Board of Zoning Appeals

CITY OF MURFREESBORO BOARD OF ZONING APPEALS Regular Meeting, January 25, 2023, at 1:00 p.m. City Hall, 111 West Vine Street, Council Chambers, 1st Floor AGENDA 1. Call to order 2. Determination of a quorum 3. Approval of minutes: December 19, 2022 4. New Business: Special Use Permit a. Application Z-23-01 by Rutherford County Board of Education, represented by Jeff Hooper of Barge Cauthen & Associates, is requesting a special use permit to construct a 2-story, 102,000 square-foot building addition to an existing institutional group assembly use for Oakland High School in a Single-Family Residential (RS-15) zoning district, located at 2225 Patriot Drive. (Project Planner: Joel Aguilera). b. Application Z-23-02 by Rutherford County Board of Education, represented by Jeff Hooper of Barge Cauthen & Associates, is requesting a special use permit to construct a 2-story, 102,000 square-foot building addition to an existing institutional group assembly use for Riverdale High School in Single-Family Residential (RS-15) zoning district, for property located at 802 Warrior Drive. (Project Planner: Joel Aguilera). 5. Staff Reports and Other Business 6. Adjourn  MINUTES OF THE CITY OF MURFREESBORO BOARD OF ZONING APPEALS City Hall, 111 W. Vine Street, Council Chambers December 19, 2022, 1:00PM Members Present: Staff Present: Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Misty Foy Brad Barbee, Planner Julie King Joel Aguilera, Planner Tim Tipps Roman Hankins, Assistant City Attorney Ashley Fulghum, Recording Assistant Members Absent: Davis Young, Chair 1. Call to Order: Vice-Chair Ken Halliburton called the meeting to order. 2. Determination of a quorum: Vice-Chair Halliburton determined that a quorum was present. 3. Consideration of Minutes: With there being no objection by any of the Board members, the minutes of the November 21, 2022, BZA meeting were approved as submitted. 4. New Business: a. Zoning Application [Z-22-028] by Lesley Hurst, requesting a special use permit to establish a home-based business for a hair salon on property in a Single Family Residential (RS-12) zone district for property located at 2319 Amber Glen Drive. Mr. Brad Barbee presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is MURFREESBORO BOARD OF ZONING APPEALS MINUTES December 19, 2022 incorporated into these minutes by reference. Ms. Lesley Hurst was present at the meeting. Vice-Chair Halliburton inquired about the location of the home in relation to Cason Lane. Mr. Barbee showed the Board where the home is located on the GIS map. Ms. Hurst stated to the Board that the driveway had been extended to accommodate more parking. Vice-Chair Halliburton opened the public hearing. Mr. David Gregory, resident of 2326 Amber Glen Drive, spoke in favor of approving the special use permit. There being no one else to speak for or against the request, Vice-Chair Halliburton closed the public hearing. Mr. Tim Tipps inquired about the 5th recommended condition of approval. The Board and Staff discussed the wording of the 5th condition and decided to remove the word “existing”. Mr. Tipps moved to approve the special use permit subject to all staff comments; the motion was seconded by Ms. Misty Foy and carried by the following vote: Aye: Misty Foy Vice-Chair Ken Halliburton Julie King Tim Tipps Nay: None b. Zoning Application [Z-22-029] by Ann Thomas, requesting a special use permit to establish an accessory apartment in a Single Family Residential (RS-15) zone district for property located at 1802 Oxford Drive. Mr. Joel Aguilera presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these minutes by reference. Ms. Ann Thomas and Mr. Charles Brackin were present at the meeting. 2 MURFREESBORO BOARD OF ZONING APPEALS MINUTES December 19, 2022 Vice-Chair Halliburton opened the public hearing. There being no one else to speak for or against the request, Vice-Chair Halliburton closed the public hearing. Ms. Julie King moved to approve the special use permit subject to all staff comments; The motion was seconded by Ms. Misty Foy and carried by the following vote: Aye: Misty Foy Vice-Chair Ken Halliburton Julie King Tim Tipps Nay: None c. Zoning Application [Z-22-030] by Gordon Bradberry, requesting a special use permit to operate a Temporary Vending Establishment (shaved ice sales) in a Commercial Highway (CH) zone district for property located at 1911-2053 Old Fort Parkway. Mr. Joel Aguilera presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these minutes by reference. Mr. Gordon Bradberry was present at the meeting. Vice-Chair Halliburton opened the public hearing. There being no one else to speak for or against the request, Vice-Chair Halliburton closed the public hearing. Ms. Misty Foy moved to approve the special use permit