Planning Commission

BRISTOL TENNESSEE MUNICIPAL-REGIONAL PLANNING COMMISSION MEETING AGENDA Easley Municipal Annex 104 8th Street | Bristol, TN 37620 January 22, 2024 5:00 PM I. CALL TO ORDER AND ROLL CALL II. APPROVAL OF THE AGENDA III. APPROVAL OF MINUTES December 18, 2023 IV. UNSCHEDULED COMMENTS FROM THE PUBLIC V. REPORTS OF OFFICERS AND COMMITTEES VI. OLD BUSINESS Concept Plan: Booher Road VII. NEW BUSINESS HPAC: New Position – At Large VIII. OTHER MATTERS A. Discussion: Statement of Interest Forms B. Project Update: Highway 394 Corridor C. City Council Update D. Training Update E. Site Plan and Subdivision Plats Report IX. ADJOURNMENT  BRISTOL TENNESSEE MUNICIPAL-REGIONAL PLANNING COMMISSION MEETING MINUTES Easley Municipal Annex 104 8th Street | Bristol, TN 37620 December 18, 2023 5:00 PM Members Present: Staff Present: Jason Booher, Chairman Danielle Smith Mark Webb, Vice-Chairman Cherith Young David Akard III, Secretary Ross Peters Tekai Shu, Vice-Secretary Heather Moore Mahlon Luttrell Carty Leonard Andrew Snyder Steve Blankenship Kelly Graham Bretta Morenings Matt Slagle Others Present: Members Absent: Ambre Torbett Lea Powers CALL TO ORDER AND ROLL CALL Chairman Jason Booher called the Bristol Tennessee Municipal-Regional Planning Commission meeting to order at 5:00 PM on Monday, December 18, 2023. A roll call was performed, and a quorum was declared present. APPROVAL OF THE AGENDA Kelly Graham requested additions related to junkyards and sidewalks. There were no objections, and the items were added to the agenda. Jason Booher asked to change the order of the agenda to prioritize Ambre Torbett’s time. APPROVAL OF MINUTES Kelly Graham motioned to approve the November 20, 2023 meeting minutes. Mahlon Luttrell seconded the motion. The vote in favor was unanimous. Planning Commission Minutes Page 1 of 5 December 18, 2023 UNSCHEDULED COMMENTS FROM THE PUBLIC None. REPORTS OF OFFICERS AND COMMITTEES None. OLD BUSINESS A. Sullivan County Text Amendment: Planned Artisan District (PAD) Ambre Torbett, Sullivan County’s Planning Director, discussed the proposed text amendment that would create a new district called the Planned Artisan District (PAD). This district is intended for light manufacturing activities such as pottery, woodworking, and blacksmithing. The need for this district arose due to requests from individuals engaging in such trades, and the existing manufacturing districts, M-1, and M-2, were considered too broad. The proposal aimed to provide a more specific and appropriate zoning option for artisans who want to showcase and sell their creations. Ms. Torbett explained the research done to formulate the PAD, drawing inspiration from similar districts in Tennessee and North Carolina. The proposed district includes regulations for land use, setbacks, and use tables. The discussion also touched on a previous issue related to special events on private property, which was rejected by the County Commission but was included in the Planning Commission's packet. Ms. Torbett clarified that the special events issue was separate and not part of the Planned Artisan District amendment. Discussion ensued regarding public notification, timelines of the amendments under review, the rejection of special events amendment, and concerns about noise regulations and enforcement, highlighting the limitations of the county in addressing such issues. Mark Webb motioned to send a favorable recommendation to the Sullivan County Commission. David Akard seconded the motion. The vote in favor was unanimous. B. Sign Ordinance Update Jason Booher briefly discussed the history of revising the sign ordinance and proposed discussing it in February. C. Junkyards Kelly Graham requested postponing the junkyard discussion to February. There were no objections. Planning Commission Minutes Page 2 of 5 December 18, 2023 D. Sidewalks Kelly Graham requested a report regarding efforts made by city departments to enhance sidewalks in the areas of King College and Old Jonesboro Roads. Jason Booher requested to defer the discussion to February’s meeting. NEW BUSINESS A. Concept Plan: Booher Road Representative: Jason Gonzalez, Landstar