Embed Size (px)
Citation preview
Staff Writer: Staci Tillman E-mail: [email protected]
AGENDA ITEM: 13 CASE NUMBER: PD 18-33 L.U.C.B. MEETING: September 13, 2018 LOCATION: 458 Perkins Road (Southeast corner of Perkins Rd & Princeton Avenue) OWNER/APPLICANT: City Construction & Development, LLC / same as owner REPRESENTATIVE: SR Consulting (Cindy Reaves) REQUEST: Nine-lot (9) single family residential planned development AREA: +/-2.512 acres EXISTING ZONING: Residential Single-Family -10 (R-10)
CONCLUSIONS
1. The applicant proposes to subdivide the 2.5-acre site into nine (9) lots by creating a planned development with lots smaller than the underlying R-10 zoning district regulations with a minimum lot size of 7,100 square feet for single-family detached homes.
2. The proposed development also meets the general provisions for planned developments as specified in UDC Sub-Section 4.10.3 and the standards and criteria as set forth in Sub-Section 4.10.4.
3. The proposed planned development application for the construction of nine (9) new conventional homes within this established subdivision would not adversely affect adjacent properties and would be in character with other single-family developments within the area.
RECOMMENDATION: Approval
Staff Report September 13, 2018 PD 18-33 Page 2
2
GENERAL LOCATION
Subject Site
Staff Report September 13, 2018 PD 18-33 Page 3
3
VICINITY & OWNERSHIP
Subject property highlighted in yellow Neighborhood Meeting: Held at 5:30 pm on Wednesday, August 29, 2018 at the Independent Presbyterian
Church located at 4738 Walnut Grove, Room 219, Memphis, TN 38117. Notice of Public Hearing: In accordance with Sub-Section 9.3.4A of the Unified Development Code, 67
public notices were mailed on August 27, 2018. Two signs were posted on site on August 24, 2018 with notice of the upcoming public hearing. The affidavit is shown below on the next page.
Staff Report September 13, 2018 PD 18-33 Page 4
4
Staff Report September 13, 2018 PD 18-33 Page 5
5
ZONING AND LAND USE MAP
Subject property indicated by a pink star
Staff Report September 13, 2018 PD 18-33 Page 6
6
SITE AERIAL
Staff Report September 13, 2018 PD 18-33 Page 7
7
REVISED SITE PLAN
Staff Report September 13, 2018 PD 18-33 Page 8
8
ORIGINAL SITE PLAN
Staff Report September 13, 2018 PD 18-33 Page 9
9
GOOGLE SITE PHOTOS
Google street view of the site facing Perkins Google street view of the site facing Princeton Google streetview of subject site facing Princeton Avenue SURROUNDING AREA PHOTOS
Residential property located directly across the street from the subject site at the intersection of Perkins and Princeton
Staff Report September 13, 2018 PD 18-33 Page 10
10
Adjacent residential property facing N. Perkins
Residential property facing Princeton Avenue just north of subject site
Staff Report September 13, 2018 PD 18-33 Page 11
11
Residential properties facing Princeton Avenue just north of subject site
Residential properties facing Princeton Avenue abutting the subject site to the east
Staff Report September 13, 2018 PD 18-33 Page 12
12
Site Description The subject property is +/-2.512 acres. The site sits at the southeast corner of North Perkins Road and Princeton Avenue and is part of Lot 4 of the Newton Cannon Subdivision. According to the Shelby County Assessor of Property’s website, the site currently includes vacant land which is described as the same property conveyed by warranty deed of record at Plat Book 4522, Page 410. The physical building formerly occupied by the First Korean Presbyterian Church of Memphis has yet to be demolished. The site is located within the White Station Sensitive Drainage Basin and since the development will disturb over two acres, will require on-site detention. Area Overview The surrounding area is predominantly single family residential homes in long established neighborhoods in need of new infill housing development.
• There are single family and townhome residences on urban-sized lots to the north, just south of Sam Cooper Boulevard extending east to Princeton Forest in Residential Single Family (R-10) District zoning.
• The dominant land uses to the northeast are single family homes in the ‘Newton Cannon’ subdivision and the ‘Princeton Forest’ planned development approved for single family detached homes on individual lots with a minimum lot size of 6,100 square feet.
