City Council

City of Munford Planning Commission August 13, 2024 Munford Municipal Building AGENDA City of Munford Planning Commission – Regular Monthly Meeting Tuesday, August 13, 2024 6:30 p.m. Municipal Building, 70 College Street, Munford, Tennessee I. CALL TO ORDER & ESTABLISHMENT OF QUORUM II. APPROVAL OF MINUTES -July 9, 2024 – III. OLD BUSINESS IV. NEW BUSINESS A. Glennview Estates Subdivision – Section E – Preliminary Plat B. Commercial Design Standards V. OTHER BUSINESS VI. REPORTS A. Mayoral comments and issues B. Building Inspector – Permitting and Enforcement Report C. Report on Outstanding Bonds (Letters of Credit) Adjourn – 1 MEMORANDUM TO: The Munford Municipal-Regional Planning Commission FROM: Will Radford, AICP DATE: August 8, 2024 SUBJECT: Staff Recommendations for the August meeting of the Municipal- Regional Planning Commission. A. Glennview Estates Subdivision – Section E – Preliminary Plat Background A preliminary subdivision plat has been submitted on by Apex Homes to create 30 lots and new right of way including the extension of George Ellis Drive. The properties are located near George Ellis Drive in the recently annexed area of Munford. The property can be further identified as Parcel number 5.01 on Tipton County Tax Map #112. The area is zoned R-1 (Low Density Residential) District with a PRD (Planned Residential Development overlay zone. The Property does not appear to be located in a federally identified flood hazard area according to FIRM #47167C0305F effective on 12/19/2006. Analysis Sidewalks, Curb and Gutter are required for new major subdivisions within the City according to Munford’s Municipal Subdivision Regulations: The developer shall install, at their expense, sidewalks, curbs and gutters, curb cuts and driveway aprons and handicap ramps within the subdivision and within the right-of-way of all existing streets bordering the subdivision, under conditions specified herein. Sidewalks shall be required to be installed by the developer on either or both sides of the street within the right-of-way of all new streets and may be required along any street if so 2  desired by the Planning Commission when the Planning Commission deems it necessary for Public Safety. Construction plans are to be required and submitted to the City Engineer after Preliminary Plat approval and must be approved prior to final plat approval. The Munford Fire Department should approve the layout of the roads and determine if a temporary turnaround is needed at the end of the streets or if the “T” design of the roads will allow for adequate turnaround areas. Recommendation Staff recommends approval provided the above mentioned issues are adequately addressed. B. Commercial Design Standards Background/Analysis Staff has been asked to present standards regarding design standards for new commercial construction such as but not limited to requiring brick facades on the front and sides of the buildings. 3.10.1 Design Standards for Multi-Family, General Commercial, Neighborhood Commercial and Industrial Districts 3.10.1.1 Purpose of standards - Such standards is needed to encourage and protect the investment of individual property owners when their property is redeveloped and improved. Accordingly, any new building or redevelopment of an existing property in the district shall be designed and constructed to be architecturally compatible in materials, scale and massing. Such standards are not intended to create a monolithic architectural appearance in these districts, but to encourage creative and attractive building elements and finishes. 3.10.1.2 Pattern book/Guidelines - In order to create a better understanding of design and site planning expectations for these districts, the Mayor and Board of Alderman may additionally adopt by resolution a set of design standards or pattern book that provides guidelines for new construction including architectural style, height, landscaping and open space as well as common elements for the district such as street lighting, sidewalks, street furniture, etc. Such guidelines shall be subject to review and recommendations by the planning commission prior to adoption. In addition, the City Administrator or his designee shall review the proposal with the affected property owners at a public meeting and the legislative body shall conduct a public hearing to receive formal comment prior to adoption of such guidelines. 