Board of Zoning Appeals

CITY OF MURFREESBORO BOARD OF ZONING APPEALS Regular Meeting, December 19, 2019, at 1:00 p.m. City Hall, 111 West Vine Street, Council Chambers, 1st Floor AGENDA 1. Call to order 2. Consideration of minutes for the regular meeting on November 21, 2019 3. New Business Special Use Permit Amendment Request a. Application Z-19-033 by Mr. Scott Wyckoff representing WSP ERI Murfreesboro JV1, LLC, requesting an amendment to the existing special use permit for a self-service storage facility on property in the Commercial Fringe (CF) district located at 1932 Cason Lane. The proposed amendment seeks to allow additional area on-site for the outdoor parking and storage of recreational vehicles, trailers, cars, and boats. 4. Staff Reports and Other Business 5. Adjourn 1  Regular Meeting Minutes of the Murfreesboro Board of Zoning Appeals November 21, 2019 – 1:00 P.M. Council Chambers MEMBERS PRESENT MEMBERS ABSENT Davis Young, Chair Ken Halliburton, Vice-Chair Julie King Tim Tipps Misty Foy STAFF PRESENT Austin Cooper, Planner Roman Hankins, Assistant City Attorney Matthew Blomeley, Acting Planning Director Brenda Davis, Recording Assistant Chairman Young called the meeting to order at 1:00 P.M. The minutes from the October 23, 2019 regular meeting were approved as submitted. New Business Height Variance Request Application Z-19-032 – Nate Williams representing the City of Murfreesboro Parks and Recreation Department, requesting a 50’ variance from the maximum 20’ height for lighting fixtures on property in the Park (P) district located at 1233 Cherry Lane. Mr. Cooper reviewed the application and staff comments. The applicant was present to answer any questions. Mr. Blomeley added there was a similar request at the Miracle Field that the Board of Zoning Appeals approved in 2016. He said those fixtures aren’t the same height as the ones requested today. He just wanted to point out another example that has been approved by the BZA. Mr. Blomeley also said the Parks and Recreation Department came before the BZA before the new soccer fields were constructed because it was zoned RS-15 and a Special Use Permit was required at the time to develop recreation fields in the RS-15 zoning district. The property was recently rezoned to Park (P BZA Minutes Regular Meeting November 21, 2019 District) and passed 2nd and final reading before City Council a couple of weeks ago. He said the recreational use in the P district is permitted “by right” so there is no need for it to come back to amend the special use permit because the use is permitted “by right.” Mr. Blomeley said they do need to come before the BZA in the request for a height variance for the light fixtures, however. Ms. King asked if the variance was for the RS-15 zone or is the variance under the P Zone. Mr. Blomeley said any approval of this variance request should be contingent upon the P zoning becoming effective, which will be tomorrow. Ms. King verified the 20-foot height limit is what is currently “by right” in the P zone. Mr. Blomeley said that is currently what is “by right” in every zoning district. Ms. King verified that it doesn’t matter if it is a P zone. Mr. Blomeley said the height of lighting fixtures is dictated by the height of structures on the properties. He said if there are structures that are 35-feet in height or less, the lighting fixtures have to be 20-feet in height or less. In the P zoning district, there is no maximum building height for structures but there is a maximum height for lighting fixtures. Because there are no structures on the property currently (they are proposing a small building for restrooms) that exceed 35-feet in height without a variance they can go no higher with their lighting fixture than 20-feet. Mr. Cooper said similar requests in the past have also included a variance to the lighting levels at the property line. He said this request is just for height and there will be no exceeding 0.5 footcandles at the property lines. Mr. Blomeley said it would be beneficial for the Board to hear from Mr. Williams and have him explain the new lighting technology they are planning on using. He also asked Mr. Williams to go over the reason why the fields are now being lit and the various changes that are occurring on Cherry Lane. Mr. Nate Williams with the City Parks and Recreation Department said this is an element to the renovations at the Siegel Soccer Complex with our partnership with Tennessee State Soccer Association. He said this is a key element in the development of this whole project. The first phase of this project is to light these fields, and this gives us the capacity at these fields to be able to hold the types of practices and games we need when the other fields are under construction. He said it also helps them, as soccer grows and we end up having more regional and national tournaments, we can use these additional fields more and more. Mr. Williams said a key part of that lighting, the 2 BZA Minutes Regular Meeting November 21, 2019 artificial turf, and the indoor practice facility are what we are working on and the lighting is the first step in the process. He said the technology proposed to be used is the LED lighting similar to what we have at the back part of Adams Tennis Complex. He said you can see where it zeros out on the photometric scale basically at the line of play and it is directed downward. Mr. Williams said they have seen this is at a lot of facilities and it works really well, it is considerably more expensive, but they feel it is the best application for this situation. Mr. Tipps needed a little help with the orientation of the subject fields asking if this portion is a part of Siegel Park. Mr. Williams said no. It is not right next to Siegel Park as there is private property in between the subject fields and Siegel Park. Mr. Tipps asked if it would be safe to say there is no commercial zoning around these fields but mostly residential. Mr. Williams agreed stating there is a lot of residential property in the area but it is mostly surrounded by the Water Department’s property. Mr. Tipps asked what kind of feedback he has received from the neighbors. Mr. Williams said he has had only one call asking if the City was adding six more fields. He clarified to the caller the City is not adding fields but only lighting the existing fields. Chairman Young asked if the fields at Siegel Park are currently lit with different technology. Mr. Williams agreed. Mr. Cooper showed the Google Earth photo of the subject property and what is surrounding it. Mr. Blomeley said directly west of the property is the Jordan Farm where the City sprays its repurified water. It fronts on Leanna Road. He said there are several houses to the north along Cherry Lane. Mr. Blomeley pointed out the long driveway that comes in from Cherry Lane and goes back to the south of houses that front directly onto Cherry Lane. To the east of the subject property and to the south of the subject property is primarily undeveloped. Mr. Williams said that the Cherry Lane road improvement project is going to change the area dramatically. 