red star. According to the picture, there are three other developments nearby that have much higher density than the surrounding single-family neighborhood development.
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LAND USE MAP
Subject property outlined in electric blue indicated by a pink star
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SITE PHOTOS
View of the subject property from Park Avenue looking north
View of the subject property and intersection at E Irvin Drive from Park Avenue looking east
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View across Park Avenue from subject property from Park Avenue looking southwest
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OUTLINE PLAN
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OUTLINE PLAN (ZOOMED FOR CLARITY)
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STAFF ANALYSIS Request The application, planned development general provisions, and letter of intent have been added to this report.
The request is for a sixteen-lot residential planned development.
Applicability Staff agrees the applicability standards and criteria as set out in Section 4.10.2 of the Unified Development Code are or will be met.
4.10.2 Applicability The governing bodies may, upon proper application, grant a special use permit for a planned development (see Chapter 9.6) for a tract of any size within the City or for tracts of at least three acres in unincorporated Shelby County to facilitate the use of flexible techniques of land development and site design, by providing relief from district requirements designed for conventional developments, and may establish standards and procedures for planned developments in order to obtain one or more of the following objectives: A. Environmental design in the development of land that is of a higher quality than is possible under the regulations otherwise applicable to the property. B. Diversification in the uses permitted and variation in the relationship of uses, structures, open space and height of structures in developments intended as cohesive, unified projects. C. Functional and beneficial uses of open space areas. D. Preservation of natural features of a development site. E. Creation of a safe and desirable living environment for residential areas characterized by a unified building and site development program. F. Rational and economic development in relation to public services. G. Efficient and effective traffic circulation, both within and adjacent to the development site, that supports or enhances the approved transportation network. H. Creation of a variety of housing compatible with surrounding neighborhoods to provide a greater choice of types of environment and living units. I. Revitalization of established commercial centers of integrated design to order to encourage the rehabilitation of such centers in order to meet current market preferences. J. Provision in attractive and appropriate locations for business and manufacturing uses in well-designed buildings and provision of opportunities for employment closer to residence with a reduction in travel time from home to work. K. Consistency with the Memphis 3.0 General Plan.
General Provisions Staff agrees the general provisions standards and criteria as set out in Section 4.10.3 of the Unified Development Code are or will be met.
4.10.3 General Provisions The governing bodies may grant a special use permit for a planned development which modifies the applicable district regulations and other regulations of this development code upon written findings
Staff Report July 8, 2021 PD 21-019 Page 14 and recommendations of the Land Use Control Board and the Planning Director which shall be forwarded pursuant to provisions contained in this Chapter. A. The proposed development will not unduly injure or damage the use, value and enjoyment of surrounding property nor unduly hinder or prevent the development of surrounding property in accordance with the current development policies and plans of the City and County. B. An approved water supply, community waste water treatment and disposal, and storm water drainage facilities that are adequate to serve the proposed development have been or will be provided concurrent with the development. C. The location and arrangement of the structures, parking areas, walks, lighting and other service facilities shall be compatible with the surrounding land uses, and any part of the proposed development not used for structures, parking and loading areas or access way shall be landscaped or otherwise improved except where natural features are such as to justify preservation. D. Any modification of the district standards that would otherwise be applicable to the site are warranted by the design of the outline plan and the amenities incorporated therein, and are not inconsistent with the public interest. E. Homeowners’ associations or some other responsible party shall be required to maintain any and all common open space and/or common elements. F. Lots of record are created with the recording of a planned development final plan.
Residential Criteria Staff agrees the additional planned residential development criteria as set out in Section 4.10.4 of the Unified Development Code are or will be met.
4.10.4 Planned Residential Developments In addition to the standards and criteria set forth in Section 4.10.3, planned residential developments shall comply with the standards and criteria set forth below: A. Formal Open Space A minimum of 0.6% of the total land area of a planned residential development of 15 acres or more shall be subject to the formal open space requirements of Section 6.2.3. No open area may be delineated or accepted as formal open space under the provisions of this Chapter unless it meets the standards of Chapter 6.2, Open Space. B. Accessibility of Site All proposed streets, alleys and driveways shall be adequate to serve the residents, occupants, visitors or other anticipated traffic of the planned residential development. The location of the entrance points of the streets, alleys and driveways upon existing public roadways shall be subject to the approval of the City or County Division of Public Works. C. Off-Street Parking Off-street parking shall be conveniently accessible to all dwelling units and other uses. Where appropriate, common driveways, parking areas, walks and steps may be provided, maintained and lighted for night use. Screening of parking and service areas shall be required through use of trees, shrubs and/or hedges and screening walls. D. Pedestrian Circulation
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The pedestrian circulation system and its related walkways shall be separated, whenever feasible, from the vehicular street system in order to provide an appropriate degree of separation of pedestrian and vehicular movement. E. Privacy The planned residential development shall provide reasonable visual and acoustical privacy for dwelling units within and adjacent to the planned residential development. Protection and enhancement of property and the privacy of its occupants may be provided by the screening of objectionable views or uses and reduction of noise through the use of fences, insulation, natural foliage, berms and landscaped barriers. High-rise buildings shall be located within the development in such a way as to minimize any adverse impact on adjoining low rise buildings. F. Distance Requirements Where minimum distance requirements are provided between single family residential zoning districts and certain stipulated uses in this Code, the single-family residential areas of planned developments shall be considered zoned residential.
Approval Criteria Staff agrees the approval criteria as set out in Section 9.6.9 of the Unified Development Code are being met.
9.6.9 Approval Criteria No special use permit or planned development shall be approved unless the following findings are made concerning the application: A. The project will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities and other matters affecting the public health, safety, and general welfare. B. The project will be constructed, arranged and operated so as to be compatible with the immediate vicinity and not interfere with the development and use of adjacent property in accordance with the applicable district regulations. C. The project will be served adequately by essential public facilities and services such as streets, parking, drainage, refuse disposal, fire protection and emergency services, water and sewers; or that the applicant will provide adequately for such services. D. The project will not result in the destruction, loss or damage of any feature determined by the governing bodies to be of significant natural, scenic or historic importance. E. The project complies with all additional standards imposed on it by any particular provisions authorizing such use. F. The request will not adversely affect any plans to be considered (see Chapter 1.9), or violate the character of existing standards for development of the adjacent properties. G. The governing bodies may impose conditions to minimize adverse effects on the neighborhood or on public facilities, and to insure compatibility of the proposed development with surrounding properties, uses, and the purpose and intent of this development code. H. Any decision to deny a special use permit request to place, construct, or modify personal wireless service facilities shall be in writing and supported by substantial evidence contained in a written record, per the Telecommunications Act of 1996, 47 USC 332(c)(7)(B)(iii). The
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review body may not take into account any environmental or health concerns.
Site Description The subject property is +/- 1.05 acres comprised of two separate parcels. Both parcels have existing homes on them. The property is zoned Residential Single Family – 10 (R-10), which the proposed request stays in line with, just with more density. The site is surrounded by single family homes on either side. The request is to accommodate for thirteen single family homes.
Consistency with Memphis 3.0 Staff uses the following criteria contained in Memphis 3.0 to determine consistency.
Site Address/location: 5486-5502 Park Avenue Land Use Designation (see page 86for details): Primarily Single-Unit Neighborhood (NS)
Based on the future land use planning map, the proposal is CONSISTENT with the Memphis 3.0 Comprehensive Plan.
The following information about the land use designation can be found on pages 76 – 122: 1. FUTURE LAND USE PLANNING MAP
The red box indicates the application sites on the Future Land Use Map.