• To the south, single family homes comprise the ‘Erwin Subdivision’ within R-10 District zoning. • The land use to the immediate west and directly across from the subject property along Perkins Road
are single family homes in the ‘Princeton Gardens’ Subdivision within R-10 District zoning. • The land uses immediately to the east of the subject site on Princeton Avenue and further southeast of
the subject site along Erwin Drive are also predominantly single-family homes within the ‘Erwin’ planned development and Erwin Subdivision in accordance with Residential Single Family (R-10) District zoning and bulk regulations.
Concept Plan Review
• The lots range in size from ±7,100 square feet to ±15,900 square feet. • One point of vehicular access to Princeton Road is provided by private drive. • The site has existing sidewalk along Perkins and Princeton. • The lots oriented along N. Perkins Road will include reverse frontage and will be screened with a 6-foot
masonry wall. • The 6-foot wood fence located along the east and southern sides of the site will remain. • On-site detention is proposed in the northeast portion of the site. • Existing trees, 15 inches in diameter, are identified on the site plan.
STAFF ANALYSIS The subject property is located at the intersection of a major arterial, N. Perkins Road and a minor street, Princeton Avenue within the Newton Cannon subdivision. The applicant proposes to subdivide the lot into nine (9) lots by requesting a planned development to create lots smaller than the current R-10 regulations for a minimum lot size of 7,100 sq. ft. for conventional homes with access to public water and sewer. The development will provide privacy for the dwelling units within and adjacent to the planned development by installing a 6-foot masonry wall along the site’s reverse frontage along N. Perkins Road. The streetscape will include an eight-foot wide landscaped area that will front the reverse frontage lots located along Perkins Road. The site contains an existing 6-foot wood fence on the east and south side of the site that will remain. The addition of the masonry wall along the frontage of the site will create a more aesthetically pleasing buffer for the planned development.
Staff Report September 13, 2018 PD 18-33 Page 13
13
Since this development exceeds two acres in size (2.52 acres), contextual infill standards per the UDC Section 3.9.2 will not guide construction. Rather, the applicant is seeking relief from certain Residential Single Family (R-10) District standards through the Planned Development Review procedure as described in the UDC Article 3.8. The R-10 District building regulations, therefore, will be used as the “base” residential compatibility standard from which to review this request. The applicant has indicated the proposed residential development will provide custom built homes on the proposed nine lots. All lots will include hook-loaded garages accessible from a private drive located off Princeton Road. This request is consistent with approved developments surrounding the subject property. The neighborhood is generally in support of this application. The lot layout, location of garages, and other public facilities are compatible with the surrounding land uses and the development pattern for attractively designed communities of single-family homes in this area.
The planned development meets the general provisions of the zoning code as specified in Sub-Section 4.10.3 and the standards and criteria set forth in Sub-Section 4.10.4 for planned residential developments. The planned development application for the construction of nine (9) new conventional homes within this subdivision 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 would be in character with similar single-family developments within the planning area. 9.6.9 Approval Criteria No special use 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.
Based on these criteria, this is a reasonable request for a residential development and it will not have an undue adverse effect upon adjacent property. RECOMMENDATION: APPROVAL
Staff Report September 13, 2018 PD 18-33 Page 14
14
Princeton Greenline PD P.D. 18-33 Outline Plan Conditions I. Uses Permitted: A. A maximum of nine (9) single family detached dwellings
B. Accessory uses shall be in conformance with regulations established for Residential Districts.
II. Bulk Regulations: A. The minimum lot size shall be 7,100 square feet. B. Setbacks
1. Minimum Front Yard
a. Minimum forty (40) feet from Princeton Road. b. Minimum ten (10) feet from private drive.
2. Minimum Side Yard
a. Lot 1 shall be a minimum fifty (50) feet from N. Perkins Road for principal
structures. b. Lot 1 & 2 shall be a minimum five (5) feet c. Lot 2 shall be a minimum ten (10) feet from private drive. d. Lot 3-6 shall be a minimum 3.5 feet e. Lot 6 & 7 shall be a minimum ten (10) feet from south property line f. Lot 7-9 shall be a minimum five (5) feet
3. Minimum Rear Yard
a. Lots 1-6 shall be a minimum twenty (20) feet. b. Lots 7-9 shall be a minimum fifty (50) feet from N. Perkins Road.
C. The private drives, private access easement, detention, sewer, drainage and any
common open space 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 with the appropriate instrument number reflecting the incorporation of the association.