3 BZA Minutes Regular Meeting November 21, 2019 Chairman Young opened the public hearing. Mr. Nick Mangrum, 3724 Leanna Road, said that he spoke four or five years ago when they started to build the fields. When Mr. Lanny Goodwin was originally here, they talked about moving the fields from the front of the complex to the back of the complex. He said the City added landscaping to create somewhat of a buffer to help with sound. Mr. Mangrum said the residents were promised there would be no evening use of the fields and that there would be no major use of them but just be used for overflow practice fields. When he walks out his back door, he looks directly at the Siegel Soccer Complex lights. He said the lights finally cut off around 9:20 p.m. In the summer and on the weekends, the lights are on until 10:00 most nights. Mr. Mangrum is not sure if the lights are set to go off at a certain time or if someone must go out and turn them off, but they are not turning off when they are supposed to. He said every Sunday, the whole day, there are 160 to 220 people that are playing soccer games. He said these are not practice fields like the residents were told they were going to be. Mr. Mangrum said he moved from Blackman to the Leanna/Sulphur Springs area to get away from what Blackman was becoming. He pointed out there is nothing commercial where they currently live. Up until a couple of years, Publix was the only commercial building in the area. A comparison was made to Miracle Field, but keep in mind that the Miracle Field is directly off a main 5-lane highway. When you buy near Miracle Field, you know Sports-Com is already there. Mr. Mangrum said that he spoke with several neighbors and said they are fine with the fields and have no issues with them, but they see no need for lights. He said if they are truly practice fields, are we talking adult practice fields or kids? What child needs to be practicing past dark. If it is only on Saturdays or Sundays, they are open to discussing that, but this is Monday nights, Wednesday nights, Tuesday nights. When there is a big tournament at the Siegel fields, it overflows into these fields. Mr. Mangrum said he and his neighbors came to the public hearing a few years back and said they were fine with the fields as long as this is how they are treated. He said it has gone way further than they said it was going to be. If none of the Board members live in the community, he recommended the Board members to come there at 8:00 or 9:00 at night and drive down Cherry Lane. He said where Leanna Road and Cherry Lane intersect for six or seven houses there are two street lights. When they leave tournaments on the weekend at 9:00 p.m., it is pitch black from Cherry Lane to Leanna Road, it is backed-up all the way to the complex. He said sometimes he can’t even get into his own driveway. It is pitch-black dark and there is no shoulder, they added a turning lane to get into the soccer complex but that late at night they are still leaving the soccer complex. Mr. Mangrum said it has become much more invasive to their residential area. He said these big tournaments sounds good, but the beauty of Murfreesboro is being tarnished because the back-up from the soccer tournaments every weekend. When they are on the weekend, that is fine, but it is not just the weekends. He asked what was going on last night at the Siegel fields, were there games going on, were there practices going on? Whatever it was, the lights did not cut off to well after dark. 4 BZA Minutes Regular Meeting November 21, 2019 Chairman Young closed the public hearing. Chairman Young wanted to address Mr. Mangrum’s questions regarding the hours of operation, what to expect, with it being practice fields. Mr. Williams said this time of year it gets dark earlier and lights are required beginning about 4:45 – 5:00 P.M. He said they usually have to turn the lights on even for practice at 4:30 P.M. The intended use of the fields has been to maximize their use as much as possible and there is a need for it. He said there are a lot of organizations using those fields. Mr. Williams said they are very much limited by time on use of the lights this time of the year. Mr. Tipps asked Mr. Williams to address Mr. Mangrum’s comments. Mr. Williams asked what specific comments Mr. Tipps was speaking of. Mr. Tipps asked about what Mr. Mangrum was promised way back when. Mr. Williams said he can’t answer to that and is not aware of anything in documentation. Ms. King asked if we have the minutes from the Special Use Permit. Mr. Blomeley said in the 2016 application no lighting was proposed. The Staff Comments mentioned that if they wish to have lighting, they would need to come back and amend their Special Use Permit. Since it has been approved for P Zoning, the amendment for the Special Use Permit would not be required, so it can be lit by right -- it is just the matter of what’s the height of the lighting fixtures that would be allowed. Ms. King asked Mr. Blomeley if he was recommending that the Board should not take into consideration the comments and proposal made by the City regarding this property for a Special Use Permit due to the rezoning. Mr. Blomeley said he can’t speak to exactly what was said. All he knows is that the application said no lighting was proposed with that Special Use Permit. He does not know what was said outside of that. Ms. King asked if those minutes are accessible to the Board Members if they chose to delay this proposal until such time that they can consider those minutes and the comments of the City and their application at that time. Mr. Blomeley said yes. 5 BZA Minutes Regular Meeting November 21, 2019 Ms. King asked if he would be able to get that information at a later date. Mr. Blomeley said yes and thinks we have a copy of the minutes with us today. Mr. Tipps asked Mr. Williams how many fields are currently at Siegel Park. Mr. Williams said there are 21 fields. Mr. Tipps asked how many of the 21 fields are lit. Mr. Williams said all but two. Mr. Thomas Laird, Assistant Director of Parks and Recreation said there are 21 fields total. He said they recently lit the additional fields at Siegel, so they have 13 fields lit there. He said there are two fields within the TVA right-of-way so they are unable to install poles since TVA will not allow them. He said there are six fields at the Jordan Farm. Mr. Laird said he was involved in the approval for the Jordan project when it first started. From his recollection and involvement, the City was always planning to install lights. It was always the hope to light those fields. At that time there was a desperate need for practice locations. Mr. Laird said they try to make sure the lights at Siegel are off by 9:00 p.m. He said soccer clubs push that sometimes as they end their practice, so for safety reasons it is usually 9:15 p.m. to 9:20 p.m. when those lights go off. On weekends it does go a little bit longer. He said they desperately need these fields for practices but without lights we have found the City is spending a significant amount of money on practice fields and we’re getting very limited usage with the daylight. Ms. Foy asked how often the soccer fields at the Jordan Farms are utilized during the week. Mr. Laird said the fields are being used daily, seven days a week. Chairman Young asked if the other soccer fields on this property are lighted according to the photometric lighting plan and in place. Mr. Blomeley verified Mr. Young was referring to the existing Siegel Soccer Park. Chairman Young said the fields that are there now and already lit. Mr. Blomeley said he didn’t know when those lights were put up and if they were put up before our lighting standards went into place. 