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2. Land use description & applicability:
The site is designated as Primarily Single-Unit Neighborhood (NS). Primarily Single-Unit Neighborhoods are located greater than a half-mile outside of any anchor destination. These neighborhoods contain mostly detached, house scale residences, serving mostly single- family style living. This is considered the typical suburban community that is not as walkable or accessible from an anchor.
“NS” Goals/Objectives: Preservation/maintenance of existing single-family housing stock and neighborhoods.
“NS” Form & Location Characteristics: Primarily detached. House-scale buildings. Primarily residential. 1-3 stories. Beyond 1/2 mile from a Community Anchor.
The applicant is seeking a Planned Development permit to allow a residential development consisting of 13 attached single-family residences. The request meets the criteria in the form of house-scale single-family residences. Although the form characteristics call for primarily detached housing, attached housing is not expressly inconsistent and is compatible with the adjacent existing uses.
3. Existing, Adjacent Land Use and Zoning
The subject site is surrounded by the following land uses: Single-family Residential, Multi-family Residential and Office. The subject site is surrounded by the following underlying zoning districts: RU-3, R-10, and OG. This requested land use is compatible with these adjacent land uses and zoning districts because existing land use surrounding the parcel is similar in nature to the requested use.
4. Degree of Change map
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Red polygon denotes the proposed site in Degree of Change area. There is no Degree of Change. 5. Degree of Change Descriptions
N/A Based on the information provided, the proposal is CONSISTENT with the Memphis 3.0 Comprehensive Plan.
Summary Compiled by: Andrew Schmitz, Office of Comprehensive Planning
Conclusions The applicant is requesting a new residential planned development for ten (10) single family detached lots and six (6) single family attached lots.
The underlying zoning calls for single family dwellings which this request keeps in line with, just with a higher density. The six attached units will be to the rear of the property, out of view from Park Avenue.
The six attached lots range in size from 1500 to 2900 square feet, whereas the ten detached lots range in size from 3000 square feet to 3946 square feet. Setbacks will differ depending on where the lot is and whether it contains a detached or attached home, but in general the lots will not be too far in size from surrounding lots.
The request will allow for a higher density and mix of housing types in a growing part of East Memphis.
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The proposed development will not unduly injure or damage the use, value and enjoyment of surrounding property nor unduly hinder or prevent the development of surrounding property in accordance with the current development policies and plans of the City and County.
The location and arrangement of the structures, parking areas, walks, lighting and other service facilities are compatible with the surrounding land uses.
RECOMMENDATION
Staff recommends approval with conditions.
Outline Plan Conditions East End Village Planned Development Outline Plan Conditions
I. Uses Permitted:
A. A maximum of ten (10) single family detached dwellings
B. A maximum of six (6) single family attached dwellings
C. Accessory uses shall be in conformance with regulations established
for Residential Districts.
II. Bulk Regulations:
A. The minimum lot size shall be 1,500 square feet.
B. The minimum lot width shall be 22.5 feet.
C. Setbacks shall be as shown on the site plan.
D. Common open space, private easements, gates or similar site elements shall be shown on the final plat and shall be owned and maintained by the developer or a homeowner’s association. A statement to this effect shall appear on the final plat.
E. Maximum Building Height – 40 feet.
III. Access, Parking, and Circulation:
A. One point of vehicular access to Park Avenue shall be permitted by private drive subject to the approval of the City Engineer.
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B. Access to Park Avenue from individual lots via driveways is prohibited.
C. All private drives shall be constructed to meet pavement requirements of the Unified Development Code, applicable City Standards.
D. The City Engineer shall approve the design, number and location of curb cuts.
E. Any existing nonconforming curb cuts shall be modified to meet current City Standards or closed with curb, gutter and sidewalk.
F. Vehicular driveway access to all lots shall be limited to the alleys.
IV. Signs shall be in conformance with regulations established for the Residential Districts.
V. Landscaping
A. Required landscaping shall not be placed over sewer or drain easements.
VI. The Land Use Control Board may modify the bulk, access, parking, landscaping and sign requirements if equivalent alternatives are presented; provided, however, any adjacent property owner who is dissatisfied with the modifications of the Land Use Control Board hereunder, may within ten days of such action, file a written appeal to the Director of the Office of Planning and Development, to have such action reviewed by the Memphis City Council.
VII. A final plat shall be filed within five (5) years of the date of approval of the Outline Plan by the Legislative Bodies. The Land Use Control Board may grant extensions at the request of the applicant.
VIII. Any final plan shall include the following:
A. The outline plan conditions.
B. A standard subdivision contract as defined by the Unified Development Code for any needed public improvements.
C. The exact location and dimensions including lots, buildable areas, parking areas, and drives.
D. The location and ownership, whether public or private of any easement.
E. A statement conveying all common facilities and areas to a property owner's association or other entity, for ownership and maintenance purposes.
F. The 100-year flood elevation
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G. The following note shall be placed on the final plat of any development requiring on-site storm water detention facilities: The areas denoted by "Reserved for Storm Water Detention" shall not be used as a building site or filled without first obtaining written permission from the City Engineer. The storm water detention systems located in these areas, except for those parts located in a public drainage easement, shall be owned and maintained by the property owner and/or property owners' association. Such maintenance shall be performed so as to ensure that the system operates in accordance with the approved plan on file in the City Engineer's Office. Such maintenance shall include, but not be limited to: removal of sedimentation, fallen objects, debris and trash, mowing, outlet cleaning, and repair of drainage structures.
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DEPARTMENTAL COMMENTS
The following comments were provided by agencies to which this application was referred:
City/County Engineer:
CASE: PD-21-019 NAME: East End Village PD
1. Standard Subdivision Contract or Right-Of-Way Permit as required in Section 5.5.5 of the Unified Development Code.
Sewers:
2. City sanitary sewers are available to serve this development.
3. All sewer connections must be designed and installed by the developer. This service is no longer offered by the Public Works Division.
Roads:
4. The Developer shall be responsible for the repair and/or replacement of all existing curb and gutter along the frontage of this site as necessary.
5. All existing sidewalks and curb openings along the frontage of this site shall be inspected for ADA compliance. The developer shall be responsible for any reconstruction or repair necessary to meet City standards.
Traffic Control Provisions:
6. The developer shall provide a traffic control plan to the city engineer that shows the phasing for each street frontage during demolition and construction of curb gutter and sidewalk. Upon completion of sidewalk and curb and gutter improvements, a minimum 5 foot wide pedestrian pathway shall be provided throughout the remainder of the project. In the event that the existing right of way width does not allow for a 5 foot clear pedestrian path, an exception may be considered.
7. Any closure of the right of way shall be time limited to the active demolition and construction of sidewalks and curb and gutter. Continuous unwarranted closure of the right of way shall not be allowed for the duration of the project. The developer shall provide on the traffic control plan, the time needed per phase to complete that portion of the work. Time limits will begin on the day of closure and will be monitored by the Engineering construction inspectors on the job.
8. The developer’s engineer shall submit a Trip Generation Report that documents the proposed land use, scope and anticipated traffic demand associated with the proposed development. A detailed Traffic Impact Study will be required when the accepted Trip Generation Report indicates that the number for projected trips meets or exceeds the criteria listed in Section 210-Traffic Impact Policy for Land Development of the City of
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Memphis Division of Engineering Design and Policy Review Manual. Any required Traffic Impact Study will need to be formally approved by the City of Memphis, Traffic Engineering Department.