D. Maximum Building Height – 35 feet.
III. Access, Parking, and Circulation:
Staff Report September 13, 2018 PD 18-33 Page 15
15
A. One point of vehicular access to Princeton Road shall be permitted by private drive subject to the approval of the City Engineer.
B. Access to North Perkins Road from individual lots via private drive or driveway is
prohibited. Convey right of access to City of Memphis.
C. All private drives shall be constructed to meet pavement requirements of the Unified Development Code, applicable City Standards. The private drive shall be a minimum of twenty-seven (27) feet in width.
D. Easements for access, sanitary sewers, drainage and other required services as indicated on the
final recorded plat may be located and utilized within private drives. The City shall not be responsible for street repairs within the private drives, even though the pavement and base may have to be removed to work on sewers or drainage. The responsibility of repairing the private drives shall be that of the owners and/or Homeowner’s Association.
E. The City Engineer shall approve the design, number and location of curb cuts.
F. 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.
G. 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
H. Any existing nonconforming curb cuts shall be modified to meet current City/County Standards
or closed with curb, gutter and sidewalk.
IV. Fencing, Landscaping, and Screening
A. Landscape Plate shall be installed along N. Perkins Road. There shall be a minimum 6’ brick wall located a minimum of 8’ behind the existing sidewalk. Lot 1 fencing, landscaping, and screening shall be located outside the clear sight triangle and shall step down to a minimum of 3’ or equivalent alternative.
B. Required landscaping shall not be placed on sewer or drainage easements. V. Signs shall be in conformance with regulations established for the Residential Districts and
shown on the final plat. 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.
Staff Report September 13, 2018 PD 18-33 Page 16
16
VIII. Drainage
A. 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.
B. Any site preparation work and grading shall be accompanied by silt fencing and other protective means to ensure appropriate stormwater control during any construction.
IX. Any final plan shall include the following: A. The outline plan conditions.
B. A standard subdivision contract as defined by the Subdivision Regulations for any needed public improvements.
C. The exact location and dimensions including lots, buildable areas, parking areas, drives
and required landscaping.
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.
G. Throughout the development, existing trees over 15 inches in diameter shall be
preserved wherever feasible. A tree survey, subject to the review and approval of OPD, shall be provided prior to the recording of the final plan differentiating between trees to be removed and those to be preserved.
H. 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.
GENERAL INFORMATION Street Frontage: N. Perkins Road: +/-327.86 linear feet Princeton Avenue: +/-329.86 linear feet Planning District: Walnut Grove
Staff Report September 13, 2018 PD 18-33 Page 17
17
Zoning Atlas Page: 2040 Parcel ID: 055046 00001 Existing Zoning: Residential Single-Family-10 (R-10) DEPARTMENTAL COMMENTS The following comments were provided by agencies to which this application was referred: City Engineer: CITY ENGINEERING COMMENTS DATE: 8/16/2018 CASE: PD 18-33 NAME: Princeton Greenline PD 1. Standard Subdivision Contract as required in Section 5.5.5 of the Unified Development Code. Sewers: 2. City sanitary sewers are available at developer's expense. Roads: 3. 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. 4. 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,
5. The developer shall relocate the existing speed cushion in Princeton Road to accommodate the location of the new private drive. Reconstruction and relocation of the speed cushion shall be in accordance with the current traffic engineering standards for the City of Memphis.
6. This development does not appear to be effected by a project that has been identified by TDOT or the MPO on the LTRP to receive future improvements. However, the applicant is advised to inquire with the MPO, MATA, TDOT and any adjacent railroad authority regarding any future projects that may impact this site.
Traffic Control Provisions: 7. 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.
8. 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.
9. 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 fo projected
Staff Report September 13, 2018 PD 18-33 Page 18
18
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.
Private Drives: 10. Easements for sanitary sewers, drainage and other required services as indicated on the final recorded plat
may be located and utilized within private drives. The City shall not be responsible for street repairs within the private drives, even though the pavement and base may have to be removed to work on sewers or drainage. The responsibility of repairing the private drives shall be that of the owners and/or Property Owners' Association.
Curb Cuts/Access: 11. The City Engineer shall approve the design, number and location of curb cuts. 12. Any existing nonconforming curb cuts shall be modified to meet current City Standards or closed with curb,
gutter and sidewalk. 13. Access to Perkins Road via private drive or driveway is prohibited. Convey right of access to City of
Memphis. Drainage: 14. The relocation of the 15’ drainage easement and infrastructure shall be at the developer’s sole expense. 15. 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. 16. 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 Drainage Design Manual.