subject to all staff comments; The motion was seconded by Vice-Chair Ken Halliburton and carried by the following vote: Aye: Misty Foy Vice-Chair Ken Halliburton Julie King Tim Tipps Nay: None 3 MURFREESBORO BOARD OF ZONING APPEALS MINUTES December 19, 2022 5. Staff Reports and Other Business: Mr. Matthew Blomeley informed the Board that we are anticipating a meeting next month and offered to resend the 2023 calendar to anyone who needs it. 6. Adjourn: There being no further business, Vice-Chair Halliburton adjourned the meeting at 1:36pm. ______________________________ ________________________________ CHAIRMAN SECRETARY 4  MURFREESBORO BOARD OF ZONING APPEALS STAFF REPORT JANUARY 25, 2023 PROJECT PLANNER: JOEL AGUILERA Application: Z-23-001 Location: 2225 Patriot Drive Applicant: Rutherford County Board of Education, represented by Jeff Hooper, Barge Cauthen & Associates, Inc. Zoning: RS-15 (Residential Single-Family - 15,000 square feet minimum lot size) Requests: Special Use Permit for an expansion of an existing institutional group assembly use (Oakland High School). 1 Overview of Request Oakland High School, represented by Jeff Hooper, Barge Cauthen & Associates Inc., is requesting a Special Use Permit (SUP) for Rutherford County Schools to construct a 102,000 square-foot building addition and parking lot modification, located at Oakland High School, 2225 Patriot Drive. The building addition will connect from the rear of the existing main building to the new annex building and includes interior renovations within both buildings. The existing portable buildings located at Oakland High School will be removed with this addition but will remain until construction of the expansion is complete. The property is zoned single family residential, 15,000 square feet minimum lot size (RS-15). The surrounding properties are zoned RS-15, PRD and RM (County) to the north, RS-15 and RD to the west, RD to the south and RM (County) to the east. The uses are primarily single family residential to the west and south, Oakland Middle School to the north, and vacant land and Bushman Creek to the east. Building Addition The existing school building and annex are a total of 298,000 square feet and 42 feet 9 inches height. The proposed addition will be 2-stories (44 feet height) and will house 25 new classrooms (total 116 classrooms) as well as science labs and an auditorium. The addition will include a catwalk for enclosed 2nd floor hallway with an opening at grade for vehicular access from the parking lot to the athletic fields at the north end of the property. The breezeway clearance height and width are 14’ by 34’ and exceeds the minimum clearance required by the Murfreesboro Fire Rescue Department for firetruck clearance. An intercom system with outdoor speakers will be installed on the addition that will be used for emergency communications. The proposed addition depicts mechanical rooftop equipment that will be left unscreened. The building materials for the proposed addition are brick and utilize a similar color pattern to match the existing building. Site Modifications As depicted on the site plan, site revisions include removing 89 existing parking spaces and constructing 293 new parking spaces in front of the school and annex along Patriot Drive, resulting in a total of 1,051 parking spaces on site. The Zoning Ordinance parking standard is 5 spaces per classroom or 1 space per 5 seats in the auditorium, whichever is greater. In this case the required parking is 580 spaces, thus the site plan meets the parking requirement. PARKING Number of Square Feet Parking Parking Classrooms Required / # Provided Classrooms Main Building 91 215,611 sq ft 847 Annex 82,389 sq ft New Addition 25 102,000 sq ft Less 89/add 293 Totals 116 400,000 sq ft 580 spaces 1,051 spaces 2 The project proposal includes two new detention basins and new emergency access road that will be gated with YELP mode for emergency service access via Patriot Drive. In addition, the existing gravel lot located adjacent to Dejarnette Lane will be paved. Per the applicant’s letter, there are no anticipated changes to on-site traffic circulation. School staff will continue to manage on-site parking and loading and unloading of passengers for drop- off and pick-up times. Relevant Zoning Ordinance Section Chart 2 of the City of Murfreesboro Zoning Ordinance allows institutional group assembly uses, such as public and private schools and expansions thereto, as a special use in the RS-15 district. City of Murfreesboro Zoning Ordinance Section 9(D)(2)(zz) sets forth standards for institutional group assembly uses in addition to the Standards of General Applicability in Section 9(C). The applicable standards are listed below with information from staff on how the applicant