3 3.10.1.3 Applicable standards - Within the above parameters, the following design standards shall apply in the development and redevelopment of property in the R-3, GC, NC and M districts: Height - All buildings that are attached or adjacent within a block should be similar in height to the greatest extent feasible. The planning commission may require the upper stories of a building that will be taller than the average building height on a block to be recessed further back from the front build-to line. The above height limitations and restrictions do not prohibit the use of an architectural feature such as a tower, cupola, etc., located above the roof line, provided the feature is in character with the architecture of the building and area; the total height of the building and feature does not exceed thirty-five (35) feet (plus mechanical/elevator penthouse); and the feature is not designed or used for placement of elevated wall signs. Scale/massing - Individual buildings should use human-scaled / pedestrian oriented architectural features. Individual buildings should clearly articulate the first story and primary entrances, with display windows encouraged for retail stores. The ground floor should be clearly delineated from the upper stories and the upper floors from the top of the front façade roof line. Large blank walls in pedestrian areas greater than 35 feet in length and large monolithic box-like structures should be avoided. Larger buildings should be designed to divide the mass of the facility to create a visual impression of a series of smaller buildings or sections. Windows, doors, shutters, columns, masonry detailing, and variations in the front roof line, building wall recesses and variations in colors and materials should be used to break up the mass of a single building. Exterior materials and details - High quality materials which are durable and attractive should be used on all buildings. All publicly visible sides of the building should have a minimum of 75 percent of the exterior façades (excluding windows, trim and doors) covered in brick, cast stone, cultured stone, or an alternative masonry material acceptable to the planning commission. Split faced block may be used in the true service areas in combination with the above materials if it is integrally colored, not stained or painted. Concrete panels, prefabricated metal panels, fluted concrete cinder block, cementitious sheathing materials and similar imitation masonry materials, and stucco finishes should be avoided as the main exterior material. In R-3 Districts, all multi-family buildings shall have a minimum of 50% of the exterior façades (excluding windows, trim and doors) covered in brick, cast stone, cultured stone, or an alternative masonry material acceptable to the planning commission. In GC, NC and M Districts, all publicly visible sides of the building shall have a minimum of 75% of the exterior façades (excluding windows, trim and doors) covered in brick, cast stone, cultured stone, or an alternative masonry material acceptable to the planning commission. 4 Window/door openings - Each floor facing a public street or park should have windows covering at least 15 percent of the wall area. Buildings should have clearly defined and highly visible customer entrances, which should be recessed or framed by a sheltering element such as an overhang, arcade, portico or other roof form. Individual framed windows should be provided instead of continuous horizontal "ribbon or band" type windows. Reflective glass, glass curtain walls and other continuous, floor-to-ceiling windows should also be avoided on all floors. Windows shall have a minimum sill height of 18 inches off of finished floor. The patterns of window openings and details of bays should be used to create a sense of scale and add visual interest to building facades. Wall openings should not span vertically more than one story. Awnings - The design of awnings, including the selection of material and color, should complement the architectural style and character of the building. Large buildings with multiple storefronts should have compatible, though not necessarily identical, awnings. Signage may be allowed on awnings so long as it meets design and signage standards of Article 3 of this ordinance and is approved by the planning commission. Signage on awnings shall count toward the total number of signs as well as the maximum sign area allowed under Article 3 of this ordinance. Striping may be allowed on awnings, provided there are no more than two colors, which should be in keeping with the overall character of the district. Awnings may not be back lit. Awnings should be made of fabric and may project up to three feet into the public right-of-way with the bottom of the canopy at least nine feet above the sidewalk. Roofs - To harmonize with residential structures, it is recommended that whenever possible, R-3, G-C, N-C and M Districts structures should have roofs that are visible from the street. Service station canopies (both attached and detached) should also have pitched roofs. Roofs should project enough beyond the façade to cast a shadow. Roofs should be dark earth tone in color. Mechanical equipment should be concealed within the volume of