Crosstown, Vollintine Evergreen now designated as historic districts
The Memphis City Council last week approved the Vollintine Evergreen and Crosstown historic overlay districts. While technically a zoning change, the designations are given to specific neighborhoods with notable history, particular architectural styles or other distinct characteristics to ensure future changes to buildings in the districts do not change the character of the neighborhood as a whole.
Homeowners looking to renovate or make exterior improvements to their homes – or those looking to build new houses – will have to go through a more stringent review process to meet the requirements in each district’s design guidelines. The guidelines also apply to commercial properties in the districts.
Each historic district has different design guidelines governing construction and renovations in the geographic boundary.
All work requiring a building permit first has to be reviewed by the Landmarks Commission, which operates under the Tennessee Code Annotated, rather than acts tailored for Memphis like with the Memphis and Shelby Land Use Control Board. The commission may also review work that does not require a permit, such as window and door replacement.
With the approvals, there are now 18 historic overlay districts in Memphis. Vollintine Evergreen, at about 880 acres, is the largest overlay district in the city.
The Vollintine Evergreen district is roughly bounded by Cypress Creek to the north, University and Springdale streets to the east, North Parkway and Jackson Avenue to the south and North Watkins Street to the west.
Public comment and letters sent to the council were largely supportive of the establishment of the district, though some concerns that the design guidelines were too vague or an infringement on private property rights were expressed.
The Crosstown district is about 81 acres and is roughly bounded by Autumn Avenue to the north, North Claybrook Street to the east, Poplar Avenue to the south and Interstate 240 to the west. The district was approved with little discussion from the council and no public comment.
According to a city staff report, the Landmarks Commission and planning and development staff use the guidelines to review new construction, demolitions, site improvements and other modifications “to issue Certificates of Appropriateness with the intent to preserve properties with historical, cultural, architectural, and geographic significance and to promote historic preservation within the City of Memphis.”
People who violate the design guidelines can be fined by the environmental court – though Josh Whitehead, Memphis and Shelby County zoning administrator, said this is rare – and property owners who wish to exit the overlay district can petition to have their property rezoned. If a home or commercial building’s design is rejected by the Landmarks Commission, the design can be reworked or the rejection can be challenged in Chancery Court.
Historic overlay districts have at times been criticized for making it difficult for low-income residents to maintain or improve their properties.
Public comment and letters sent to the council were largely supportive of the establishment of the district, though some concerns that the design guidelines were too vague or an infringement on private property rights were expressed.