intends to address them. After reviewing the criteria for the special use requirements for institutional group assembly uses, this project appears to meet the criteria, except the maximum height requirement per the development standards of the Zoning Ordinance. Standards of General Applicability with Staff Analysis: (1) 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, utility facilities, and other matters affecting the public health, safety, and general welfare: o The proposed building addition and site modifications are internal to the site and should have minimal impact to surrounding residential properties. Lighting on the proposed addition will not extend beyond the property line. The proposed addition will increase the total student population from 2200 to 2500 total students. Parking will continue to be managed on site to help mitigate any potential impact on adjacent public rights-of- way or neighboring properties. (2) 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: o The proposed building addition is internal to the site and should have minimal impact on the surrounding area. Additional parking will be provided onsite and onsite circulation is unchanged for the majority of the site and improved along the frontage. Staff has confirmed that the proposed building addition and added parking spaces will not interfere with the surrounding adjacent properties. New detention ponds will be constructed to address onsite stormwater management. (3) 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 that the persons or agencies responsible for the establishment of the proposed use will provide adequately for such services: 3  o The property has existing services and access to public facilities. The proposed building addition and parking will be served adequately by essential public facilities. The drainage system has been designed to meet the City’s requirements and will be subject to further review during the Site Plan review process. (4) 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: o Staff is not aware of any such features on-site that will be impacted by this use. (5) The proposed building or use complies with all additional standards imposed on it by the particular provision of this section authorizing such use: o Additional standards for institutional group assembly uses are listed below. Additional Standards for Institutional Group Assembly Uses with Staff Analysis: 1) Parking areas shall be designed and arranged so that backing from the site onto a public right-of-way will not be necessary and adequate space will be available for vehicles to turn around on site. An onsite off-street area shall be provided for vehicles to load and unload passengers. Parking areas shall not be permitted in the required front yard; o As mentioned previously, parking shall be managed on-site and there is no backing from the site onto a public right of way. The site revisions will increase the parking on site and onsite circulation. There is no parking that will be in the required front yard setback. 2) In all residential districts an institutional group assembly use shall have a lot size not less than three times the minimum lot size permitted in the zoning district where the institutional group assembly use is proposed to be located. In the event the institutional group assembly use is proposed to be located on land that has two or more different zoning classifications, the minimum lot size shall be calculated by applying the larger required minimum lot size; o The minimum lot size of the RS-15 zone requires a minimum of 15,000 ft lots thus the minimum size is 45,000 ft or 1.033 acres. The proposed site is approximately 71.7 acres in size which exceeds three times the required minimum. 3) On-site lighting for parking areas, fields for athletics, scoreboards, and grounds shall be arranged in such a manner as to minimize intrusion of lighting into areas zoned or used for residential or medical purposes. To this end, a plan depicting the proposed location of on-site exterior lighting fixtures shall be submitted for review by staff and the BZA. Such plan shall depict the arrangement of the lighting fixtures, their height, their specifications, and the direction in which lighting will be oriented. Additional information may be required by the staff or the BZA in order to verify 4  whether the lighting will be intrusive into areas zoned or used for residential or medical purposes; o Additional lighting has been proposed with the building addition as well as sections of the parking lot. The photometric plan shows that the on-site lighting in the parking lots will be no more than 0.5 footcandles at the property lines. 