Partners Jason Booher briefly discussed a concept plan for a proposed development of Clayton-style homes on Booher Road. Justin Gonzalez (282 Roscoe Fitz Road, Gray, TN 37615) shared insights into the project, emphasizing the blighted nature of the area and the need for feedback before committing to extensive plans. He discussed the concept plan, which included six lots, their design specifications, and the intention to gauge market interest. Concerns were raised by Planning Commission members about the road's safety, driveways, and the potential impact on traffic. Some members expressed reservations about the development's alignment with the city's overall goals and the need for infrastructure improvements. The discussion concluded with no hands raised in favor of the presented concept plan, indicating a need for further considerations and potential modifications in the future. B. Planning Commission Bylaws Amendment Jason Booher provided an overview of the proposed bylaws amendment. He stated the draft included added language addressing abstention for cause and clarified that the changes aimed to align with state law and ensure the document reflected the entire commission's membership. He emphasized that a majority vote was required, except in cases of abstention for cause, which would reduce the total number of votes. Andrew Snyder motioned to approve the Planning Commission Bylaw Amendments. Mahlon Luttrell seconded the motion. The vote in favor was unanimous. C. January 2024 Meeting Date David Akard motioned to change the January 2024 meeting date to January 22, 2024. Matt Slagle seconded the motion. The vote in favor was unanimous. Planning Commission Minutes Page 3 of 5 December 18, 2023 OTHER MATTERS A. Discussion: Condominium Plats Jason Booher discussed the horizontal-vertical property regime statute in state law. Cherith Young elaborated on the topic, emphasizing the need for discussion about the Planning Commission's role in approving condominium plats. She presented examples of recent projects, including the English Street project and Hudson Terrace, to illustrate the complexities. The discussion explored the possibility of requiring Planning Commission approval before construction begins, particularly for projects intended for sale as condominiums. Concerns were raised about potential differences in building codes between rental units and condominiums, leading to further inquiries into the technical aspects of construction and ownership. The conversation concluded with the acknowledgment that more research and information from the building official were needed. Staff concluded the discussion with the offer to include more information on approved multifamily projects in the Site Plan and Subdivision Report. B. Discussion: Project Update - Highway 394 Jason Booher stated he spoke with Senator Lundburg regarding the roadblock with TDOT and a potential solution proposed by the senator. Cherith Young briefly discussed the possibility of future TDOT grants. C. City Council Update Cherith Young stated the first reading of the 4th Street and 5th Street rezonings was approved. The second reading and public hearing will be in January. She also noted the West State Street Corridor Study and Paragon Road and Partnership Park Road Extension were approved by resolution. D. Training Update Jason Booher briefly discussed the training update. E. Site Plan and Subdivision Plats Report Jason Booher briefly discussed the Site Plan and Subdivision Plats Report. ADDITIONAL COMMENTS None. Planning Commission Minutes Page 4 of 5 December 18, 2023 ADJOURNMENT With no other matters to present to the Commission, Chairman Jason Booher adjourned the meeting at 6:26 PM. _____________________________________ Jason Booher, Chairman Planning Commission Minutes Page 5 of 5 December 18, 2023  MEMO To: Bristol Tennessee Municipal-Regional Planning Commission From: Steve Blankenship Date: January 22, 2024 Subject: Booher Clayton Subdivision Concept Review BACKGROUND During the December 18, 2023, Planning Commission meeting. Mr. Justin Gonzales, Land Star Partners Bristol, GP presented a concept plan for the subdivision of six