6 BZA Minutes Regular Meeting November 21, 2019 Chairman Young verified if the applicants wanted to install lighting 20-feet in height, they can install them by right. Mr. Blomeley said yes. Chairman Young added they would have to meet the photometric lighting plan at the boundaries. Mr. Blomeley agreed and said they would have to meet all the current lighting standards and the lighting fixtures could not exceed 20-feet in height. He referred to what Ms. King mentioned previously stating the minutes from the 2016 meeting are not in the file so he can’t speak to what was said at the meeting but read what was in Mr. Donald Anthony’s staff comments and what was in their application. In the Parks Department’s application which was put together by Lose and Associates, it states that “No lighting is proposed for the sight.” In Mr. Anthony’s staff comments, he says: “No lighting is shown on the site plan. Should the applicant wish to install lighting at a later time, an amendment to the Special Use Permit will be necessary. Additionally, should any proposed lighting exceed 20-feet in height, a height variance request will be necessary.” Chairman Young asked if the requested light for this application is better or worse than what they can have “by right”. Mr. Williams said this light is tremendously better and designed to have a minimum impact as it just lights up the field of play. Mr. Cooper said the applicants brought the height variance request for the Siegel Soccer field lights to the BZA in 2016 and was approved. He said they also had a foot candle variance as well so those lights are a little brighter than typically allowed. Chairman Young verified the Board allowed lighting over what was allowed by right. Mr. Cooper said yes. Ms. King said the Board has denied many residential applications recently due to a variance being self-created. She needs to understand either better the definition of what is self-created or understand better why this isn’t something that is self-created by Murfreesboro. She said in the past the Board has approved these variances in other parks but when she looks at this and she thinks about the history of this property it is hard for her to understand how this is not a self-created issue. Mr. Tipps said he agreed with Ms. King. 7 BZA Minutes Regular Meeting November 21, 2019 Mr. Williams said they have to bring this forward for any athletic fields and this is a service they provide to the community. Ms. King said the City decided to put an athletic field at this location. She said it may be a legal question as to what is considered to be self-created. She wanted to know how the Board determines what is or is not self-created without being fair to the residents. Mr. Hankins said he thinks Mr. Ives has gone over self-created issues in the past but the steps for a variance are listed in the Zoning Ordinance. He said it is a 3-part process: 1) the practical difficulty; 2) unusual characteristics of the property; and 3) not self-created. Mr. Hankins said he understood Ms. Kings concern and thinks you can take that argument to a logical extreme and say that anytime anyone wants to do anything with their property they have a self-created issue because they want to change what was there previously. He doesn’t think that is what is encapsulated in the variance request here. He said you have to look at first subsection A, the narrowness, shallowness or shape topography and condition of the land and then you look at the unusual characteristics of the property and then you look at whether or not those two things (difficulties and unusual characteristics) create something that is then worthy of a variance, not just that the property owner wants to do something. Otherwise, every variance could be rejected because they are asking to do it all on their own. Mr. Cooper passed out the applicant’s response to each of those three criteria. Ms. King asked if what Mr. Cooper passed out was a change from what was mailed out with the agenda package. Mr. Blomeley said it is an addendum. Ms. Foy asked Mr. Williams what he was referring to when he mentioned something about construction at the Siegel Fields and that was the reason for lighting. Mr. Williams said they needed an increase in capacity, not just due to construction as they are not looking to invest a million dollars in lighting just to supplement when some of the fields are closed down. He said this is part of a larger project because Murfreesboro has become a destination for soccer development. He said it is not just for the construction, it is just increased capacity. What they get in benefit also is that during the construction, they will have at least six fields shut down and we will still be able to increase the capacity and hopefully do our best in meeting the needs of all the users of the park as it currently stands. He said the lights aren’t just for construction and capacity, it is for the partnership Murfreesboro has with Tennessee State Soccer Association and the commitment we have made to host the larger events. 8 BZA Minutes Regular Meeting November 21, 2019 Chairman Young said as this project moves forward and starts to affect the few homes that are there, what tools do we need to consider trying to help the residents that are there. He said if the Board denies this application you could put a different type of lights there that may not be the most efficient of what you want. It sounds like it is something the City would like the Board to move that way. He can see this project is needed but there is a concern for the people that live there. He said it is a tough spot and makes them think what is reasonable and rational to consider and help the people that live close to it. He is not sure that what buffering was done around there is enough to handle some issues that may come up in handling lights spilling over. Chairman Young said that is what is giving the Board pause. Mr. Tipps asked if there was previously a conversation regarding buffers between these fields and the surrounding neighbors. Ms. King said she is having a hard time without having the minutes in front of her for reference. She remembers some of the conversations, but not clearly. She doesn’t feel comfortable making a decision without the minutes from the 2016 meeting regarding the subject property. Mr. Blomeley said the minutes can be provided if that is what the Board wishes. Ms. King expressed concerns about applying the same standards for this variance as have been applied for other variances that have come before the Board. She also indicated that if the fixtures need to be this height, consideration should be given to amending the ordinance to allow them rather than fielding variance requests for them. Mr. Blomeley said this is one of those situations where our Ordinance was not really written for these kinds of fixtures. He said it is written more for parking lot lighting or The Avenue or Wal-Mart or for a strip center. He said it doesn’t really contemplate this kind of lighting. Mr. Blomeley said he agreed that the two remedies are to go before the Board of Zoning Appeals for a variance or to amend the ordinance to incorporate standards for these kinds of light fixtures. At this point, our Parks and Recreation Department has chosen to apply for a variance. Should that request be denied, the next logical step would be for us to make an ordinance amendment, so we do not have to be in this position every time we have recreational fields. Mr. Tipps verified the property is currently zoned RS-15. Mr. Blomeley said yes, until tomorrow. Mr. Tipps verified the rezoning went through Planning Commission. Mr. Blomeley said it went through Planning Commission and City Council. 