the roof or enclosed within penthouse structures. In extreme cases where this is not possible, the projecting mechanical elements should be located so that they are not visible from public streets. Lighting – Height and Light Levels Pole and building mounted light fixtures shall meet the following height restrictions for maximum mounting height: Within 50 feet of a residential property or residential district – 14 feet 50 –170 feet from residential property – 20 feet 170 feet or more from residential property – 25 feet Light fixtures shall in no case be higher than 25 feet or shall not be higher than the majority of the building structure 5 Perimeter Lighting Requirements: Lighting levels shall be based on maintained lamp lumens. Maintenance values shall be identified on the lighting calculations submitted for approval. For lighting levels adjacent to commercial property, the lighting shall not exceed one (1) foot-candle of illumination at the property line, and shall not exceed one-half (1/2) foot-candles 10 feet beyond the property line. For lighting levels adjacent to residential property, the lighting shall not exceed one-quarter (0.25) foot-candle of illumination at the property line and shall not exceed one-tenth (0.1) foot-candle 10 feet beyond the property line. Lighting Plan Requirements A Site Lighting Plan that is prepared by a licensed lighting design professional shall be submitted for all buildings 5,000 square feet or larger. The site lighting plan shall include at least the following: A site plan drawn to scale showing building(s), landscaping, parking areas, property line and proposed exterior lighting fixtures. Mounting heights for all proposed lighting fixtures shall be indicated. Specifications of the illuminating devices, lamps supports and other devices, including designation as IESNA (Illuminating Engineering Society of North America) “cut-off” fixtures. This description may include but is not limited to manufacturer’s cut- sheets. Site lighting plan shall include point by point lighting calculations of the entire site extending a minimum of 10 feet beyond the property line. Calculation point spacing shall not exceed a grid of more than 25 feet by 25 feet. Points falling within buildings shall be removed from calculations. Site shall be divided into multiple calculation zones. One zone shall be provided for the general parking area and driveways. A separate zone shall be provided for open space and perimeter area levels. Additional zones shall be provided for canopies, sidewalks, drive up windows and other areas where higher than standard DRC lighting levels are desired. Each lighting zone shall include minimum, maximum and average foot-candle lighting levels. Any existing and proposed lighting of adjacent properties as well as lighting of public right-of-ways (street lighting) in calculations. Lighting source shall have a color temperature between 3,000K and 4,000K with a color rendering index of at least 65. 6 Maximum lamp wattage shall not exceed the following wattage restrictions: Light fixtures mounted up to 14 feet in height: 175 watts Light fixtures mounted above 14 feet and up to 20 feet: 250 watts Light fixtures mounted above 20 feet and up to 25 feet: 400 watts Maximum total wattage of light fixtures per pole: 1000 watts Other Lighting Provisions Lighting for all recreational facilities shall be reviewed on a case-by-case basis. New sports lighting systems shall be furnished with glare control. Lighting fixtures shall be mounted and aimed so that the illumination falls within the primary playing field and immediate surroundings so that no direct light illumination is directed off site. The maximum average luminance for a canopy or apron at a gas station, convenience store, bank, fast food restaurant or similar establishment shall not exceed 20 foot-candles, provided that the canopy or pump islands meet the setback requirements of the Zoning Ordinance. All lighting at canopies shall utilize fully shielded lighting fixtures with bottom of lens flush with canopy. Prohibitions Recreational Facilities: No outdoor recreational facility, public or private, shall be illuminated by nonconforming means after 11:00 PM except to conclude any recreational or sporting event or other activity conducted at the facility in progress prior to 11:00 PM. Mercury Vapor: The installation of mercury vapor fixtures is prohibited. Exemptions The DRC may grant an exemption to the requirements of these standards only upon a written finding that there are conditions warranting the exemption. Nonconforming Fixtures. Outdoor lighting fixtures installed prior to the effective date of this Standard are exempt from the provisions of these standards, provided, however, that no change in use in lighting, replacement, and structural alteration of outdoor lighting