lots on Booher Springs Road with future plans for the development of fifty-four total lots. Planning Commission members expressed concern for the proposed driveway access to the existing public street and suggested the proposed lots access the future streets planned within the development. The revised plan shows fifty-four lots with an average lot size of 6,420 square feet. As shown in the concept, the lot sizes will not comply with the current R-1A zoning requirements of 14,520 square feet. If the applicant wishes to proceed, a rezoning application will be needed. Staff presented the PRD (Planned Residential District) to the applicant for their consideration. Future Planning Commission approval of the subdivision plat will be required as the proposal contains fifty-four lots and requires the extension of utility services. Representatives from Land Star Partners will attend the meeting to present a revised concept based on Planning Commission feedback. PROPOSAL The Subdivision Regulations provide for the option of concept review for major subdivisions before the submission of a preliminary plat. This allows the applicant to present their ideas and receive feedback before expending additional time and funds on the project. Per the Subdivision Regulations- 302.1 Purpose of Concept Review The Planning Commission recommends the submission of a concept sketch from the developer for a pre-application conference with the Community Development Department staff. The sketch should be a concept plan for design purposes and should be used to discover all factors that may have an impact on the proposed development. The purpose of the review is to advise the sub­ divider on the proposed subdivision before substantial amounts of time and money have been invested in a development that may contain elements contrary to these Subdivision Regulations. Page 2 of 3 Memo: Booher Clayton Subdivision Concept Review STAFF REVIEW Staff offers the following conceptual-level comments on the site plan, but further comments will be issued once detailed plans are submitted. Planning and Zoning • The proposed lots as shown do not meet the minimum lot size (14,520 sq. ft.) for the current zoning. A rezoning request by the owner/developer would be required to allow for smaller lot sizes. Utility Services/Engineering • A water and sanitary sewer line extension would be required to serve the lots along Booher Springs Road. • Street improvements along Booher Springs Road will be required. Bristol Tennessee Essential Services (BTES) • The nearest BTES facility is located at the intersection of Booher Road and Booher Springs Road. BTES would construct facilities from this intersection along the front property lines. A copy of the submitted concept plan is included for your review along with a location map of the property. Please contact me with any questions or if I may provide additional information. Steve Blankenship Planning Technician Page 3 of 3 Memo: Booher Clayton Subdivision Concept Review  1416 DOBYNS DRIVE COX CONCEPTS VIRGINIA TENNESSEE KINGSPORT, TN 37664 OH BO ER 423-732-2940 NG RI SP SR OA D ( 30 'R .O .) R ROA .W D CONCEPTUAL CLAYTON SITE PLAN 5 25 ER BOOHE 'P E IM TE R SE BOOHER ROAD TB BRISTOL, TENNESSEE K AC BOOHER ROAD DEVELOPMENT 18.15 ACRES (±) 54 LOTS AVERAGE LOT SIZE: 6,420 SF (0.147 ACRE) 2,660 LF OF NEW ROADS CONCEPTUAL SITE PLAN CSP5 NORTH 75' 0 150' 300' 2023 - 0020 1/5/2024  MEMO To: Bristol Tennessee Municipal-Regional Planning Commission From: Heather Moore Date: January 22, 2024 Subject: Historic Preservation Awards Committee BACKGROUND The Historic Preservation Awards Committee was recently re-appointed by the Planning Commission in November of 2023 for a two-year period. The committee’s tasks can be summarized as follows: • Assist city staff with the development of the awards criteria, • Publicizing the event, and • Review and selection of award finalists Current membership of the Historic Preservation is designed to meet the representation as directed by the Planning Commission. The current members have requested an additional At Large position, to be filled by Ms. Karen Bateman. Ms. Bateman lives in the Holston