9 BZA Minutes Regular Meeting November 21, 2019 Mr. Tipps asked, at that time how many people in the neighborhood were here at those meetings. Mr. Blomeley said it was his recollection that no one spoke at the public hearings at the Planning Commission or City Council. Mr. Tipps verified that no one spoke against it. Mr. Blomeley said that is his recollection. Mr. Halliburton spoke for the Planning Commission and he does not recall a comment from the public, but he could be wrong. Mr. Tipps said even still under the P zoning, the maximum height is 20-foot. So, if it was RS-15, it would be a maximum height of 20-foot. If it was Park, it makes no difference in that regard. Mr. Blomeley said that is correct. Mr. Tipps said it is just respect to the lack of traffic and other activities that go on in a Residential Zone versus a Park Zone or Commercial Zone. Mr. Blomeley said if it remains zoning RS-15, it would require an amendment to the Special Use Permit and a height variance and now it only requires a height variance. Chairman Young said really what the Board is tasked with is assuming it does change to Park, are we willing to make them stay with the 20-foot pole or allow a 70-foot pole. He verified with footcandle lighting levels at the property line would have to be the same. Mr. Williams said 20-foot poles just wouldn’t be an option stating it would increase the amount of light that it would take and that the lighting would have to distributed wider. He said just for safety concerns in their regulations they comply with to keep kids safe from the fields, this is the only type of light we could light this field with. Mr. Tipps asked where the lights would be situated with respect to Mr. Mangrum’s property. Mr. Cooper pulled up a photo of the field and Mr. Williams pointed out the location of the proposed lighting in relation to Mr. Mangrum’s property. Mr. Mangrum pointed out the location of his property. 10 BZA Minutes Regular Meeting November 21, 2019 Mr. Tipps said the lights would be a pretty good distance away from Mr. Mangrum’s property. He verified the fields that will be lighted are located south and east of the access drive. Mr. Blomeley said yes. Mr. Tipps asked about the area around the fields. Mr. Cooper said that area is part of the Water Resources Department property. Mr. Blomeley said the houses that are in closest proximity to the fields are north along Cherry Lane. Chairman Young asked if buffers were required when these fields were installed. Mr. Blomeley said there were buffers required along certain property lines and thought they were Type-D buffers. He said there was an amendment to the Special Use Permit that was approved in 2017 because there was a wet area where there was a long stretch of the property line where the buffer could not be planted. Mr. Tipps and Ms. King said they both remember about the buffer. Mr. Williams said there is a berm and buffer around the whole property. Mr. Halliburton said regardless of how we vote on this, he said it is inherent that anytime we rezone something to P, you are going to have to have lights. He said it only makes since that we, as a Planning Commission change the Zoning Ordinance to such recognizes the need for taller light fixtures for park uses. Mr. Mangrum said the issue with him and the neighbors was that once they got their foot in the door, they are going to come back with buildings and bathrooms. He said when the practice fields were first mentioned to them, there was a big meeting at the Siegel Soccer Complex. There were visual drawings and they knew what they were going to get. He said the practice fields are there and now they are looking at getting lights. Once they get the lights, more people will be there, and they will then want bathrooms. He feels like everything is being piecemealed instead of having a plan that everyone can feel comfortable with and understand the impact of traffic, the community, the street lights. Mr. Mangrum said when it was mentioned earlier that no one was present for the previous meetings, he knew nothing about those meetings. Mr. Blomeley said they just reviewed a site plan for an 1,100 square-foot building for a bathroom building on this property as well. 11 BZA Minutes Regular Meeting November 21, 2019 Chairman Young asked if that required any action from the Board of Zoning Appeals. Mr. Blomeley said no. Ms. King verified because it is under Park zoning, that is something that can happen now by right. Mr. Blomeley said that is correct. Mr. Cooper asked if it would be appropriate to show the lighting fixtures used on other fields. Mr. Blomeley agreed if that would be helpful to the Board. Chairman Young asked if the lights at the other fields is older technology with overflow at the property lines. Mr. Blomeley said there was a variance for the existing Siegel Soccer Park exceeding ½- footcandle level at the property line. He said that is not part of this current request for the six soccer fields. Mr. Williams said he thinks Mr. Mangrum is seeing the top fields that don’t have the LED technology. He said they are looking at every chance they get to install the LED technology. He said it is much more beneficial even though it costs more. Mr. Williams said they will be transferring all their lighting to this LED technology. Mr. Tipps said it is a noticeable difference at Adams Tennis Center having those types of lights as they are not as intrusive. Mr. Halliburton said coming into this he would have thought they needed 70-foot lights because it is a soccer field. He was also thinking about one of the applications where the BZA denied a request for someone building a house downtown because their building footprint was taking up too much of the green area space of that lot. He said the Board felt like that was self-created and they denied the request. Mr. Halliburton said this comes down to whether the Board feels like this is self-created or not. He said it is an opinion and it is inherent. He suggested to go back read the minutes to see what was said and what was not said. He said it is still going to boil down to if this was self- created or not. He said it is hard to do one thing and say another when the Board has dealt with whether we feel like this is self-created or not. He thinks that no matter what happens here, they need to concentrate on changing the Ordinance. He was not ready to make a motion one way or the other at this point. He asked to hear from other Board Members to see what their opinion is. 12 BZA Minutes Regular Meeting November 21, 2019 Ms. Foy echoed what Mr. Halliburton said. Just to have this field because we have become a soccer destination, she still feels is very self-created. She said that is where she is leading to and agrees with Ms. King’s and Mr. Halliburton’s comments. Chairman