17. Drainage data for assessment of on-site detention requirements shall be submitted to the City Engineer. Site Plan Notes: 18. Adequate queuing spaces in accordance with the current ordinance shall be provided between the street
right-of-way line and any proposed gate/guardhouse/card reader. 19. Adequate maneuvering room shall be provided between the right-of-way and the gate/guardhouse/card
reader for vehicles to exit by forward motion. General Notes: 20. The width of all existing off-street sewer easements shall be widened to meet current city standards. 21. No other utilities or services may occupy sanitary sewer easements in private drives and yards except for
crossings. 22. All commons, open areas, lakes, drainage detention facilities, private streets, private sewers and private
drainage systems shall be owned and maintained by a Property Owner's Association. A statement to this effect shall appear on the final plat.
23. Required landscaping shall not be placed on sewer or drainage easements. City Fire Division: No comments received. City Real Estate: No comments received. City/County Health Department: Water Quality Branch & Septic Tank Program: No comments received. Shelby County Schools: No comments received. Construction Code Enforcement: No comments received. Memphis Light, Gas and Water: No comments received.
Staff Report September 13, 2018 PD 18-33 Page 19
19
Land and Mapping-Address Assignment: No comments received. Neighborhood Associations: No comments received.
Staff Report September 13, 2018 PD 18-33 Page 20
20
APPLICATION
Staff Report September 13, 2018 PD 18-33 Page 21
21
Staff Report September 13, 2018 PD 18-33 Page 22
22
Staff Report September 13, 2018 PD 18-33 Page 23
23
LETTER OF INTENT
Staff Report September 13, 2018 PD 18-33 Page 24
24
PUBLIC COMMENTS All comments received regarding this application are attached to the end of this report.
From: Danny LivingstonTo: Tillman, StaciSubject: Princeton Greenline ProposalDate: Sunday, August 19, 2018 11:55:03 AM
My name is Danny Livingston and I am writing you in regards to a new planneddevelopment known as the Princeton Greenline P.D. I have several concerns aboutthis proposed development that I wish to address. I believe that these concernsshould be considered before any approval is given to this development.
A: Three homes proposed will be built in a "reverse frontage" setup towards Perkinsroad. I do not believe this is
acceptable. In the staff report for P.D.03-337 prepared Jul 10, 2003 it wasdetermined that reverse frontage was not
compatible with the neighborhood. This is stated on page five of the staff reportand this PD was not approved as
proposed. I agree completely with the staff report on P.D. 03-337, and I believe itshould apply to the proposed
Princeton Greenline P.D.
B: The setbacks on the interior lots that are proposed are set at "3.5 feet." I do notbelieve that this is acceptable. At a minimum side setbacks should be set at noless than "5 feet."
C: There is a brick wall proposed for the area along N Perkins Road. The minimumsetback behind the existing
sidewalk set at "8" feet. I agree with the setback, but I would like to propose thatthe fence be a combination of
wrought iron and brick. the entire length of the fence instead of only the areaaround lot 1. I believe that this will be
more aesthetically pleasing for the neighborhood. I would also like to see astandard for fences in the proposed
neighborhood. Most likely individual homeowners will want fences between eachproperty This standard should be approved by the LUCB and attached to the plat.Also, there should be a greenscape plan for the exterior fence
once it is in place. This could greatly improve the appeal and go a long way tosoften the look of the fence.
D: The proposed drainage system is a major change from the existing drainagesystem that is currently in place. The
drainage system that is in place has been active for thirty plus years and servicesnot only this property but the
surrounding properties. This system drains directly into the city of Memphisdrains, and for the most part appears
to function well as long as it is maintained. This maintenance involves normalclean up of debris in accessible
areas. I am not sure if the rest of the neighborhood should have to rely on thecurrent builder, or the future owners
standards, or lack there of to determine how the water flow from their propertiesshall be handled and maintained.
Water drainage is a subject that comes up at every meeting. This must beaddressed as a major issue not only for
the potential new homeowners, but also for homeowners in the surroundingneighborhood.