Curb Cuts/Access:
9. The City Engineer shall approve the design, number and location of curb cuts.
10. Any existing nonconforming curb cuts shall be modified to meet current City Standards or closed with curb, gutter and sidewalk.
11. The entrance into the development shall meet the offset requirements for E Irvin Drive.
12. No access to individual lots will be allowed from Park Ave. This statement will also be reflected on the final plat. Any pre-existing curb cuts along Park Ave leading directly into a proposed lot shall be closed with curb, gutter, and sidewalk.
Drainage:
13. A grading and drainage plan for the site shall be submitted to the City Engineer for review and approval prior to recording of the final plat.
14. This site is located in a sensitive drainage basin (Ridgeway 9-C). Drainage improvements, including possible on-site detention, shall be provided under a Standard Subdivision contract in accordance with Unified Development Code and the City of Memphis/Shelby County Storm Water Management Manual.
15. Drainage data for assessment of on-site detention requirements shall be submitted to the City Engineer.
16. The following note shall be placed on the final plat of any development requiring on-site storm water detention facilities: The areas denoted by "Reserved for Storm Water Detention" shall not be used as a building site or filled without first obtaining written permission from the City and/or County Engineer. The storm water detention systems located in these areas, except for those parts located in a public drainage easement, shall be owned and maintained by the property owner and/or property owners' association. Such maintenance shall be performed so as to ensure that the system operates in accordance with the approved plan on file in the City and/or County Engineer's Office. Such maintenance shall include, but not be limited to removal of sedimentation, fallen objects, debris and trash, mowing, outlet cleaning, and repair of drainage structures.
17. The developer should be aware of his obligation under 40 CFR 122.26(b)(14) and TCA 69-3-101 et. seq. to submit a Notice of Intent (NOI) to the Tennessee Division of Water Pollution Control to address the discharge of storm water associated with the clearing and grading activity on this site.
City/County Fire Division: Address or Site Reference: 5486 Park • All design and construction shall comply with the 2015 edition of the International Fire Code (as locally amended) and referenced standards.
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• Fire apparatus access shall comply with section 503. Where security gates are installed that affect required fire apparatus access roads, they shall comply with section 503.6 (as amended).
• Fire protection water supplies (including fire hydrants) shall comply with section 507.
• Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided.
• A detailed plans review will be conducted by the Memphis Fire Prevention Bureau upon receipt of complete construction documents. Plans shall be submitted to the Shelby County Office of Code Enforcement.
City Real Estate: No comments received.
City/County Health Department: Water Quality Branch & Septic Tank Program: • No comments.
Shelby County Schools: No comments received.
Construction Code Enforcement: No comments received.
Memphis Light, Gas and Water: MLGW has reviewed the referenced application, and has no objection, subject to the following conditions:
Land and Mapping-Address Assignment:
Office of Sustainability and Resilience: • No comments at this time.
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APPLICATION
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LETTER OF INTENT
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SIGN AFFIDAVIT
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LETTERS RECEIVED Several letters of support, a neutral letter, and memo from the Yorkshire neighborhood were received and are attached below for your viewing.
From: Michael Neff
To Whom it May Concern,
We would like to express our excitement for the East End Village Planned development. We moved to the neighborhood in 2019 and have found that projects like these, with the quality of build that Griffin offers, really helps to improve on an already great neighborhood and meshes well with th existing properties as well. We think this project will be a great addition to our community!
Mike & Liana Neff 1125 Hayne Rd, Memphis, TN 38119
From: Victoria Fleming
Yorkshire Neighborhood Association Design Review Committee,
We would like to express our admiration of the upcoming East End Village Planned Development. As a fairly new resident (2019) of Yorkshire and infill project on Hayne Road we feel more projects like this will help to maintain the integrity of the neighborhood yet allow the charm of the existing properties to flourish. Overall a win win in our book for everyone especially the Yorkshire Community.
Daniel + Victoria Fleming 1119 Hayne Road
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Memphis, TN 38119 PD 21-019 J Petty
Mr. Skinner,
I ask that a traffic study is done before this is approved. Surely you are aware that directly across Park Ave from this proposed development another planned community is being built. With the entrance and exit from each development spilling out directly into Park, that's a potential of an additional 75 to 100 cars daily. I shudder to think what it will be like during AM and PM rush hour and the danger it poses. I've lived here 17 years and the traffic has more than doubled on Park over the years. Please consider limiting the amount of new builds. Our neighborhood is going through enough change without further change.
Case Number PD 21-019 5486 & 5502 Park Ave. Thank You Jo Ann Petty 5456 Irvin Park Cove
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MEMORANDUM
TO: LUCAS SKINNER, LAND USE AND DEVELOPMENT SERVICES
FROM: YORKSHIRE NEIGHBORHOOD ASSOCIATION, INC. DESIGN REVIEW COMMITTEE
SUBJECT: EAST END VILLAGE PD, 5476-5502 PARK AVENUE (LUCB 2021-019)
DATE: JULY 1, 2021
CC: CINDY REAVES, BART THOMAS, GRIFFIN ELKINGTON
The Yorkshire Neighborhood Association, Inc. (YNA) and its Design Review Committee (DRC) understand that the proposed redevelopment of three lots at 5476, 5484 and 5502 Park Avenue is set to be heard by the Shelby County Land Use Control Board (LUCB) on July 8, 2021. The YNA and DRC conditionally support the proposed development for the reasons set forth below. We ask that this memorandum be included in the official Staff Report and be circulated to the LUCB prior to the hearing.
At this time, we ask you to communicate within your division and with the LUCB that the applicant and the DRC have not yet concluded negotiations to enter into a Declaration of Restrictive Covenants. We have not yet had an opportunity to consider new elevation concepts which we understand are being developed. However, we believe that the parties are working towards the common goal of a recorded commitment to allow architectural oversight by the YNA and the DRC with certain conditions to be included on any approval of the Planned Development and be recorded on the resulting plat as mandatory requirements to run with the land in perpetuity. We seek to be reasonable while protecting the homeowners’ interests.
When such an agreement is reached, entered into the public record and included as a condition of approval, both the YNA and DRC plan to fully support this project. While a final agreement has not yet been reached, the DRC hopes that the parties will be able to announce an agreement prior to, or at, the July 8, 2021, LUCB meeting.
Respectfully, we urge Land Use and Development Services and the LUCB to accept design criteria recommended by the YNA DRC below as a condition of approval.
Yorkshire Profile
Yorkshire is a well-established East Memphis neighborhood of about 740 single-family residences, of which approximately 650 are detached units and 90 are condominiums. The neighborhood boundaries are Park Avenue on the north and Quince Road on the south between Estate Drive and I-240; see map below.
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Above: Yorkshire neighborhood boundaries
Since 2016, enterprising builders seeking to utilize the deeper lots have submitted approximately 15 applications to re-subdivide lots in Yorkshire. In the aggregate, as of May 31, 2021, the approved applications are expected to produce 44 new homes, if all of the projects are completed as planned, for a net increase of 30 new homes.
The subject parcels at 5476, 5486 and 5502 Park Avenue abut the YNA north boundary between East Irvin Drive and West Crestwood Drive. Approximately 35-40% of the lots on the application’s Vicinity Map deemed to be primarily impacted are either inside YNA boundaries or owned by a Yorkshire resident. Understandably, the development team asked the DRC to review this project. The DRC goals are identified here.