Young said in a community growing like ours with the soccer experience it is trying to figure out how can these two entities that are growing co-exist, the soccer plus the people that live in the area. He said the Board Members are struggling with all these people coming in and out and going until 9:00 at night and that makes you scratch you head and squirm a little bit. He was unsure how this type of lighting would affect the residents around it. He wasn’t sure a buffer would be enough to fix the problem. Mr. Halliburton said Parks and Rec’s position is that because it is inherent you would have to use a 70-foot pole and it is not self-created. Mr. Williams said they can’t operate and properly service the residents of Murfreesboro the way they need to without do lighting to fields. Mr. Halliburton said it goes back to changing the Zoning Ordinance. He asked how quickly that could be done. Mr. Blomeley said roughly 4 – 5 months. Mr. Halliburton asked how 4 – 5 months would affect Mr. Williams. Mr. Williams said tremendously. He said that these fields will be used during the construction on the adjacent Siegel Park. Mr. Tipps asked if this is because of the partnership with the State Soccer Association. Mr. Williams said yes, the City won the bid with the Tennessee State Soccer Association (TSSA) moving their headquarters to Murfreesboro. It is a huge asset for our community. Mr. Tipps asked if the headquarters was originally scheduled to go in an area of west Murfreesboro close to I-840. Mr. Williams said they looked at a lot of options and never had a plan to go with anything specifically. He said the City worked close with the Soccer Association to show them what they could do with this specific facility. He said they didn’t think it would be wise use of taxpayer money to build 16 fields and add another piece of property when we can enhance what we have. He said this is the enhancement we need to be able to serve not just TSSA but also our community that is growing. Mr. Williams said we have fields that we need to improve, and this is a much-needed improvement to 13 BZA Minutes Regular Meeting November 21, 2019 the complex. TSSA aside, the improvements need to happen. That is just another reason why the improvements are needed. Mr. Williams said their desires are to break ground the first week of January on the toe fields. Mr. Tipps asked if someone makes a motion does the application die for lack of any action. Chairman Young agreed that would be the case. Mr. Tipps said someone could move to defer as well. Mr. Halliburton said he would like to do whatever they could to work this out. Instead of having it “no motion” where it fails, he could make a motion to defer and we, as a group, get a better understanding of how this is not “self-created.”. Mr. Halliburton said he has always tried to make his decisions based upon what is the best for the whole community and not necessarily and how it would negatively impact one or two individuals. Mr. Halliburton said he would rather not kill it at this point because he knows there is quite a bit on the line here. Mr. Tipps said he concurred with Mr. Halliburton and what Ms. King said we can’t have a double standard between what applications that the City puts before this Board as opposed to what our taxpaying residents put before the Board. He feels like they need a little more understanding of this before we take any action. Mr. Tipps said he is very sensitive to what the property owner had to say, and he also understands a little bit that yes, the lighting is much higher, but this type of lighting is probably not as impactful as the standard that is in place now is. He didn’t know if Mr. Williams and Mr. Laird would agree with that statement. Mr. Williams asked if Mr. Tipps was referring to the lights being impactful. Mr. Tipps said yes, it looks like this type of lighting doesn’t bleed over. Mr. Williams said that is why they are going with this type of technology and putting this request in from on the BZA. That is why they are requesting to spend about 25% more and help those that might be affected the best we can. He said there is no bleedover with these lights. If you were looking from Mr. Mangrum’s back yard and you could see the fields, you are not going to see the change in light after these fields are lit. You are still going to see the glow from the top fields that were done in non-LED technology. He said if you look at the technology you would be pleased and understanding that it is not very impactful to the surrounding area. Mr. Tipps said we will always have to be dealing with change and you’re going to see it. He said regardless of what happens here with the Recreation Department and the soccer 14 BZA Minutes Regular Meeting November 21, 2019 field, it is going to continue and some of that we are just going to have to embrace or do something else. Mr. Williams reaffirmed the timeline on this project is significant to the whole project and the City’s commitment to TSSA to move their headquarters to Murfreesboro. Mr. Halliburton said the only argument he could make at this point is that “by right” you would have to do it at 20-foot height whether it is RS-15 or whether it is Park. The argument that it is inherent that you would have to have these poles at this height and because of that, it is not “self-created” and that is the only thought process that he could lean toward this along with what Mr. Tipps said that it would be negligible impact on people surrounding based upon the technology of the fixtures themselves. Mr. Williams said 20-foot poles are not a product that exists. He said that is not something you can light a soccer field with. Mr. Williams said the proposed fixtures are the best application for this situation. Chairman Young said the City has provided a way to light these fields in the application here -- it is just what comes with more activity to 9:00 at night with these fields is what is giving them heartburn. If the Board wishes to defer the application, the applicant needs to agree to that and the BZA needs to make sure we are going to get the information we want. Ms. King asked if the deferral was a motion. Mr. Halliburton said no, it was not a motion. Chairman Young said he is in favor of the application reluctantly, given the reasons for the people around but he understands the other Board Members struggling and trying to help these two entities co-exist – the residents of the area and the Soccer Association and the benefit to the community. Mr. Williams said they might be able to work on a policy regarding the lighting times. He said there are tournaments and things that happen, and we would have to understand that it can’t be cut and dry all the time. That is something that Mr. Laird and his staff can look at, developing a policy on that. Mr. Laird asked the Board to keep in mind the Soccer Club does a fantastic job of balancing the users. He said most of your little kids are practicing right after school. The folks that are playing at 8:00 – 9:00 at night are older teenagers and adults which are more on a competitive side. These parents are paying a large amount of money for these kids to have soccer careers and apply for all the benefits competitive soccer can have. 15 BZA Minutes Regular Meeting November 21, 2019 Mr. Blomeley asked Mr. Laird what he envisions