Avenue Neighborhood Historic District. Updated membership would appear as follows – Position Name Fairmount District Susan Tanner Holston Ave District Becky Wilkerson Downtown (BIB) Maggie Bishop Planning Commission Andrew Snyder Bristol Historical Association Vickie Mitoraj Design Professional Lucia Schneider (Burwil Construction Co) Previous Historic Preservation Award winner(s) Debra Kennedy (Holston Ave – 2018) At-Large Karen Bateman Page 2 of 2 Memo: Sullivan County Minor Text Amendment STAFF RECOMMENDATION Staff believes that insight provided by additional membership would add to the service to the city by this committee. Staff recommends that the Bristol Tennessee Municipal-Regional Planning Commission add an At-Large position to the Historic Preservation Awards Committee, filled by Ms. Karen Bateman. REVIEW/APPROVAL PROCESS – NEXT STEPS Staff and the committee will continue their progress towards an awards ceremony in May, 2024. ____________________ Heather Moore, AICP Land Use Planner Planning Commissioners are required by TCA (Tennessee Code Annotated) to have four (4) hours of training within one year of their appointment, and each calendar year thereafter. Also, a minimum of one (1) of the required hours must be training on property rights. Planning staff will share the Training Hours chart with Commissioners throughout the year to facilitate ease in reaching the four (4) training hours. Listed below the chart are training opportunities to fulfill that requirement. PC Training Hours January 2024 Property Rights Training (1 hr Total hours Received Name Required) Kelly Graham (Term ends 0.0 6/30/24) Mark Webb (Term ends 0.0 6/30/24) Matthew Slagle (Term ends 0.0 6/30/26) Tekai Shu (Term ends 6/30/26) 0.0 David Akard (Term ends 0.0 6/30/25) Mahlon Luttrell - 0.0 Lea Powers - 0.0 Andrew Snyder (Term ends 0.0 6/30/24) Jason Booher (Term ends 0.0 6/30/26) A minimum of 1 hour of property rights training is required. Training Opportunities (copy and paste the first 4 bullets to directly access a class) • 2023 Ethics Roundup 2023 Ethics Roundup (youtube.com) • Robert’s Rules session - https://youtu.be/Z0rGFVIFAro • Property Rights training - https://youtu.be/rzpFAv30Rzo • PC/BZA members training - TAPA Planning Commission and Board of Zoning Appeals Training - YouTube • Planning Webcast Series - https://www.ohioplanning.org/aws/APAOH/pt/sp/webcast_home_page • TAPA training webinars – https://tennessee.planning.org/knowledge-center/videos/ • Smart Growth Webinar Archives – https://smartgrowth.org/category/webinar-archives/ Note: If you have any problems viewing the seminars, please let us know so we can find a resolution.  October '23 - December '23 Recorded Subdivision Plats and Approved Site Plans Lots December '23 Recorded Subdivisions Minor/Major City/UGB Created Bristol Holdings, LLC Property Combination Plat Minor City 1 Carl Moore Jr Replat of Lot 2 - 5 Condo Lots Major City 0 Chadsworth Phase 1 Replat Lots C15 & C16 Minor City 0 Hudson Terrace Housing Development Phase 1B Section 1 Replat of Lots 1-7, 11, 12, 26 & 27 Major City 0 Lots November '23 Recorded Subdivisions Minor/Major City/UGB Created Jackson Property Replat Lots 1 & 3 Minor UGD 0 Ray & Jean Lady Trust Property Minor UGB 1 Apple Valley Replat Lots 7 & 8 Minor UGB 0 Balthazr Allen & Valorie Property Minor City 1 Replat of Lots 4 & 6 Woodlawn Add. Minor City 1 Reserve at Leonards Farms Replat Lots 25 & 26 Minor City 0 Lots October '23 Recorded Subdivisions Minor/Major City/UGB Created BIBC Replat Tract 5A & RR Row Minor City 0 Chadsworth Phase 1 Replat Lots A18 & A19 Minor City 0 Hudson Terrace Replat of Phase 1A Condo Plat Major City 0 Grayson Properties LP Replat Minor City 0 Fox Meadows Phase 4A Major City 28 Mountain View Addition 2nd Replat of Lots 10, 11 & 12 Minor City 0 Kevin Blankenbeckler Replat of Property Minor City 0 December '23 Approved Site Plans Location Purpose PULP Building Addition 1700 W. State St Building Moore Development, LLC New Facility 742 Lakeview St Condo's November '23 Approved Site Plans Location Purpose Mobile Home Alpine MHP 2660 Anderson St Park October '23 Approved Site Plans Location Purpose none