Internal Processes
To promote the best interest of the property owners, the YNA DRC strives to support projects which will enhance our neighborhood and attract purchasers within the sales price/square foot that Yorkshire has demonstrated it can support and which will be accretive to existing homeowners. The DRC can support resubdivision when the developer accepts design criteria and the developer commits to build properly scaled and detailed homes designed by architects with appropriate site characteristics and landscaping.
2 During the course of this application, the DRC interacted with the development team and Yorkshire residents. As of July 1, 2021, the DRC has provided seven group email updates to its subscribers. In each update, residents were encouraged to contact the DRC chairman with questions or comments. As for those who specifically expressed a preference about this project, the DRC received a total of four comments from Yorkshire homeowners. Two comments in strong support of the project have been forwarded to your office. One of those households also indicated that one of its family members is interested in moving to the proposed East End Village PD. One household made and withdrew two items of concern in May, and after reviewing the July 1, 2021 site plan, conveyed to the DRC that it is “neutral” on this project until it has the opportunity to see the elevations and be informed as to the square foot ranges. Referencing the July 1 site plan, the homeowner also remarked, “That’s a much better site plan and gives symmetry to their development. I appreciate their work.”
One household expressed opposition to the original site plan and elevations discussed at the May 25, 2021, stakeholder meeting by writing, “The appearance and height of the homes, along with the apparent lack of green-space in the development” are “concerns.” To our knowledge, the latter household has not yet opined its thoughts about either of the site plans republished on June 30, or July 1, 2021. We note that the site plan received July 1, 2021, is responsive to feedback from residents and includes the following improvements which are helpful to increasing the project’s compatibility with the Yorkshire neighborhood:
a) The number of attached three-story units is reduced from fourteen to six and those units are positioned at the rear of the property next to a railroad right of way, and not abutting Park Avenue; b) Detached single-family two-story units increased from zero to ten; c) Greenspace is increased; d) As requested by one resident, the driveway is positioned at least 100 feet east of the center of the Park Avenue and East Irvin Drive intersection (and we’re told as far east on the parcels under contract as is possible); and e) On-site guest parking slots are increased from seven to eight.
Additionally, with the change in concept after the third parcel was assembled in June, the applicant’s representative advised us that the development team has engaged Brad Shapiro, AIA, CNU of Shapiro and Company Architects, P.C. (website at http://www.shapiroandco.com/) as the project architect.
Without stating a specific position on the case before us, a few homeowners expressed concern to the DRC about “increasing density” and traffic, as discussed below.
East End Village PD
Based upon the DRC’s research, the subject East End Village PD, if approved, will be the first infill development on the north side of Park Avenue between Estate Drive and I-240 since the Oliver +/- 1.503-acre lot was sold in 1983 and redeveloped as the 17-unit Park Court Townhomes PUD.
3 The subject development of 16 proposed new homes (net increase of 13) is different than its residential infill predecessors in the vicinity of the Yorkshire neighborhood in that it proposes to include six three-story attached units, which is a new concept in our immediate area. Described by the development team as “starter homes” in the target sales price range of $200/sq. ft., these 2100 to 2400 sq. ft. tri-level attached units will offer a diversity of design and price point for 37.5% of the units being constructed. For the remaining ten units (62.5%), the applicant’s representative has conveyed the developer’s intent to create a more “East Memphis feel” with two-story detached single-family dwellings. We look forward to seeing the elevations and landscape plan. It’s our understanding that this Planned Development will be a gated community.
Architectural Guidelines
Architectural guidelines are critical to maintaining the neighborhood’s character and are even more important when (as here) the applicant/developer is introducing a new concept and style to a well-established neighborhood.
In order to convert its conditional approval to full support of the project, YNA and the DRC require that the following conditions be included on any approval of the Planned Development and be recorded on the resulting plat as mandatory requirements to run with the land in perpetuity:
• Architectural Review: Architectural review is required for new house construction. A set of the elevations shall be submitted to Yorkshire for review as they pertain to these covenants. Such architectural review shall be at Yorkshire’s discretion and at Yorkshire’s expense. Such architectural review shall include a review of the proposed construction’s balance, proportion and flow with the Property and the neighborhood at-large, and may include – but is not limited by – those subjects enumerated herein. Such architectural review shall be completed prior to any request by the Declarant for a code permit or construction permit, and prior to beginning construction of any structure(s) or improvement(s) on either of the newly- subdivided lots. Architectural review shall be completed within 30 days of the Declarant’s elevations submission, or such elevations shall be considered approved as submitted. Written approval of such elevations by Yorkshire shall be obtained before starting construction, and no such construction shall be undertaken without such written approval.
• Lot Size: Each of the six attached single-family house lots shall be a minimum of 1,507 square feet, with a minimum frontage of 22.50 linear feet. Each of the ten detached single-family house lots shall be a minimum of 3,320 square feet, with a minimum frontage of 36.78 linear feet. The front, rear and side yard setbacks shall reflect those shown on the preliminary plan received July 1, 2021 (available here for reference)
• House Size and Orientation: Each detached single-family house shall be a maximum of two-story in height. Each of the six attached single-family houses shall be a maximum of three-story in height and be positioned at the rear of the property adjacent to the railroad right of way. Each detached single-family house shall contain a minimum amount of heated and cooled square feet to be determined prior to the LUCB meeting. Each attached single-family house shall contain a minimum of 2,100 square feet of heated and cooled living space. Entry and porches of the units fronting Park Avenue shall front the public
4 street. Front doors of the remaining eight units shall face the Planned Development’s private driveway/roadway.
• Floor Height / Ceiling Height: The finish floor elevation shall be a minimum of 12 inches above finish grade along the front of the house. Interior ceiling heights shall be a minimum 10 ft minimum ceiling height for first floor, 9 ft minimum ceiling height for second floor, and 9 ft minimum for the third floor.
• Exterior Cladding / Veneer: Exterior Cladding or Veneer shall be as follows: (a) Natural brick approved by Yorkshire; (b) Painted brick in a color approved by Yorkshire; or (c) 4-inch to 8-inch, smooth horizontal lap siding in wood or Hardi-Plank. A continuous base detail is encouraged around the house.
• Roofing: Roofing shall be (a) 25-year dimensional shingle; (b) Standing seam metal; (c); Cedar shake; or (d) Slate. Moderate roof pitch shall compliment building mass below.
• Windows and Doors: Windows shall have a 3:1 width vs. height dimension. Windows shall have wood frames, but may be metal clad. Metal and/or aluminum window frames are not permitted. True divided lite or simulated divided lite windows shall be used for windows that are visible from the street. No snap-in grids shall be used on windows visible from the street. Double insulated windows with profile mullions that are securely fastened to the exterior of the glass such as those manufactured by Jeld-Wen, Lincoln, Ply-Gem, Kolby and Kolby, Pella, or Weathershield are acceptable. Vinyl windows are not permitted.
• Shutters: Shutters shall be paneled, plank (French), or louvered in configuration and shall be operable or appear to be operable. Shutters shall be made of wood or synthetic approved by Yorkshire. All shutters shall be hinged and shall be held in position with shutter dogs. Metal shutters are not permitted.
• Flashing: Flashing shall be copper or painted galvanized metal that matches paint colors in adjacent surfaces. Exposed galvanized or aluminum flashing are not permitted.
• Cornice: Rafters shall bear on the plate on top of the ceiling joists to provide greater vertical scale and to allow taller window and head heights below.
• Columns: Columns may be made of wood, limestone, cast concrete, or other materials approved by Yorkshire, and shall have a smooth finish. Columns, whether round or square, shall be properly proportioned. If round, columns should have the proper entasis or taper associated with classical proportions. The face of the column should be on the same plane as the frieze above the column. Outside face of the frieze board or beam shall align with the shaft of the column. Column cap shall project beyond the face of frieze board or beam (both sides).