4) Applications for an institutional group assembly use shall indicate the proposed locations of garbage dumpsters or receptacles. These shall be located in such a manner as to minimize adverse effects upon neighboring properties and aesthetics from the public right-of-way. The use of dumpsters may be prohibited in the event the BZA determines that such would have a detrimental effect upon the adjacent property; o Solid waste disposal will be handled via an existing dumpster located near the loading area on the west side of the main building and behind the eastern annex. Staff has confirmed that there are no plans to modify or move the dumpster for this project. 5) Areas for outdoor recreational use or outdoor group activities shall be screened or fenced in such a manner as to provide an effective buffer for adjacent uses. Screening shall be required pursuant to Section 27 of this article or as required by the BZA; o No new recreational areas are proposed with this special use permit application. 6) The number of required parking spaces provided on-site shall be in accordance with Chart 4 of this article provided, however, if the applicant can present evidence satisfactory to the BZA that a substantial portion of the expected users will arrive at the institutional group assembly use by bus, bicycle, walking, or by carpooling or that off-street parking areas on adjacent or nearby properties will be available on a long term basis, the BZA shall have authority to determine the number of required parking spaces to be provided on-site. The BZA may require that a reserve area be retained on-site for future expansions of the parking area; o The total number of parking spaces for this project is 1,051 parking spaces, which exceeds the minimum parking required per the Zoning Ordinance of 580 spaces, as outlined in Chart 4 of the zoning ordinance. 7) An application for a special use permit for an institutional group assembly use shall be accompanied by a description of uses or activities proposed for the facility which may be subject to separate regulation, or which may result in unusual traffic patterns, traffic volumes, or other detrimental impacts upon adjacent properties, including but not necessarily limited to those uses which would require a special permit if not a part of the institutional group assembly use: o The proposed use for this project will be a 102,000 square foot expansion of the existing school, modifications to the parking lot, and new emergency access drive from Patriot Drive. Additional lighting has been proposed with the building and as well as sections of the parking lot. The applicant has stated that no new traffic patterns are anticipated with this plan. 5  8) The BZA shall have authority to approve an on-site location with water, sewer, and electric utility connections for accommodations for travel trailers or R.V.s (recreational vehicles) for use by visiting or traveling speakers or guests associated with the institutional group assembly use. Provided, however, such location for travel trailers or R.V.s shall not be permitted for use as a permanent residential dwelling unit; o No such uses are being requested with this special use permit application. 9) The BZA shall have the authority to grant variances to the standards imposed by this subsection for temporary or short-term uses of property for the institutional group assembly use purposes. In such cases, the BZA may impose conditions of approval to assure the compatibility of the short-term land use with other property in the vicinity of the proposed use; o No temporary or short-term uses are being proposed at this time; therefore, the applicant is not requesting any variances associated with any such uses. 10) The application for a special use permit for an institutional group assembly use shall indicate any intentions for the use of systems for the external broadcast of speech, music, or other sounds. If such are proposed, the applicant shall indicate the times of day and duration of their proposed use. The BZA shall have the authority to place restrictions upon their use in order to minimize excessive noise from intruding upon neighboring properties especially those zoned or used for residential purposes. In no event shall the BZA approve the use of such which would be in violation of the City Code or ordinances regulating noise. BZA approval does not constitute a waiver of any City Code or ordinances regulating noise; o An outdoor intercom system with outdoor speakers will be installed with the building to be used for emergency communications and will only be used periodically, during school hours. School hours are 8:00 am to 3:00 pm, Monday through Friday. Use of the intercom will be required to comply with the City’s Noise Ordinance. Staff Analysis and Recommendation: The proposed addition will be consistent in architecture and exterior