I believe that in order for the Princeton Greenline to be approved that all of theconditions that I have mentioned above must be addressed in order to preserveneighborhood appearance, quality of life, and homeowner values. If these conditionsare not met then this project must not go forward. The builder by limiting the numberof homes to 9 has addressed one of the neighborhoods major issue which is density.The concerns that I have mentioned are of equal importance, and should beaddressed. I appreciate your time in listening to my concerns,
and I would appreciate your feedback if you have time. My phone number and emailaddress is listed below.
Danny Livingston
393 Vescovo
Memphis, TN. 38117
901-550-7202
From: Robert A Hetherington (rhether)To: Tillman, StaciSubject: OPD Case #PD 18-33Date: Wednesday, August 22, 2018 2:34:49 PM
OPD Case # PD 18-33
While there are many things I like about this version, including reducing the number of homes, removing the idea of a gated walled community, preserving as many old growth trees as possible, and orienting the subdivision so the entrance is on Princeton, the decision to change the N Perkins Road homes to rear views rather than facing Perkins is a huge disappointment to me and a change I cannot support.
At the last meeting with the developers I complimented Cindy for keeping the Perkins homes facing front, stating that this was my strong priority, and based on the response I received that night I left believing that this was settled. Somehow in the following week a change was made. No homes around me on Perkins are rear facing and I don’t want to be looking into a backyard or a fence. I am very unhappy with that change. The Princeton homes face Princeton. Why don’t the Perkins homes face Perkins? Please, can this go back to the earlier choice.
The rear facing homes on Perkins are a non-starter for me. With the backyard on Perkins we will have 8 foot fences all the way down Perkins. Flipping the houses around is the only answer for me. They could have rear load garages and be consistent with all the other homes on that block.
I applaud the developers for their efforts to hear the neighbors, but this last-minute change has me feeling angry and unhappy with the proposal. I hope the city will insist that the houses on Perkins face the street.
Robert Hetherington
463 N Perkins Rd
Memphis, TN 38117
From: Scott, ClayTo: Tillman, StaciSubject: OPD Case #PD 18-33Date: Wednesday, August 22, 2018 12:48:08 PM
I am writing to support PD18-33. Since March, the developer has listened to neighborhood concernsand modified his plan accordingly. He has reduced density, increased setbacks, retained trees, andremoved gating. I feel like he has listened and acted in good faith and I support this addition to ourneighborhood. Clay
Clay Scott, CPA (Inactive)Senior Vice PresidentVining Sparks 8245 Tournament Drive, Suite 110 │ Memphis, TN 38125 │ w 800.516.8982│ c901.849.3653 │ [email protected]
INTENDED FOR INSTITUTIONAL INVESTORS ONLY. The information included herein has been obtained from sourcesdeemed reliable, but it is not in any way guaranteed, and it, together with any opinions expressed, is subject to change at anytime. Any and all details offered in this publication are preliminary and are therefore subject to change at any time. This hasbeen prepared for general information purposes only and does not consider the specific investment objectives, financial situationand particular needs of any individual or institution. This information is, by its very nature, incomplete and specifically lacksinformation critical to making final investment decisions. Investors should seek financial advice as to the appropriateness ofinvesting in any securities or investment strategies mentioned or recommended. The accuracy of the financial projections isdependent on the occurrence of future events which cannot be assured; therefore, the actual results achieved during theprojection period may vary from the projections. Interest rate swaps and derivatives are offered and sold via Vining Sparks Interest Rate Products, LLC (VSIRP). VSIRP is anindependent operating entity and is not a subsidiary of Vining Sparks IBG, LP (Vining Sparks). VSIRP is not a broker/dealerregistered with the SEC. Vining Sparks may have positions, long or short, in any or all securities mentioned. MemberFINRA/SIPC.Vining Sparks periodically sends out Independent Third Party Research produced by Gimme Credit, Moody’s and S&P. If thiscommunication includes such a report on a corporate issuer or security, then please refer to the following disclosures.Vining Sparks (or any of its affiliates) has not managed or co-managed a public offering of securities for the issuer whose debtsecurities are the subject of this third-party debt research report (“subject company”) in the past 12 months.Vining Sparks (or any of its affiliates) has not received compensation for investment banking services from the subject companyin the past 12 months.Vining Sparks (or any of its affiliates) does not expect to receive or intend to seek compensation for investment banking servicesfrom the subject company in the next three months.Vining Sparks may trade as principal in the debt securities (or in related derivatives) that are the subject of this third-party debtresearch report.Vining Sparks is not aware of any other material conflict of interest regarding the provider or subject company of this third-party debt research report.Vining Sparks regularly serves as manager or co-manager of underwritings for the Federal Home Loan Bank, Farm Credit,Freddie Mac, Fannie Mae and Farmer Mac.