• Chimneys: Chimneys shall be brick or stucco of a color approved by Yorkshire. No lap siding or synthetic stucco may be used on chimneys. Chimney heights shall extend a minimum of 24 inches above the peak height of the roof it penetrates or adjoins. Prefabricated chimney flues shall be completely covered with a chimney pot.
5 • Garage and Parking Area: All houses shall have a garage with no less than two bays. The Declarant shall also provide for a minimum of eight on-site guest parking slots. Any garage or carport of the units fronting Park Avenue shall be located at or near the rear façade of the residence. Front-loaded garages are permitted for the six three-story units at the rear of the property. All doors may be painted or stained. The door design and details should be appropriate and in keeping with the primary house design/theme.
• Driveways and Walkways: All driveways and walkways shall be of 4,000 psi concrete with a pea gravel finish. Other finishes for driveways and walkways will be considered by the Association on a case-by-case basis. The Declarant shall install the private driveway/roadway to the Planned Development as reflected on the preliminary plan received on July 1, 2021 (available here for reference)
• Screening: Dumpsters and air conditioner compressors shall be screened from public right-of-way / view.
• Landscaping: Landscaping review is required for the new Planned Development. A landscape plan with particular attention and detail to Park Avenue frontage due to the fact that some homes will face Park Avenue shall be submitted to Yorkshire for review as they pertain to these covenants. Such landscaping review shall be at Yorkshire’s discretion and at Yorkshire’s expense. Landscaping review shall be completed within 30 days of the Declarant’s landscape plan submission, or such landscape plan shall be considered approved as submitted. Written approval of such landscape plan by Yorkshire shall be obtained before starting construction, and no such construction shall be undertaken without such written approval. Declarant shall utilize indigenous and not ornamental materials. See the attached by way of examples.
• Fencing: Declarant shall include any fencing design and materials in its landscape plan.
• Exterior lighting: Flood lights at the roof line/third floor are not permitted.
• Construction-Related Traffic: Declarant shall direct all contractors, subcontractors, suppliers, employees and delivery services to park their vehicles on the off-street parking it will provide at 5476, 5486 or 5502 Park Avenue, and not on any other lawn, sidewalk or on Park Avenue.
• Construction Trash and Debris: All construction trash and debris shall be confined within the owner’s lots during construction. Yorkshire may implement additional reasonable rules regarding removal and storage of construction trash and debris.
• Drainage: Declarant shall provide a copy of the grading and drainage plan(s) for the site that it submits to the City Engineer for review and approval. Additionally, the Declarant shall provide timely notice of the City Engineer decision regarding the grading and drainage plan(s) for the site.
• Yorkshire Legal Fees and Expenses: As an expense of Yorkshire’s support of the Declarant obtaining final approval of Case Number 2021-019, Declarant shall pay the expense of recording the Declaration document with recordation occurring prior to the final subdivision plat being recorded.
6 • The Declaration shall run with the land, the Property, and the Planned Development in perpetuity. In the event of a violation or dispute between the parties to this Declaration, it shall be enforceable in the Chancery Court of Shelby County Tennessee.
Vehicular Traffic
As stated above, a few homeowners expressed concern to the DRC regarding, as one household phrased it, the “concentration and confluence of traffic from several multi-unit developments on either side of Park Avenue.” Additionally, one Yorkshire resident submitted a Public Comment to your office requesting that “a traffic study is done before this is approved.” We understand that your office has categorized that contact as “neutral.”
On the south side of the same block where the subject parcels are located, the Park Green PD (PD 18-07) is undergoing redevelopment to add six new units (net increase of five). A net increase of thirteen housing units is proposed for the subject project on the north side of Park Avenue. To the best of our knowledge, everyone who raised the question of density and traffic to the DRC (or sent a similar comment to your office) owns property in similar developments that originated as infill projects on the south side of Park Avenue in either the late 1980s (Pavilion Partners Subdivision) or early 2000s (Park Grove PD). We have no supporting data or information from the applicant regarding one resident’s projection to your office for the “potential of an additional 75 to 100 cars daily.”
We do understand that the typical process and procedure to follow in cases like this is covered by a stipulation from City Engineering in the official Staff Report which is usually very similar to the text below.
The developer’s engineer shall submit a Trip Generation Report that documents the proposed and use, scope and anticipated traffic demand associated with the proposed development. A detailed Traffic Impact Study will be required when the accepted Trip Generation Report indicates that the number for projected trips meets or exceeds the criteria listed in Section 210-Traffic Impact Policy for Land Development of the City of Memphis Division of Engineering Design and Policy Review Manual. Any required Traffic Impact Study will need to be formally approved by the City of Memphis, Traffic Engineering Department.
Whatever Trip Generation Report outcome occurs, the DRC would like to collaborate with appropriate government employees to identify feasible, attractive traffic-calming alternatives appropriate to several streets in the Yorkshire neighborhood.
Conclusion
In the past several years, the DRC has worked with and come to agreements with developers (including, but not limited to, the principals of this development team). The DRC hopes to reach an agreement here and is happy to address any questions that you have.
7 We respectfully urge the LUCB to include all of the conditions stated above on any approval of the Planned Development and be recorded on the resulting plat as mandatory requirements to run with the land in perpetuity.
Thank you for your assistance navigating this process.
Enclosures:
Preliminary Plan received July 1, 2021 (PDF file) referenced in Lot Size conditions on page 4 and Driveways and Walkways conditions on page 6 – An expanded view is presently available at https://files.ctctusercontent.com/7fb59b8a701/4f929e72-0444-4fbb-ac98- 5d1e5ec7a5f8.pdf?rdr=true
Native Trees for Tennessee brochure referenced in Landscaping conditions on page 6
Landscaping With Native Plants brochure referenced in Landscaping conditions on page 6
8 SP 515 Native Trees for Tennessee
Larry Tankersley Extension Associate Forestry, Wildlife & Fisheries
Native trees are a natural. They have been in Tennes- specific niches in the natural environment and do not tol- see since before the arrival of European settlers. Native erate urban conditions. For example, many smaller native trees are already part of the ecosystem, contributing to lo- plants grow in the shade of larger trees. Most urban land- cal energy flows and nutrient cycles. Other organisms in scapes provide little or no shade. Also, forested conditions the system are adapted to the structure, function and chemi- provide topsoil with a higher level of organic matter than cal composition of native trees. Birds, insects, fungi and found in many urban environments. In short, prudent use of other wildlife recognize and use native trees to support their exotics may be justified in some situations. biological needs. Trees introduced from other countries or Many native trees are already used in Tennessee home areas, the so-called exotics, do not always fulfill these needs. landscapes. Oaks, maples, dogwood, yellow-poplar and oth- The most compelling reason to use “native plants” is to ers are common. Many more exist that are seldom used. prevent the potential disruption of plant communities by the Until recently, many native trees have not been used in our introduction of exotics. Many exotic plants have become landscapes because (1) their ornamental characteristics unmanageable, diminishing the biodiversity of habitats. were underappreciated, and (2) low demand did not encour- Many of these invasives were intentionally introduced for age their development for the market. Native trees and other ornamental horticulture or conservation purposes. vegetation have traditionally provided a backdrop and con- While native trees are susceptible to certain pests and trast for plants from other areas. A large variety of native diseases, they often handle inclement weather better than plant species can be used instead of exotics for roadside exotics. A great drought, a terrible flood or a big freeze comes landscaping, wildlife habitat improvement, erosion control, along now and then and takes its toll on exotic plants less mine reclamation and other purposes. Tennessee’s trees pro- adapted to the area. Native plants, however, are not always vide an abundance of interesting features such as flowers, more adaptable to the urban environment than introduced fruits, color, bark, aroma, form and size from which to choose. (exotic) plants. Often native plants are adapted to
Fall flowers of witch hazel. Crimson red fall foliage of blackgum. The following menu of Tennessee native trees have potential for use in urban forestry and landscape designs. Most are well-described in popular books, gardening encyclopedias and floral manuals. Because of Tennessee’s diverse topography and climate, not all of the listed trees will be suitable to all areas of the state. For more information regarding native plants, ask your local garden center, county Extension office or forester.