building materials with the existing school buildings. The proposed addition height is similar to the existing building as well as other recent school additions including private schools where the height of the auditorium and gymnasiums are approximately 42 feet. Although this height exceeds the RS-15 maximum height of 35-feet, it is compatible with similar institutional uses within the RS-15 zoning district. The addition of the parking spaces and emergency access will improve the current site conditions, and the addition of 25 new classrooms, science labs, and auditorium will remove the need of the portables. Staff recommends approval of the Special Use Permit because it meets the general standards of applicability and specific use standards for institutional group assembly uses, as noted above. If approved, staff recommends special use permit include the following conditions. 6 Recommended Conditions of Approval: 1. The special use permit approval is for an approximately 102,00 square foot, 2-story addition for 25 classrooms, science labs and auditorium and site modifications that include parking lot changes to accommodate 1,051 total parking spaces, paved gravel lot, new emergency access road gated in YELP mode, and stormwater detention basins. 2. Roof mounted equipment shall be screened from views off-site including public rights- of-way. 3. BZA approval does not imply approval of the Site Plan. A site plan shall be submitted for review and approval, subject to the Murfreesboro Zoning Code and Design Guidelines. 4. The existing portables on-site shall be removed prior to the issuance of the certificate of occupancy for the Oakland High School building addition. Attached Exhibits A. Site plans and elevations B. Letter of explanation from applicant C. Application 7 CIVIL ENGINEERS 6606 CHARLOTTE PIKE, STE 210 NASHVILLE, TENNESSEE 37209 615.356.9911 PHONE 615.352.6737 F A X WWW.BARGECAUTHEN.COM  City of Murfreesboro HEARING REQUEST BOARD OF ZONING APPEALS APPLICATION Murfreesboro Location/Street Address: Oakland High School - 2225 Patriot Drive Board of Tax Map: 81 Group: Parcel: 10 Zoning District: RS-15 Zoning Appeals Applicant: JEFF HOOPER, P.E. E-Mail: jeff@bargecauthen.com Address: 6606 Charlotte Pike, Suite 210 Phone: 615.356.9911 City: Nashville State: TN Zip: 37209 Property Owner: Rutherford County Board of Education, Trey Lee Address: 2240 Southpark Boulevard Phone: 615-416-4404 City: Murfreesboro State: TN Zip: 37128 Request: Special Use Permit for proposed building and parking expansions 102,000 sf bldg addition; 36,000 sf bldg renovations; net 177 new parking Zoning District: RS-15 spaces; HEARING APPLICATION Applicant Signature: Date: 1-10-2023 AND GENERAL INFORMATION Received By: Receipt #: Application #: Date:  MURFREESBORO BOARD OF ZONING APPEALS STAFF REPORT JANUARY 25, 2023 PROJECT PLANNER: JOEL AGUILERA Application: Z-23-002 Location: 802 Warrior Drive Applicant: Rutherford County Board of Education, represented by Jeff Hooper, Barge Cauthen & Associates, Inc. Zoning: RS-15 (Residential Single-Family - 15,000 square feet minimum lot size) Requests: Special Use Permit for an expansion of an existing institutional group assembly use (Riverdale High School). 1 Overview of Request Riverdale High School, represented by Jeff Hooper, Barge Cauthen & Associates Inc., is requesting a Special Use Permit (SUP) for Rutherford County Schools to construct a 102,000 square-foot building addition and parking lot modification, located at Riverdale High School, 802 Warrior Drive. The building addition will connect from the rear of the existing main building to the new annex building and includes interior renovations within both buildings. The existing portable buildings located at Riverdale High School will be removed with this addition but will remain until construction of the expansion is complete. The property is zoned single family residential, 15,000 square feet minimum lot size (RS-15). The surrounding properties are zoned RS-15, and CH to the north, RS-15 to the west, south, and east. The uses are primarily single family residential to the west, south, and east, and vacant commercial land to the north. Building Addition The existing school building and annex are a total of 298,000 square feet and 42 feet 9 inches height. The proposed addition will be 2-stories (44 feet height) and will house 25 new classrooms (total 116 classrooms) as well as science labs and an auditorium. The addition will include a catwalk for enclosed 2nd floor hallway with an opening at grade for vehicular access from the parking lot to the athletic fields at the north end of the property. The breezeway clearance height and width are 14’ by 34’ and exceeds the minimum clearance required by the Murfreesboro Fire Rescue Department for