From: Cindy ReavesTo: Tillman, StaciSubject: FW: Support for Korean Church Site RedevelopmentDate: Wednesday, August 22, 2018 4:58:46 PM
Please see below Thanks
From: Barton Thomas <[email protected]> Sent: Wednesday, August 22, 2018 4:56 PMTo: Cindy Reaves <[email protected]>Cc: David Andrews <[email protected]>; [email protected]: FW: Support for Korean Church Site Redevelopment
From: Tim Williams [mailto:[email protected]] Sent: Wednesday, August 22, 2018 4:56 PMTo: Barton Thomas <[email protected]>Subject: Support for Korean Church Site Redevelopment *NOTICE* This email originated from outside our organization. Please use caution whenfollowing links or opening attachments.Bart - Good Afternoon. I wanted to personally let you know that I have reached out today to a largegroup of my neighbors (100+) and asked them to join me in sending emails in support of yourcurrent plan for the Korean Church site to both OPD and the LUCB members. I will send my emailsby the end of this week. It is my hope that my neighbors who have closely followed the evolution ofthis project will email their support for your plan as well. I will include in my emails my desire forspecific items to be further addressed as this project moves forward, such as a comprehensivedrainage analysis yielding engineered plans to improve the drainage at this corner, maximum maturetree retention and preservation measures to be maintained and monitored throughout the project,permanent fencing from mixed materials (brick & wrought iron??) behind the three RFT homes onPerkins for a consistent outward look, etc. All my comments will be positive and supportive. I will domy best to attend your public neighborhood meeting to voice my support if necessary. I appreciate you working with our group over the past several months to modify your original siteplans to better fit our neighbor and generally address our initial concerns. I look forward to seeingthis project come together over the coming months and years. Best wishes! Tim Tim Williams ¦ Vice PresidentJohn J. Campbell Co., Inc.
6012 Resources Drive ¦ Memphis, TN 38134T 901 372 8400 ¦ F 901 372 [email protected] | LinkedIn
From: Cindy Reaves <[email protected]> Sent: Friday, August 3, 2018 1:54 PMTo: Judith Rutschman <[email protected]>; Tim Williams<[email protected]>Cc: Barton Thomas <[email protected]>; Griffin.Elkington <[email protected]>; DavidAndrews <[email protected]>Subject: Princeton Greenline Good Afternoon!I have attached another sketch for Princeton for you to share with the neighborhood. This takes itdown to 9 lots as discussed and leaves a common open space/detention area at the entry onPrinceton. We looked at the 3 3 3 option we discussed and it did not work well for us with thelocation of the pipe and trees. This will allow us to do above ground detention now instead ofunderground and we figured out a way to only have the drive on Princeton and no curb cuts! I look forward to your input on this.Have a good weekend! Cindy ReavesSR Consulting, LLC
5909 Shelby Oaks Dr, Suite 200Memphis, TN 38134Tel: (901) 373-0380Fax (901) 373-0370Cell (901) 870-7003www.SRCE-Memphis.com
From: Barton ThomasTo: Cindy Reaves; Tillman, StaciCc: [email protected]; David AndrewsSubject: FW: Julianna Park, Concerning Princeton Rd developmentDate: Thursday, August 23, 2018 10:34:21 AM
Cindy & Staci, Please see below that I received from Ms. Park. Thank you,Bart
From: Kevin Park [mailto:[email protected]] Sent: Thursday, August 23, 2018 10:05 AMTo: Barton Thomas <[email protected]>Subject: Julianna Park, Concerning Princeton Rd development *NOTICE* This email originated from outside our organization. Please use caution whenfollowing links or opening attachments.To The Office of Planning and Development, Hi my name is Julianna Park and I live at 4634 Princeton Rd, Memphis TN 38117, which isright across from the planned development. I am in full support of this development. Ourfamily love the new plan to include common area that are nature frendly and theircommitment to reserve most of the trees that has been santuary for many animals. We areexcited to welcome new residents this developement will bring. Thank you.Sincerely,Julianna Park
From: T J HUDSONTo: Tillman, StaciCc: [email protected]: OPD Case #PD 18-33Date: Saturday, August 25, 2018 12:26:50 PM
I am writing to support PD 18-33. Over the last several months, the developer has listened to the issues and hastried to adjust the development to meet the concerns of the neighborhood. The setback of the wall on the corner ofPrinceton and Perkins is a very positive development. Having it back 8 feet from the sidewalk will allow a clear lineof site for cars attempting to turn onto/from Perkins. This can avoid the issues we have with the fence at the cornerof Lorece and Perkins. The developer has also decreased the number of homes from 11 (originally I believe) to 9,reducing the density. In addition, the setbacks for front, side, and back yards as well as tree retention and commonspace will allow the development to have a better neighborhood look. The elevations of the houses, with a 35-footmax height and ~3800 – 4600sf, will not dominate the other houses and blend with the character of theneighborhood.