fixtures shall be made unless it thereafter conforms to the provisions of this Standard. Temporary fair, carnival or civic uses 7 Landscaping - The landscape of the City mirrors the predominant landscape of the surrounding region, with informal groupings of plants amidst green lawns. Landscape design should compliment this image. Materials Wherever possible, healthy existing trees should be retained, as they are an amenity requiring many years to replace. Grading and construction should avoid disturbance of such trees. To provide a consistent effect in residential areas, the preferred street trees are 2 inch - 2 ½ inch caliper oak, planted on average 50 foot on center. To provide a more immediate effect in commercial areas and offset the larger scale structures, the preferred street trees are 3 inch - 3 ½ inch caliper oak, planted no further apart than 50 feet on center. Evergreen species are desirable for screening views, such as views into parking or service areas. As an extension of the surrounding natural landscape, plant species should be native or well adapted to the region. Recommended shade tree species include: Willow Oak, Pin Oak, Scarlet Oak, Bald Cypress, Tulip Tree, Honey Locust and Red Maple. Recommended shrub species at 24 inches-36 inches height include: Wax Leaf Lugustrum, Pfitzer Juniper, Mugho Pine, Dwarf Japanese Holy, Dwarf Chinese Holly, Variegated Privet, Manhattan Euonymous and Florida Jasmine. Recommended screening plants include: Magnolia - Brackens Brown and Little Gem, Savannah Holly and Foster Holly. Recommended screening shrub species include: Wax Leaf Lugustrum, Pfitzer Juniper, Mugho Pine, Dwarf Japanese Holy, Dwarf Chinese Holly, Variegated Privet, Manhattan Euonymous and Florida Jasmine On site areas adjacent to streets, lawn areas must be established or be sodded prior to occupancy of the project. Maintenance and Irrigation All planting must be maintained by the respective property owners. Planting plans approved by the Commission must be maintained as originally designed. Any diseased, dying or dead plants should be treated or removed by the property owner. Appropriate, durable plants should be installed. Irrigation systems must be provided to ensure robust planting areas (including within parking islands and medians, if applicable). To prevent accidents, irrigation systems must be installed below ground, with spray heads flush with the ground surface. 8  Irrigation systems must have a reduced pressure backflow prevention (R.P.B.P.) device approved by the water operator in charge. 3.10.1.4 Appeals All appeals shall be made to the Board of Mayor and Aldermen. 3.10.2 Review Procedure - In instances of review of a site plan by the Atoka Municipal/Regional Planning Commission, the Atoka Municipal Board of Zoning Appeals or the Atoka Building Inspector, the following procedures shall apply. 3.10.2.1 Building Inspector Review In instances of review by the Atoka Building Inspector, the site plan shall be reviewed in light of the provisions of this ordinance and approved or disapproved. The plans shall then be returned to the owner or agent with the date of such approval or disapproval noted thereon. In instances of disapproval, the applicant shall be notified in writing as to the reason(s) the site plan was disapproved. 3.10.2.2 Design Review Commission The owner or developer shall submit eight (8) copies of the proposed site plan to the Building Inspector fifteen (15) days prior to the regular meeting date of the Planning Commission. The site plan shall be reviewed in light of the provisions of this ordinance and approved or disapproved. The plans shall then be returned to the owner or agent with the date of such approval or disapproval noted thereon. When approval has been granted, the site plan shall be signed and dated by the Secretary of the Planning Commission. In instances of disapproval, the applicant shall be notified in writing as to the reasons(s) the site plan was disapproved. Prior to the regular Planning Commission meeting, copies of the proposed site plan shall be distributed to the staff planner, staff engineer and other affected departments for review of areas under their concern. Once the town staff has reviewed the proposed development and has submitted a written review, a copy of these reviews shall be distributed to members of the Planning Commission and to the applicant prior to the scheduled meeting. To assist in resolving any potential problems, the owner, developer, or agent shall be required to attend the meeting at which the item is to be heard. Or In P-B, B-1, B-2 and B-3 Districts, all publicly visible sides of the building shall have a minium of 75% of the exterior facades (excluding windows, trim and doors) covered in brick,cast stone, or an alternative masonry material acceptable to the Planning Commission. 9