firetruck clearance. An intercom system with outdoor speakers will be installed on the addition that will be used for emergency communications. The addition will have mechanical rooftop equipment that will be left unscreened. The building materials for the proposed addition are brick and utilize a similar color pattern to match the existing building. Site Modifications As depicted on the site plan, site revisions include removing 103 existing parking spaces and constructing 277 new parking spaces in front of the school and annex along Warrior Drive, resulting in a total of 1,034 parking spaces on site. The Zoning Ordinance parking standard is 5 spaces per classroom or 1 space per 5 seats in the auditorium, whichever is greater. In this case the required parking is 580 spaces, thus the site plan meets the parking requirement. No. Classrooms Square Feet Parking Parking PARKING Required / # Provided of Classrooms Main Building 91 215,611 sq ft 860 Annex 82,389 sq ft New Addition 25 102,000 sq ft Less 103/add 277 Totals 116 400,000 sq ft 580 spaces 1,034 spaces 2 The project will also include new detention basins along the property frontage and a new gated emergency access drive from Warrior Drive to access the rear of the property. The gate will operate on YELP mode. Per the applicant’s letter, there are no anticipated changes to on-site traffic circulation, and the school will continue to manage on-site parking for loading and unloading passengers. Relevant Zoning Ordinance Section Chart 2 of the City of Murfreesboro Zoning Ordinance allows institutional group assembly uses, such as public and private schools and expansions thereto, as a special use in the RS-15 district. City of Murfreesboro Zoning Ordinance Section 9(D)(2)(zz) sets forth standards for institutional group assembly uses in addition to the Standards of General Applicability in Section 9(C). The applicable standards are listed below with information from staff on how the applicant intends to address them. After reviewing the criteria for the special use requirements for institutional group assembly uses, this project appears to meet the criteria, except the maximum height requirement per the development standards of the Zoning Ordinance. Standards of General Applicability with Staff Analysis: (1) 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, utility facilities, and other matters affecting the public health, safety, and general welfare: o The proposed building addition and site modifications are internal to the site and should have minimal impact to surrounding residential properties. Lighting on the proposed addition will not extend beyond the property line. The proposed addition will increase the total student population from 2200 to 2500 total students. Parking will continue to be managed on site to help mitigate any potential impact on adjacent public rights-of- way or neighboring properties. (2) 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: o The proposed building addition is internal to the site and should have minimal impact on the surrounding area. Additional parking will be provided onsite and onsite circulation is unchanged for the majority of the site and improved along the frontage. Staff has confirmed that the proposed building addition and added parking spaces will not interfere with the surrounding adjacent properties. New detention ponds will be constructed to address onsite stormwater management. (3) 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, 3  fire protection, water and sewers; or that the persons or agencies responsible for the establishment of the proposed use will provide adequately for such services: o The property has existing services and access to public facilities. The proposed building addition and parking will be served adequately by essential public facilities. The drainage system has been designed to meet the City’s requirements and will be subject to further review during the Site Plan review process. (4) 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: o Staff is not aware of any such features on-site that will be impacted by this use. (5) The proposed building or use complies with all additional standards imposed on it by the particular provision of this section authorizing such use: o Additional standards for institutional group assembly uses are listed below. Additional Standards for Institutional Group Assembly Uses with Staff Analysis: 1.) Parking areas shall be designed and arranged so that backing from the site onto a public right-of-way will not be necessary and adequate space will be available for vehicles to turn around on site. An onsite off-street area shall be provided for vehicles to load and unload passengers. Parking areas shall not be permitted in the required front yard; o As mentioned previously, parking shall be managed on-site and there is no backing from the site onto a public right of way. The site revisions will increase the parking on site and onsite circulation. There is no parking that will be in the required front yard setback. 