As a 20-year resident of the area who went through a rebuild on his own home, I understand the concerns of theneighborhood. I believe the developer has acted in good faith and support this addition to our neighborhood.
Tom Hudson
From: Cindy ReavesTo: Tillman, StaciSubject: FW: Princeton Greenline PD OPD Case # PD 18-33Date: Thursday, August 30, 2018 9:31:25 AM
FYI Thanks From: [email protected] <[email protected]> Sent: Thursday, August 30, 2018 9:02 AMTo: Cindy Reaves <[email protected]>Subject: Princeton Greenline PD OPD Case # PD 18-33 Good morning Cindy, Thank you so very much for the meeting last night. Jim and I were delighted with your final plan andsupport itcompletely. The entrance from Princeton Road helps the traffic flow on Perkins, the green spacenext to the drivewaymakes a welcoming and beautiful entrance, the trees left on the property are terrific and matchesthe rest of theneighborhood and the 6' brick fence on the Princeton side, setback and planed landscaping is truly agreat finishingtouch. Thanks for listening to all the neighbors and making the changes that will keep theneighborhood a great place to live. If there is anything we can do to help you pass this plan, please let us know. Jim and Jan Owen
From: Tim WilliamsTo: Tillman, StaciCc: Cindy Reaves; Barton ThomasSubject: PD 18-33 SupportDate: Tuesday, September 04, 2018 10:15:04 AM
Staci – Good morning. I’m emailing you to voice my support for a revised planned development inmy neighborhood, Princeton Greenline PD 18-33. I am a longtime resident and homeowner in theimmediate vicinity of the subject property. In March of this year, I opposed the initial plansubmitted by the developers for this site. Since then, the developers have worked closely andpatiently with me and other neighborhood residents to achieve a more contextually-appropriatedevelopment for this unique location. Having said that, as you review, analyze and makerecommendations on this plan, I ask you to include conditions in the staff report approval to addressspecific items that are very important to the surrounding neighbors, such as:
1. Conduct a comprehensive drainage analysis yielding engineered plans to improve the alreadypoor drainage conditions in this location;
2. All 15+ mature trees not located within the buildable area of each lot must be preserved andprotected before and during the project, by means of temporary fencing or barriers to guardthe area around the tree. It must designate that this area is a tree preservation zone, extenda minimum of 10’ beyond the tree trunk, be a minimum of 3’ high and no constructionmaterials, waste materials, waste containers, excess dirt, equipment, vehicles, etc. shall beallowed within this zone;
3. Storm water control measures must accompany all site work, to minimize runoff onto publicareas of this neighborhood, to avoid erosion issues like we have seen recently on other similarprojects in the immediate vicinity;
4. Conformance with the Memphis and Shelby County Tree Ordinance; and5. Behind the three homes on Perkins with reverse frontage, provide permanent fencing made
of brick and wrought iron materials for a consistent outward look, heavily landscaped withscreening shrubs, to act as a softer buffer than an all brick wall, between the resident alreadyon the west side of Perkins and the three reverse facing homes in this development.
In summary, I ask you to approve PD 18-33 with conditions similar to those listed above. As animmediate neighbor to this site, I am grateful for the investment to be made by this developer in myneighborhood. Sincerely, Tim Williams406 E. Erwin DriveMemphis, TN 38117 Tim Williams ¦ Vice PresidentJohn J. Campbell Co., Inc.6012 Resources Drive ¦ Memphis, TN 38134T 901 372 8400 ¦ F 901 372 8404
[email protected] | LinkedIn