Large Trees Botanical Name Common Name Botanical Name Common Name Acer rubrum Red Maple Platanus occidentalis Sycamore Acer saccharinum Silver Maple Prunus serotina Black Cherry Acer saccharum Sugar Maple Quercus alba White Oak Aesculus spp. Buckeye Q. coccinea Scarlet Oak Betula nigra River Birch Q. falcata Southern Red Oak Carya illinoensis Pecan Q. lyrata Overcup Oak Carya spp. Hickories Q. macrocarpa Bur Oak Catalpa speciosa Northern Catalpa Q. michauxii Swamp Chestnut Oak Celtis occidentalis Hackberry Q. muehlenbergii Chinkapin Oak Diospyros virginiana Persimmon Q. nigra Water Oak Fagus grandifolia American Beech Q. nuttalli Nuttall Oak Fraxinus americana White Ash Q. pagoda Cherrybark Oak Fraxinus pennsylvanica Green Ash Q. phellos Willow Oak Gymnocladus dioicus Kentucky Coffeetree Q. prinus Chestnut Oak Halesia carolina Silverbell Q. rubra Northern Red Oak Juglans nigra Black Walnut Q. shumardii Shumard Oak Juniperus virginiana Eastern Red-Cedar Q. stellata Post Oak Liquidambar styraciflua Sweetgum Q. velutina Black Oak Liriodendron tulipifera Yellow-Poplar Robinia pseudoacacia Black Locust Magnolia acuminata Cucumbertree Sassafras albidum Sassafras Nyssa sylvatica Blackgum Taxodium distichum Baldcypress Pinus echinata Shortleaf Pine Tilia americana American Linden Pinus strobus Eastern White Pine Tsuga candensis Eastern Hemlock Pinus taeda Loblolly Pine Small Trees Botanical Name Common Name Botanical Name Common Name Acer pensylvanicum Striped Maple Cornus florida Dogwood Acer spicatum Mountain Maple Cotinus obovatus Smoketree Aesculus pavia Red Buckeye Crateagus spp. Hawthorn Alnus serrulata Alder Hamamelis virginiana Witch Hazel Amelanchier arborea Serviceberry Ilex opaca American Holly Amorpha fruticosa False Indigo Magnolia virginiana Sweetbay Aralia spinosa Devil’s Walking Stick Ostrya virginiana Hophornbeam Asimina triloba Pawpaw Oxydendron arboreum Sourwood Bumelia lycioides Buckthorn Bumelia Rhamnus caroliniana Carolina Buckthorn Carpinus caroliniana Hornbeam Rhus copallina Shining Sumac Castanea pumila Allegheny Chinkapin Rhus glabra Smooth Sumac Cercis canadensis Redbud Rhus typhina Staghorn Sumac Chionanthus virginicus Fringetree Styrax spp. Snowbell Cladrastis lutea Yellowwood Symplocus tinctoria Sweetleaf
Appreciation is expressed to Robin Young for design of this publication. SP 515-15M-7/98 R12-4910-11-001-99
Printing for this publication was funded by the USDA Forest Service through a grant with the Tennessee Department of Agricul- ture, Division of Forestry. The Trees for Tennessee Landscapes series is sponsored by the Tennessee Urban Forestry Council. Celebrate our natural heritage and Our natural heritage Natives vs. exotics protect native plant communities WEST TENNESSEE The use of native plants in landscaping is a celebration of While many exotics are harmless, others pose serious our natural heritage and an awakening of a land ethic first threats to biodiversity. Exotics that escape and naturalize 1. Learn more about native plants. Mississippi Alluvial Plain, Coastal Plain, expressed by Aldo Leopold more than 50 years ago. change the floral composition of native plant communi- ties. Exotics that invade native plant communities spread, The natural processes from which natives evolve repre- out-compete, and displace natives. Other exotics are 2. Buy nursery propagated plant material. and West Tennessee Uplands sent the cog and wheel of a healthy ecosystem sustained vectors for disease and exotic insects. Future introduc- by a complex web of biological diversity. 3. Don’t dig plants from the wild. tions can be prevented by using native species. Native plants have many inherent qualities and adaptive Using natives also exhibits regional flora and promotes traits that make them aesthetically pleasing, practical, 4. Protect native plant and natural area habitat. our natural heritage. Natives have often been overlooked and ecologically valuable for landscaping. and their aesthetic value ignored. Instead, many regions Promote responsible landscaping practices. 5. Using native plants contributes to the health and often look the same because overuse of the same exotics has the restoration of an ecosystem. Landscaping with Plant native and not exotic plant species. created a monotonous, predictable landscape. 6. natives in an urban setting helps restore regional charac- ter and places fewer demands on resources. Basics about using natives For more information When landscaping with natives match the right plants Tennessee Dept. of Environment and Conservation with the right site conditions. Consider using plants that (TDEC) occur together in their natural habitats. Do your home- Division of Natural Heritage work before planting; study the plants and the site con- 401 Church St., 8th floor, L&C Tower Nashville TN 37243-0447 dition information in this brochure. Visit a natural area 615/532-0436 and observe how plants occur and design your landscape accordingly. Buy nursery propagated plants. Remember, Tennessee Exotic Pest Plant Council (TN-EPPC) P. O. Box 40692 landscaping with natives is art imitating nature. Nashville TN 37204 615/532-0436 Benefits of natives Tennessee Native Plant Society Native ➤ Adapted to regional conditions and may require less Department of Botany maintenance and are cost-effective. University of Tennessee species naturally occurring in a region (indigenous) Knoxville TN 37996-1100 ➤ Hardy, withstand extreme winter cold, do not suffer 423/974-2256 Exotic from die back. species introduced by humans, either deliberately ➤ or accidentally (alien, non-native) Environmentally friendly, require fewer pesticides and fertilizers because of natural adaptations. ➤ Promote biodiversity and stewardship. ➤ Provide food and shelter for native wildlife. What are natives? ➤ Restore regional landscapes. Natives are plants that evolved in place over geologic time ➤ Prevent future exotic introductions. Text by and are distributed across the landscape largely in Warner Park Nature Center response to climatic episodes and adaptation to site Tennessee Natural Areas Program conditions related to land formation. Natives for wildlife in the Division of Natural Heritage/TDEC Using natives in landscaping helps sustain native butter- LANDSCAPING Natives are generally defined as plants that occurred in flies, moths and other beneficial insects; native birds, Brochure made possible by North America before European settlement. This distinc- TN-EPPC reptiles, mammals, and other fauna. Fall migrating birds WITH tion is made because of the large-scale changes in the depend on high-energy fruits from flowering dogwood Co-sponsored by flora that have resulted since European settlement and and spicebush. Spring migrants feed Tennessee Federation of Garden Clubs, Inc. the introduction of “exotic” plants. Wolf River Conservancy NATIVE on insects that occur on oak trees. Memphis Zoo Exotics are plants that are directly or indirectly, deliber- Beech and other native trees provide Tennnessee Field Office of The Nature Conservancy PLANTS Tennessee Native Plant Society ately or accidentally introduced by human action. To be nesting habitat, while Eastern red cedar, TDEC Division of Natural Heritage more precise, natives are natural elements of a regional short leaf pine, and American holly TDEC Bureau of State Parks PROMOTES BIODIVERSITY landscape. While some species are native to North provide winter cover and food. Tennessee Wildlife Resource Agency America, they may be exotic to East Tennessee. Tennessee Valley Authority and endorses a land ethic that ➤ celebrates our natural heritage Don’t dig plants from the wild. ➤ Buy nursery-propagated plant material. 100% post-consumer recycled paper 398 FERNS Maidenhair fern Adiantum pedatum WEST TENNESSEE Ebony spleenwort Asplenium platyneuron Lady fern Athyrium felix-femina Native plant recommendations Silvery glade fern Diplazium pycnocarpon Mississippi Alluvial Plain, Coastal Plain, Cinnamon fern Osmunda cinnamomea Royal fern Osmunda regalis and West Tennessee Uplands LIGHT SOIL MOISTURE SOIL pH Sensitive fern Onoclea sensibilis K F = full sunlight H = hydric; wet, plants periodically or often inundated by water B = basic; prefers limestone Broad beech fern Phegopteris hexagonaptera Christmas fern Polystichum acrostichoides West Tennessee comprises the Mississippi Alluvial Plain, E P = partial shade M = mesic; moist, adequate soil moisture retention year-round A = acidic; prefers acidic soils S = shade S = sub-xeric; moist to dry, seasonally moist, periodically dry R = restricted to either B or A Coastal Plain, and West Tennessee Uplands. This region is GRASSES often referred to as the Gulf Coastal Plain because it was Y X = xeric; dry & drought resistant, little moisture retention, excessively drained Big bluestem Andropogon gerardii submerged between 40-70 million years ago by the Gulf Giant cane Arundinaria gigantea River oats, Spangle grass Chasmanthium latifolium Coastal Embayment. Site conditions within the region are COMMON NAME SCIENTIFIC NAME LIGHT MOISTURE SOIL pH COMMON NAME SCIENTIFIC NAME LIGHT MOISTURE SOIL pH Wild rye Elymus virginicus determined by topography, soil pH, soil depth, aspect, FPSHMSXBAR FPSHMSXBAR Sugarcane plumegrass Erianthus giganteus SHRUBS TREES Narrow plumegrass Erianthus strictus availability of light, and hydrology. These site conditions Alder Alnus serrulata ●● ●● Red maple Acer rubrum ●●●●●●● ● Bottle brush Hystrix patula Switch grass Panicum virgatum support a mosaic of native plant communities. ●● ●●● ●● ●● Indigobush Amorpha fruticosa Silver maple Acer saccharinum Little bluestem Schizachyrium scoparium ➤ Red chokeberry Aronia arbutifolia ●● ●●●● ● Sugar maple Acer saccharum ●●● ●● ● Indian grass Sorgustum nutans Inundated tupelo, cypress-tupelo, and scrub-shrub Black chokeberry Aronia melanocarpa ●● ●●●● ● River birch Betula nigra ●●●●● ● Gamma grass Tripsacum dactyloides swamps. American beautyberry Callicarpa americana ●● ●●●● Bitternut hickory Carya cordiformis ●●● ● ● ➤ New Jersey tea Ceanothus americanus ●● ●●● ●● Pignut hickory Carya glabra ●●● ●● FLOWERS MOSAIC FOR FULL SUN Oak dominated alluvial bottomland hardwood forests. Buttonbush Cephalanthus occidentalis ●● ● Pecan Carya illinoensis ●● ●● Doll’s eye, White baneberry Actea pachypoda Big bluestem Andropogon gerardii Giant yellow hyssop Agastache nepetoides New England aster Aster novae–angliae Silky dogwood Cornus amomum ●● ●● Shagbark hickory Carya ovata ●●● ●● ➤ Mixed mesophytic forests on slopes and ravines charac- Blue dogbane Amsonia tabernaemontana White wild indigo Baptisia alba Hazelnut Corylus americana ●●● ●● Mockernut hickory Carya alba ●●● ●●● teristic of the Chickasaw Bluffs. Wild columbine Aquilegia canadensis Partridge pea Chamaecrista fasciculata Hearts-a- bustin’ Euonymus americanus ●● ●● Yellowwood Cladrastis lutea ●●● ●● ● Green dragon Arisaema dracontium Tall coreopsis Coreopsis tripteris Goat’s beard Aruncus dioicus ➤ Swamp privet Forestiera acuminata ●● ●● Persimmon Diospyros virginiana ●● ●● Joe–pye weed Eupatorium fistulosum Open canopy forests associated with warm season grass Wild ginger Asarum canadense Purple bee balm Monarda fistulosa Oakleaf hydrangea Hydrangea quercifolia ●●● ●● American beech Fagus grandifolia ●●● ●● Pink milkweed Asclepias incarnata Gray-headed coneflower Ratibida pinnata barrens. ●● ●● ● ●●● ●● Wild hydrangea Hydrangea arborescens White ash Fraxinus americana Butterfly weed Asclepias tuberosa Black-eyed susan Rudbeckia hirta ➤ Shrubby St. John’s Wort Hypericum prolificum ●● ●●● ● Green ash Fraxinus pennsylvanica ●●●●●●● Frostweed aster Aster pilosus Sedum, stonecrop Sedum ternatum Upland oak-hickory forests ranging from basic soil Tickseed sunflower Bidens aristosa Deciduous holly Ilex decidua ●● ●● Kentucky coffeetree Gymnocladus dioicus ●●● ●● ● Indian grass Sorgustum nutans Tall bellflower Campanula americana types to heath-shrub dominated types. Common winterberry Ilex verticillata ●●●●● ● Red cedar Juniperus virginiana ●● ●●● Little bluestem Schizachyrium scoparium Wild senna Cassia marilandica Rose vervain Verbena canadensis ●●●●● ●● ●●●● ● Virginia willow Itea virginica Sweet gum Liquidambar styraciflua Fairy wand Chamaelirium luteum Ironweed Vernonia gigantia ●● ● ●●● ●●● Butterfly pea Clitoria mariana Mississippi Alluvial Plain Spicebush Lindera benzoin Red mulberrry Morus rubra Coreopsis Coreopsis lanceolata Coastal Plain Mock orange Philadelphus inodorus ●● ●● ● Tupelogum Nyssa aquatica ●●●●● LAKE OBION Cutleaf toothwort Dentaria laciniata WEAKLEY HENRY West Tennessee Uplands ●● ●● ●● ●●● ●●● ● Wild azalea Rhododendron canescens Blackgum Nyssa sylvatica White trout lily Erythronium albidum Fragrant sumac Rhus aromatica ●● ●●● ● Virginia pine Pinus virginiania ●●●●Mistflower Eupatorium coelestinum DYER BENTON GIBSON ●● ●● Shortleaf pine Pinus echinata ●●●●Boneset Eupatorium perfoliatum CARROLL Winged sumac Rhus copallina Round leaved thoroughwort Eupatorium rotundifolium Carolina rose Rosa carolina ●● ●● ● Sycamore Platanus occidentalis ●● ●● ● CROCKETT Late thoroughwort Eupatorium serotinum LAUDERDALE ●● ●● ●● ●●● Swamp rose Rosa palustris Black cherry Prunus serotina Flowering spurge Euphorbia corollata HENDERSON HAYWOOD MADISON Elderberry Sambucus canadensis ●●● ● ● Eastern cottonwood Populus deltoides ●● ●● Morning honeysuckle Gaura biennis TIPTON DECATUR ●● ●● ● ●● ●●● Wild geranium Geranium maculatum CHESTER Bladdernut Staphylea trifolia White oak Quercus alba Small-headed sunflower Helianthus microcephalus American snowbell Stryrax americana ●●●●● ● Scarlet oak Quercus coccinea ●● ●●● ●● Goldenseal Hydrastis canadensis ●●● ●●● ● ●● ●● ●● SHELBY FAYETTE HARDEMAN MCNAIRY HARDIN Bigleaf snowbell Styrax grandifolia Southern red oak Quercus falcata Waterleaf Hydrophyllum appendiculatum ●● ●● ●● ●● Horse sugar Symplocos tinctoria Overcup oak Quercus lyrata Spider lily Hymenocallis occidentalis MOSAIC FOR SHADE Farkleberry Vaccinium arboreum ●● ●● ●● Swamp white oak Quercus michauxii ●● ●● Spotted jewelweed Impatiens capensis Jack-in-the-Pulpit Arisaema triphyllum Deerberry Vaccinium stamineum ●● ●● ●● Chinkapin oak Quercus muehlenbergii ●● ●●●● ● Copper iris Iris fulva Thimbleweed Anemone virginiana Rough blazing star Liatris aspera The Mississippi Alluvial Plain is the river floodplain com- ●●●●● ●● ●● Broad beech fern Phegopteris hexagonaptera Swamp haw Viburnum nudum Water oak Quercus nigra Thick-spike blazing star Liatris pycnostachya ●● ●● Alumroot Heuchera americana posed of unconsolidated sediment from as far away as the Cherrybark oak Quercus pagoda Scaly blazing star Liatris squarrosa Christmas fern Polystichum acrostichoides eastern slopes of the Rockies to the western slopes of the SMALL TREES Willow oak Quercus phellos ●● ●● Downy lobelia Lobelia puberula Golden ragwort, butterweed Senecio glabellus Great blue lobelia Lobelia siphilitica Dwarf red buckeye Aesculus pavia ●●● ●● Northern red oak Quercus rubra ●● ●● ● Spiderwort Tradescantia subaspera Blue Ridge Mountains. Hydric soil occurs in the flood- Fringed loosestrife Lysimachia ciliata Violets Violet spp. Serviceberry Amelanchier arborea ●●● ●● ● Shumard oak Quercus shumardii ●● ●●●●● ● plains along all the major rivers that drain the Gulf Coastal American agave, False aloe Manfreda virginica Common cliff fern Woodsia obtusa Hercules club Aralia spinosa ●● ●● Post oak Quercus stellata ●● ●● Virginia bluebell Mertensia virginica Plain. A fine particled clayey gumbo interspersed with Paw paw Asimina triloba ●● ● ● Shingle oak Quercus imbricaria ●● ●●● ● Partridgeberry Mitchella repens Foxglove beard tongue Penstemon digitalis sandy soils occurs along the Mississippi, while a friable Ironwood, Blue beech Carpinus caroliniana ●●●● Black willow Salix nigra ●● ● ● Sundrops Oenothera fruticosa ●● ●●● Sassafras Sassafras albidum ●● ●● silty loam occurs along smaller rivers, streams, and creeks. Northern catalpa Catalpa speciosa Blue phlox Phlox divaricata Redbud Cercis canadensis ●●● ●●●● Bald cypress Taxodium distichum ●● ●● Tall garden phlox Phlox paniculata The Coastal Plain is a gentle sloping plateau that begins Flowering dogwood Cornus florida ●● ●● American basswood Tilia americana ●●● ●● Obedient plant Physostegia virginiana Washington hawthorn Crataegus phaenopyrum ●● ●●● Water elm Planera aquatica ●● ●● Jacob’s ladder Polemonium reptans where the Chickasaw Bluffs rise above the Mississippi Solomon’s seal Polygonatum biflorum ●● ●●● Alluvial Plain and extends to the West Tennessee Uplands. Cockspur thorn hawthorn Crataegus crus-galli Yellow leafcup Polymnia uvedalia Wahoo Euonymus atropurpureus ●●● ●● ● VINES Black-eyed susan Rudbeckia hirta The Coastal Plain is formed from finely ground wind- American holly Ilex opaca ●●● ●● ● Peppervine Ampelopis arborea ●● ●●● Wild petunia Ruellia caroliniensis Mad dog skullcap Scutellaria lateriflora blown loess material derived from retreating northern Cucumbertree Magnolia acuminata ●● ● Crossvine Bignonia capreolata ●● ●●● Starry campion Silene stellata ●●●●● ● ●●●●●● ● glaciers. The flat to rolling topography is caused by the Sweetbay magnolia Magnolia virginiana Rattan vine Berchemia scandens Fire pink Silene virginica Southern crab apple Malus angustifolia ●●● ●●● Trumpet creeper Campsis radicans ●● ●● Cup plant Silphium perfoliatum wind-blown loess that covers the sand, silt, and clay EMERGENT AQUATICS ●● ●● ● ●●● ●●● Blue-eyed grass Sisyrinchium angustifolium Hop hornbeam Ostrya virginiana Virgin’s bower Clematis virginiana Water plantain Alisma subcordatum deposited by the Coastal Embayment. False Solomon’s seal Smilacina racemosa Sourwood Oxydendrum arboreum ●●● ●● ●● Coral/trumpet honeysuckle Lonicera sempervirens ●●● ●●● Scouring rush, horsetail Equisetum hyemale Fragrant goldenrod Solidago odora ●●●●● Climbing hydrangea Decumaria barbara ●●●●● Arrow arum Peltandra virginica The West Tennessee Uplands is formed from the sand, silt, Water elm Planera aquatica Elm leaved goldenrod Solidago ulmifolia Pickerelweed Pontederia cordata American plum Prunus americana ●● ●●● Climbing hempweed Mikania scandens ●● ●●● Indian pink Spigelia marilandica and clay deposits that underlay the Mississippi Alluvial Cardinal flower Lobelia cardinalis ●● ●●●● ●●● ●●● Wingstem Verbesina alternifolia Chickasaw plum Prunus angustifolia Virginia creeper Parthenocissus quinquefolia American lotus Nelumbo lutea Plain and the Coastal Plain. Soils vary from clay to sandy. Bird’s-foot violet Viola pedata Carolina buckthorn Rhamnus caroliniana ●●● ●●● Passion flower Passiflora incarnata ●● ●● Lizard’s tail Saururus cernuus Smooth yellow violet Viola pubescens The site conditions of the Western Valley, contiguous to the Staghorn sumac Rhus typhina ●● ●●● Climbing magnolia Schisandra glabra ●● ● Arrowhead Sagittaria latifolia Soft rush Scirpus validus West Tennessee Uplands, are similar to the Western Bumelia Sideroxylon lycioides ●●● ●●●● ● Wisteria Wisteria frutescens ●● ●●● Ragwort,butterweed Senecio glabellus ●●● ●●●● Eardrop vine Brunnichia ovata ●● ●●● Highland Rim of Middle Tennessee. Southern rusty blackhawViburnum rufidulum Southern wild rice Zizaniopsis miliacea