2.) In all residential districts an institutional group assembly use shall have a lot size not less than three times the minimum lot size permitted in the zoning district where the institutional group assembly use is proposed to be located. In the event the institutional group assembly use is proposed to be located on land that has two or more different zoning classifications, the minimum lot size shall be calculated by applying the larger required minimum lot size; o The minimum lot size of the RS-15 zone requires a minimum of 15,000 ft lots thus the minimum size is 45,000 ft or 1.033 acres. The proposed site is approximately 80 acres in size which exceeds three times the required minimum. 3.) On-site lighting for parking areas, fields for athletics, scoreboards, and grounds shall be arranged in such a manner as to minimize intrusion of lighting into areas zoned or used for residential or medical purposes. To this end, a plan depicting the proposed location of on-site exterior lighting fixtures shall be submitted for review by staff and the BZA. Such plan shall depict the arrangement of the lighting fixtures, their height, their specifications, and the direction in which lighting will be oriented. Additional information may be required by the staff or the BZA in order to verify 4  whether the lighting will be intrusive into areas zoned or used for residential or medical purposes; o Additional lighting has been proposed with the building addition as well as sections of the parking lot. The photometric plan shows that the on-site lighting in the parking lots will be no more than 0.5 footcandles at the property lines. 4.) Applications for an institutional group assembly use shall indicate the proposed locations of garbage dumpsters or receptacles. These shall be located in such a manner as to minimize adverse effects upon neighboring properties and aesthetics from the public right-of-way. The use of dumpsters may be prohibited in the event the BZA determines that such would have a detrimental effect upon the adjacent property; o Solid waste disposal will be handled via an existing dumpster located near the loading area on the west side of the main building and behind the eastern annex. Staff has confirmed that there are no plans to modify or move the dumpster for this project. 5.) Areas for outdoor recreational use or outdoor group activities shall be screened or fenced in such a manner as to provide an effective buffer for adjacent uses. Screening shall be required pursuant to Section 27 of this article or as required by the BZA; o No new recreational areas are proposed with this special use permit application. 6.) The number of required parking spaces provided on-site shall be in accordance with Chart 4 of this article provided, however, if the applicant can present evidence satisfactory to the BZA that a substantial portion of the expected users will arrive at the institutional group assembly use by bus, bicycle, walking, or by carpooling or that off-street parking areas on adjacent or nearby properties will be available on a long term basis, the BZA shall have authority to determine the number of required parking spaces to be provided on-site. The BZA may require that a reserve area be retained on-site for future expansions of the parking area; o The total number of parking spaces for this project is shown as 1,034 parking spaces, and exceeds the minimum parking required per the Zoning Ordinance of 580 spaces as outlined in Chart 4 of the zoning ordinance. 7.) An application for a special use permit for an institutional group assembly use shall be accompanied by a description of uses or activities proposed for the facility which may be subject to separate regulation, or which may result in unusual traffic patterns, traffic volumes, or other detrimental impacts upon adjacent properties, including but not necessarily limited to those uses which would require a special permit if not a part of the institutional group assembly use: o The proposed use for this project will be a 102,000 square foot expansion of the existing school, modifications to the parking lot, and new emergency access drive from Warrior Drive. Additional lighting has been proposed with the building and as well as sections of the parking lot. The applicant has stated that no new traffic patterns are anticipated with this plan. 5  8.) The BZA shall have authority to approve an on-site location with water, sewer, and electric utility connections for accommodations for travel trailers or R.V.s (recreational vehicles) for use by visiting or traveling speakers or guests associated with the institutional group assembly use. Provided, however, such location for travel trailers or R.V.s shall not be permitted for use as a permanent residential dwelling unit; o No such uses are being requested with this special use permit application. 