would be the latest time that they would need the fields to be lit. Mr. Laird said his staff tries to have a set policy to where they have all practices and games over by 9:00 P.M. with the exception of major tournaments. Even when major tournaments come in, we try to draw that line at 10:00 P.M. He said unless there are unusual circumstances, they try to hold firm on those times. He said it is a balancing act because soccer clubs will be there as long as they possibly can and when we say 9:00 P.M., for safety reasons, it is probably 9:15 P.M. or 9:20 P.M. for everybody to exit the park before they actually turn the lights off, so people aren’t leaving in the dark. Mr. Laird said a majority of these are older kids and adults that play as they have a very vibrant soccer community from adults down. Mr. Tipps said he doesn’t really think that is the issue. He really thinks this is more of a quiet time to the neighbors. He thinks this would be better in an industrial, commercial, or retail zone versus around several neighbors. That is where there should be a hard and fast rule on that. It still doesn’t take care of the whole problem. Mr. Laird said when Siegel Park was built, the agreement they made with the neighborhood was that they would use the fields until 9:00 P.M. and they try to really adhere to that policy. He said that has been 14 years ago. Mr. Tipps asked if the BZA has any authority to recommend an amendment to the Zoning Ordinance to Planning or City Council with respect to the height of the light fixtures. Mr. Blomeley said, as Acting Director, we hear the Board loud and clear. He said looking back at how many times we’ve had to have this issue before the BZA it would be perfectly appropriate for us to bring up to the Planning Commission to discuss whether or not they wish to have the Ordinance amended. He thinks our Planning Commission representative on the Board of Zoning Appeals has indicated his desire to have the Ordinance amended so we aren’t confronted with this issue in the future. Mr. Tipps asked what remedies there are to stop it from going to Park zoning, at this point since there is only one more day. He asked if someone could file an injunction to stop it. Ms. Foy said yes. Mr. Tipps asked if it were inherent, we heard from the experts here that Parks needs less restrictive lighting standards saying do we need a separate motion or recommendation 16 BZA Minutes Regular Meeting November 21, 2019 that the Planning Commission and City Council do what is necessary to deal with that issue in Park areas. Mr. Blomeley said a separate motion is not needed as Staff will begin work on that. Mr. Halliburton made a motion to approve the request for a 50-foot variance from Section 18(G)(4) of the City of Murfreesboro Zoning Ordinance, which prohibits lighting fixtures from exceeding 20-feet in height in non-residential developments with structures 35-feet or less in height, subject to the rezoning to P going into effect on 11/22/19. The motion was seconded by Mr. Tipps. The motion carried by a vote of 4-1 (Ms. King voted no.) Staff Reports and Other Business Mr. Blomeley reminded the BZA members to obtain their required continuing education before December 31, 2019. The meeting adjourned at 2:15 P.M. _____________________________ _______________________________ CHAIRMAN SECRETARY 17  MURFREESBORO BOARD OF ZONING APPEALS STAFF REPORT DECEMBER 19, 2019 Application: Z-19-033 Location: 1932 Cason Lane Applicant: Mr. Scott Wyckoff, for WSP ERI Murfreesboro JV1, LLC Owner: WSP ERI Murfreesboro JV1, LLC Zoning: CF (Commercial Fringe) Request: An amendment to the existing special use permit for a self-service storage facility in order to allow additional area on-site for the outdoor parking and storage of recreational vehicles, trailers, cars, and boats 1 Overview of Request Mr. Scott Wyckoff, for WSP ERI Murfreesboro JV1, LLC, wishes to amend the Special Use Permit for a self-service storage facility located at 1932 Cason Lane, south of New Salem Highway. The subject property has a total area of 6.64 acres and is zoned CF. The Board of Zoning Appeals (BZA) approved the Special Use Permit for this self-service storage facility on October 28, 2015. This Special Use Permit was subsequently amended in January of 2019 to make the area shown for the outdoor storage of boats and RVs permanent instead of temporary. The applicant is currently requesting another amendment to the Special Use Permit that would allow additional outdoor boat and RV parking on-site where Buildings 8 and 9 are proposed to be located in the future. This expansion of the outdoor storage aspect of the use is proposed to be temporary until market conditions allow the construction of Buildings 8 and 9. The applicant addressed each of the standards for self-service storage facilities in his submittal. Staff’s primary concern is the buffer to screen the vehicle storage area. Buildings 8 and 9 will act as a screen when they are constructed, but not having these buildings in place leaves the outdoor storage area exposed. The existing Building 7 also partially screens the outdoor storage area from Cason Lane. The applicant’s original submittal for this amendment shows a 15’-wide Type D buffer along the south lot line, adjacent to the Stonebridge at Three Rivers residential development, and a 10’-wide Type A buffer along the west lot line, adjacent to the Salem Creek Church of Christ and the Ashton at Salem Creek residential development. A revised plan from the applicant included with the agenda, however, shows a Type D buffer along the west lot line adjacent to Ashton at Salem Creek to provide enhanced screening but not the Salem Creek Church of Christ property. Staff also believes that a Type D buffer to screen the outdoor storage area is appropriate along the west lot line adjacent to both uses. Staff also recommends a Type D buffer south of Building 7 to fully screen the outdoor storage area from Cason Lane. The applicant attests that all standards for obtaining a Special Use Permit set forth in Section 9 of the Murfreesboro Zoning Ordinance will be met. Specifically, the applicant attests that: the proposed use will have minimal impacts on surrounding areas; the use and structures will be compatible with the surroundings; adequate infrastructure is available to the site; and no significant natural, scenic, or historic features will be harmed by the facility. Additional analysis of the standards is provided below. Relevant Zoning Ordinance Sections Chart 2 of the City of Murfreesboro Zoning Ordinance allows self-service storage facilities as a special use in the CF district. City of Murfreesboro Zoning Ordinance Section 9(D)(2)(uuu) sets forth standards for self-service storage facilities in addition to the Standards of General Applicability Section 9(C). The applicant has affirmed in his special use permit application letter that the proposed use will be constructed in compliance with all zoning requirements. Staff Comments After reviewing the criteria for the special use requirements for self-service storage facilities, this project appears to meet the criteria. 2  Standards of General Applicability with Staff analysis 1. That the proposed building or use will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, parking, and utility facilitates, and other matters affecting the public health, safety and general welfare. Provided that appropriate landscape screening is provided, it is Staff’s opinion that this use will have minimal impact on the character of the neighborhood. In addition, the proposed modification to the use will generate very little traffic. 2. That the proposed building or use will be constructed, arranged and operated so as to be compatible with the immediate vicinity and not to interfere with the development and use of adjacent property in accordance with the applicable district regulations. Provided that appropriate landscape screening is provided, it is Staff’s opinion that this use complies with this standard. 3. That the proposed buildings or use will be served adequately by essential public facilities and services such as highways, streets, parking spaces, drainage structures, refuse disposal, fire protection, water and sewers; or persons or agencies responsible would provide such services. The amended use will have minimal impact on the above items. 4. That the proposed building or use will not result in the destruction, loss, or damage of any feature determined by the BZA to be significant natural, scenic, or historic importance. Neither Staff or the applicant are aware of any such features associated with this property. 5. That the proposed building/use complies with all additional standards imposed on it by the particular provision of this section authorizing use. The proposed outdoor storage expansion will comply with the additional standards for self- service storage facilities. (See below for additional detail.) Additional Standards for Self-Service Storage Facilities with Staff Analysis Self-service storage facilities shall be subject to the following additional standards: 1) the following activities shall be prohibited: a) auctions; commercial, wholesale, or retail sales; and miscellaneous or garage sales; b) the servicing, repairing, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment; c) the operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment; 3  d) the establishment of a transfer or storage business; e) the using, operating, or permitting to be played, used or operated any radio receiving set, musical instrument, phonograph, live band, amplifiers, loudspeakers, or other machine or device for producing or reproducing sound in such a manner as to disturb the peace, quiet, and comfort of neighboring residents at any time with louder volume than is necessary for convenient hearing for the persons responsible for producing or reproducing such sound; f) any use of individual units for residential purposes, including but not limited to cooking or sleeping; g) any use that is noxious or offensive because of odors, dust, noise, fumes, or vibrations; or h) Notwithstanding the foregoing, the owner or manager of the mini-storage facility may conduct auctions and repair and maintain the premises when reasonably required in the usual and customary operation of the ministorage business. The applicant attests that the use will comply with this standard. 2) for self-service storage facilities that have a side or rear property line abutting a property used for single family purposes or classified in the RS or RD classifications or the residential portion of a planned development a minimum ten foot wide landscape strip shall be provided which shall be planted in accordance with Section 27 of this article and at the discretion of the BZA may include earth berms, masonry fences, or walls. The applicant or owner shall post a surety instrument to assure the landscaping and screening will be maintained the first three years; The properties to the south and west are zoned PRD. The applicant proposes a 15’-wide Type D buffer along these lot lines to provide screening, which will comply with this standard. 3) self-service storage facilities shall provide on-site a minimum ten-foot landscape strip along the front property line abutting all public rights-of-way. This landscape strip shall be planted in accordance with Section 27 of this article and at the discretion of the BZA may include earth berms, masonry fences or walls; A 10’-wide planting yard was provided along Cason Lane with the Phase 1 construction. This Special Use Permit amendment will not impact the existing planting yard. 4) all storage shall be indoors. However, an area may be provided on-site to be used for outdoor storage of RVs, trailers, cars, and boats. Such area shall be used exclusively for this purpose and shall be screened from the view of adjoining residential areas in the manner as described in sub-sections 2 and 3 above; and, This amendment seeks to expand the outdoor storage area. Landscape buffering is proposed to be installed in order to screen the outdoor storage areas from view of the adjacent residential developments. 5) the BZA may require additional standards be met including additional screening, placement of screening, placement and orientation of on-site lighting and security systems in order to assure the compatibility of the proposed location with adjoining properties. The applicant understands that the BZA may impose additional conditions. 4 Recommended Conditions of Approval: If the Board approves this request, Staff recommends the following conditions of approval: 1) A Type D buffer must be provided along the south lot line, along the west lot line (in between the outdoor storage expansion and Ashton at Salem Creek and the Salem Creek Church of Christ), and south of Building 7 in order to screen the expanded outdoor storage area. 2) A site plan must be submitted to the City for review and approval prior to the construction of the expanded outdoor storage area. The applicant’s representative will be in attendance to respond to any questions the Board may have. Attached Exhibits 1) BZA Application 2) Applicant Letter 3) Site Photos 4) Site Plan Set 1. BZA Application 5 2. Applicant Letter 6 7 8 9 3. Site Photos AERIAL PHOTOGRAPH OF THE 3 RIVERS MINI STORAGE SITE 10 PHOTOGRAPH LOOKING FROM THE WEST PROPERTY LINE OF 3 RIVERS MINI STORAGE ONTO THE PRD AND SALEM CREEK CHURCH OF CHRIST 11 PHOTOGRAPH FROM THE PRD WHICH BORDERS THE WEST PROPERTY LINE OF 3 RIVERS MINI STORAGE PHOTOGRAPH OF THE CURRENT LANDSCAPING BETWEEN SALEM CREEK CHURCH OF CHRIST AND 3 RIVERS MINI STORAGE 12 Developer: WSP ERI Murfreesboro JV1, LLC 131 S. 700 E., Ste. 102 American Fork, UT 84003 Deed Reference: R.Bk. 1246, Pg. 2971 & 1285, Pg. 3820 12th Civil District in Rutherford County Map 114, Parcel 17.00 Yard Requirements: Front: 42' Side: 10' (25' if Abuts RS Zone) Rear: 20' Land Use Data: Zoned: CF 1 Lot on: 6.64± Acres Flood Map No.: A portion of this site lies within Zone AE, in the 100 Year Floodplain, per Community Panel 47149C0265H dated January 5, 2007.  CASON LANE MINI-STORAGE PLAN NOTES: 1. ANY TREES OR SHRUBS THAT ARE DEAD, DYING OR MISSING OUTSIDE THE SCOPE OF THE CURRENT WORK WILL NEED TO BE REPLACED PRIOR TO ISSUANCE OF SITE DATA CERTIFICATE OF OCCUPANCY. SITE AREA: 6.64 ACRES 2. ALL LANDSCAPE BEDS TO HAVE NEATLY TRENCHED BED EDGE AND HAVE 4" MINIMUM SITE ZONING: CF DEPTH OF HARDWOOD MULCH. 3. ALL TREES AND SHRUBS SHALL BE COORDINATED WITH LIGHTING PLAN PRIOR TO LANDSCAPE REQUIREMENTS (AS PER SECTION 27) INSTALLATION. 4. ALL NEW PLANT MATERIAL AND SOD AREAS SHALL BE IRRIGATED. REQUIRED PERIMETER LANDSCAPING 5. ALL SHRUBS TO BE 3' BACK OF CURB. REQUIRED PROVIDED 6. ALL AREAS OF DISTURBANCE OUTSIDE OF LANDSCAPE BEDS SHALL BE REPAIRED (EAST - CASON LANE) WITH REBEL III FESCUE SEED OR SOD. (289.75' - 11.00') = 278.75 LF 7. ANY UTILITY STRUCTURE, LIGHT POLES, SIGN, OR OTHER FEATURE MAY NOT BE 1 SHADE TREE/ 40 LF OF FRONTAGE 7 TREES 7 TREES ADDED TO ANY REQUIRED LANDSCAPE ISLAND IN SUCH A MANNER THAT WOULD 1 SHRUB/ 5 LF OF FRONTAGE 56 SHRUBS 108 SHRUBS DISPLACE THE REQUIRED ELEMENT(S) (TREES, SHRUBS, ETC.) 8. PROPERTY OWNER IS RESPONSIBLE FOR MAINTAINING ALL LANDSCAPING (EAST) MATERIALS, INCLUDING TURF, AND IRRIGATION MATERIALS BOTH ON SITE, AND 382.23 LF INSIDE THE ROW. 1 SHADE TREE/ 40 LF OF FRONTAGE 10 TREES 10 TREES PLANTING SCHEDULE NOTES (SOUTH) 1. SHRUBS AND TREES SHALL BE OF THE HIGHEST QUALITY. 524.33 LF - TYPE 'D' BUFFER 2. NO SUBSTITUTIONS ALLOWED WITHOUT PRIOR WRITTEN APPROVAL OF THE OWNER 1 SHADE TREE/ 40 LF OF FRONTAGE 13 TREES 0 TREES (BUFFER REQUIREMENTS) AND LANDSCAPE ARCHITECT OF RECORD. 3. SUBSTITUTIONS AND DEVIATIONS MAY OR MAY NOT BE APPROVED. (WEST) 4. REVISED LANDSCAPE PLANS MUST BE SUBMITTED AND APPROVED BY THE CITY OF 160.45 LF - TYPE 'A' BUFFER MURFREESBORO PLANNING DEPARTMENT 615-893-6441 PRIOR TO INSTALLATION. 1 SHADE TREE/ 40 LF OF FRONTAGE 4 TREES 0 TREES (BUFFER REQUIREMENTS) 5. ALL IRRIGATION, LAWN AND PLANT MATERIALS WITHIN THE ROW MUST BE MAINTAINED BY THE PROPERTY OWNER. Phase 1 Type 'A' (WEST) BUFFER 10' WIDE 580.68 LF - TYPE 'A' BUFFER 1 SHADE TREE/ 40 LF OF FRONTAGE 15 TREES 0 TREES (BUFFER REQUIREMENTS) (NORTH) (272.15' - 107.80') = 164.35 LF 1 SHADE TREE/ 40 LF OF FRONTAGE 4 TREES 4 TREES PARKING LOT REQUIREMENTS ONE SHADE TREE OR TWO ORNAMENTAL TREES PER 12.5 PARKING STALLS TO BE PLANTED IN LANDSCAPE ISLANDS (MIN. 8' WIDTH). 19 PARKING SPACES PROVIDED = 2 TREES REQUIRED 5 TREES PROVIDED IN ISLANDS MASTER PLANT SCHEDULE SHEET L2.0 PHASE 1 SHEET L3.0 PHASE 2 Phase 2 Type 'A' BUFFER 10' WIDE Phase 2 Type 'D' BUFFER 15' WIDE CLASS 'D' BUFFER 15' WIDE EVERGREEN PLANT MATERIAL SHALL BE 6" TALLER THAN UTILITY BOX See Sheet L3.0 for Phase UTILITY BOX 2 Plant Schedule R DOOR ACCESS NOTE: UTILITY BOXES NOT SHOWN ON PLANS, SHALL BE IDENTIFIED IN THE Know what's below. FIELD AND SCREENED WITH EVERGREEN PLANTS AS SHOWN ABOVE. Call before you dig.  Phase 1 Type 'A' BUFFER 10' WIDE SHEET L2.0 PHASE 1 SHEET L3.0 PHASE 2 EVERGREEN PLANT MATERIAL SHALL BE 6" TALLER THAN UTILITY BOX R UTILITY BOX DOOR ACCESS Know what's below. NOTE: UTILITY BOXES NOT SHOWN ON PLANS, SHALL BE IDENTIFIED IN THE FIELD AND SCREENED WITH Call before you dig. EVERGREEN PLANTS AS SHOWN ABOVE.  PLANT SCHEDULE (PHASE 2) SHEET L2.0 PHASE 1 SHEET L3.0 PHASE 2 Phase 2 Type 'A' BUFFER 10' WIDE Phase 2 Type 'D' BUFFER 15' WIDE CLASS 'D' BUFFER 15' WIDE EVERGREEN PLANT MATERIAL SHALL BE 6" TALLER THAN UTILITY BOX UTILITY BOX R DOOR ACCESS NOTE: UTILITY BOXES NOT SHOWN ON PLANS, SHALL BE IDENTIFIED IN THE FIELD AND SCREENED WITH Know what's below. EVERGREEN PLANTS AS SHOWN ABOVE. Call before you dig.  LANDSCAPE NOTES 1. THE LANDSCAPE CONTRACTOR SHALL VERIFY THE EXACT LOCATION OF ALL UTILITIES AND TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO THESE UTILITIES. 2. THE LANDSCAPE CONTRACTOR SHALL COORDINATE ALL CONSTRUCTION WITH THE APPROPRIATE UTILITY COMPANY AND SHALL BE RESPONSIBLE FOR AND DAMAGE TO UTILITIES. 3. PLANT MATERIALS AND STUMPS INDICATED FOR REMOVAL SHALL BE REMOVED AND DISPOSED OFF-SITE BY THE CONTRACTOR. BACKFILL HOLES WITH TOPSOIL FREE OF ROOTS AND ROCKS. 4. TREAT ALL LANDSCAPE BEDS WITH PRE-EMERGENT HERBICIDE PRIOR TO PLANTING. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ALL WEEDING UNTIL FINAL ACCEPTANCE. 5. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FINE GRADING OF ALL PLANTING AREAS. 6. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETELY MAINTAINING THE WORK (INCLUDING BUT NOT LIMITED TO: WATERING, MULCHING, SPRAYING, FERTILIZING, ETC.) OF ALL PLANTING AREAS AND LAWNS PER PROJECT SPECIFICATIONS UNTIL FINAL ACCEPTANCE OF THE WORK BY THE OWNER. 7. PROVIDE TREES, SHRUBS, AND PLANTS OF QUALITY, SIZE, GENUS, SPECIES AND VARIETY SHOWN AND SCHEDULED FOR LANDSCAPE WORK AND COMPLYING WITH RECOMMENDATIONS AND REQUIREMENTS OF ANSI Z60.1 "AMERICAN STANDARD FOR NURSERY STOCK". HEIGHT AND WIDTH SHOWN ARE MINIMUM SIZES. 8. THE LANDSCAPE CONTRACTOR SHALL COMPLETELY GUARANTEE ALL WORK FOR A PERIOD OF ONE YEAR BEGINNING AT THE DATE OF ACCEPTANCE. THE LANDSCAPE CONTRACTOR SHALL MAKE ALL REPLACEMENTS PROMPTLY (AS PER DIRECTION OF OWNER). 9. THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH WRITTEN INSTRUCTIONS ON THE PROPER CARE OF ALL SPECIFIED PLANT MATERIALS PRIOR TO FINAL PAYMENT. 10. THE QUANTITIES INDICATED ON THE PLANT SCHEDULE AND PLAN ARE FOR THE CONVENIENCE OF THE CONTRACTOR. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS/HER OWN QUANTITY CALCULATION AND THE LIABILITY WHICH PERTAINS TO THOSE QUOTATIONS. ANY DISCREPANCY SHALL BE CALLED TO THE ATTENTION OF THE LANDSCAPE ARCHITECT IMMEDIATELY. 11. EXISTING TREES TO REMAIN SHALL BE PROTECTED FROM CONSTRUCTION DAMAGE. SELECTIVELY PRUNE DEAD WOOD. 12. SEED OR SOD ALL AREAS DISTURBED BY CONSTRUCTION AND NOT DESIGNATED AS GROUNDCOVER AREAS. 13. SHRUBS AND GROUNDCOVER BEDS TO BE PLANTED IN A TRIANGULAR SPACING. SEE PLANTING SCHEDULE FOR DISTANCES. 14. UPON COMPLETION AND FINAL ACCEPTANCE OF THE LANDSCAPE INSTALLATION, A THREE (3) YEAR LANDSCAPE MAINTENANCE BOND WILL BE REQUIRED. THIS BOND SHOULD E SUBMITTED IN THE NAME OF THE PROPERTY OWNER OF RECORD OR A LEASE HOLDER WHO HAS TEN (10) YEARS OR MORE REMAINING ON A CURRENT LEASE. THE PROPERTY OWNER/LEASE HOLDER SHOULD ALLOW ADEQUATE TIME TO OBTAIN THE BOND AS THIS PROCESS MAY BE LENGTHY AND MAY DELAY THE ISSUEANCE OF THE CERTIFICATE OF OCCUPANCY. EQUAL EQUAL SEE PLANT SCHEDULE SEE PLANT SCHEDULE L UA NT EQ PLA LE E DU SE HE SC MIN. 4" 6" MULCH MIN. PLANTING SOIL MIX SUBGRADE LOOSENED SECTION TO 12" DEPTH PLAN Mound island 12" minimum above curbline Tamp backfill to bottom Backfill throughout island of rootball shall be sifted, quality Parking lot base course topsoil free of construction throughout island shall be debris, with a minimum 6% removed to within 6 organic material and pH inches of back-of-curb. range of 5.5 to 7. Tree Planting Detail For Parking Lot Island or Median See Sheet L3.0 for Phase R 2 Plant Schedule Know what's below. Call before you dig.  35' - 0" 35' - 0" METAL DOOR B A METAL EAVE TRIM C B B LINE OF FACADE BEYOND BRICK FACADE METAL PANEL METAL ROLL-UP DOOR 11' - 0" 8' - 4" Building 9 South Elevation Building 9 North Elevation 1 3 1/8" = 1'-0" 1/8" = 1'-0" 210' - 0" C B B EAVE AND GUTTER ROLL-UP DOORS 11' - 0" 8' - 4" Building 9 East Elevation 2 1/8" = 1'-0" BRICK C B A EAVE AND GUTTER METAL WALL PANEL 12" = 1'-0" 11' - 0" 8' - 4" Building 9 West Elevation 4 1/8" = 1'-0" 45' - 0" 5' - 0" 50' - 0" LINE OF FACADE BEYOND METAL DOOR ROLL-UP DOOR A B BRICK VENEER FACADE C B B B ROLL-UP DOOR METAL EAVE TRIM 11' - 0" METAL WALL PANEL Building 8 South Elevation Building 8 North Elevation 5 6 1/8" = 1'-0" 1/8" = 1'-0" BRONZE B 12" = 1'-0" 185' - 0" C B B 11' - 0" 8' - 6 1/2" Building 8 East Elevation 7 1/8" = 1'-0" C B B 11' - 0" 8' - 4" Building 8 West Elevation 8 1/8" = 1'-0" LIGHT STONE C 12" = 1'-0" PRELIMINARY ELEVATIONS 131 S 700 E, SUITE 102 AMERICAN FORK, UT 84003 1/04/2019 P. 801-692-1474 MURFREESBORO, TN