9.) The BZA shall have the authority to grant variances to the standards imposed by this subsection for temporary or short-term uses of property for the institutional group assembly use purposes. In such cases, the BZA may impose conditions of approval to assure the compatibility of the short-term land use with other property in the vicinity of the proposed use; o No temporary or short-term uses are being proposed at this time; therefore, the applicant is not requesting any variances associated with any such uses. 10.) The application for a special use permit for an institutional group assembly use shall indicate any intentions for the use of systems for the external broadcast of speech, music, or other sounds. If such are proposed, the applicant shall indicate the times of day and duration of their proposed use. The BZA shall have the authority to place restrictions upon their use in order to minimize excessive noise from intruding upon neighboring properties especially those zoned or used for residential purposes. In no event shall the BZA approve the use of such which would be in violation of the City Code or ordinances regulating noise. BZA approval does not constitute a waiver of any City Code or ordinances regulating noise; o An outdoor intercom system with outdoor speakers will be installed with the building to be used for emergency communications and will only be used periodically, during school hours. School hours are 8:00 am to 3:00 pm, Monday through Friday. Use of the intercom will be required to comply with the City’s Noise Ordinance. Staff Analysis and Recommendation: The proposed addition will be consistent in architecture and exterior building materials with the existing school buildings. The proposed addition height is similar to the existing building as well as other recent school additions including private schools where the height of the auditorium and gymnasiums are approximately 42 feet. Although this height exceeds the RS-15 maximum height of 35-feet, it is compatible with similar institutional uses within the RS-15 zoning district. The addition of the parking spaces and emergency access will improve the current site conditions. Additionally, the 25 new classrooms and other school facilities will remove the need of the portables. Staff recommends approval of the Special Use Permit because it meets the general standards of applicability and specific use standards for institutional group assembly uses, as noted above. If approved, staff recommends special use permit include the following conditions. 6 Recommended Conditions of Approval: 1. The special use permit approval is for an approximately 102,00 square foot, 2-story addition for 25 classrooms, science labs and auditorium and site modifications that include parking lot changes to accommodate 1,034 total parking spaces, paved gravel lot, new emergency access road gated in YELP mode, and stormwater detention basins. 2. Roof mounted equipment shall be screened from views offsite including public rights-of- way. 3. BZA approval does not imply approval of the Site Plan. A site plan shall be submitted for review and approval, subject to the Murfreesboro Zoning Code and Design Guidelines. 4. The existing portables on-site shall be removed prior to the issuance of the certificate of occupancy for the Riverdale High School building addition. Attached Exhibits A. Site plan and elevations B. Letter of explanation from applicant C. Application 7 CIVIL ENGINEERS 6606 CHARLOTTE PIKE, STE 210 NASHVILLE, TENNESSEE 37209 615.356.9911 PHONE 615.352.6737 F A X WWW.BARGECAUTHEN.COM  City of Murfreesboro HEARING REQUEST BOARD OF ZONING APPEALS APPLICATION Murfreesboro Location/Street Address: Riverdale High School - 802 Warrior Drive Board of Tax Map: 113 Group: Parcel: 00600 Zoning District: RS-15 Zoning Appeals Applicant: JEFF HOOPER, P.E. E-Mail: jeff@bargecauthen.com Address: 6606 Charlotte Pike, Suite 210 Phone: 615.356.9911 City: Nashville State: TN Zip: 37209 Property Owner: Rutherford County Board of Education, Trey Lee Address: 2240 Southpark Boulevard Phone: 615-416-4404 City: Murfreesboro State: TN Zip: 37128 Request: Special Use Permit for proposed building and parking expansions 102,000 sf bldg addition; 36,000 sf bldg renovations; net 177 new parking Zoning District: RS-15 spaces; HEARING APPLICATION Applicant Signature: Date: 1-10-2023 AND GENERAL INFORMATION Received By: Receipt #: Application #: Date: