Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers September 4, 2013 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Public Hearings: a. Zoning application [2013-425] for PRD amendment on 91.5 acres along Veterans Parkway, Beazer Homes applicant. 4. Staff Reports and Other Business: a. Consider 2014 Calendar for Planning Commission. 5. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS SEPTEMBER 4, 2013 3.a. Zoning application [2013-425] for PRD amendment on 91.5 acres along Veterans Parkway, Beazer Homes applicant. The subject property is located along the south side of Veterans Parkway west of the intersection with Saint Andrews Drive. The property was approved for PRD zoning in 2005 under the name of Brookside PRD; the name was later changed to Murphy Station. Not long after its approval the development got underway and construction of the streets and utilities began. However, prior to the completion of the streets and utilities the development failed. Now, after the passage of several years, the applicants are looking to purchase the property and undertake the development of the property in much the same manner as the original approval. They have made this application to amend the PRD zoning to make adjustments to the appearance, square footage of the proposed homes, and required setbacks. There is no change proposed to the number of homes proposed in the development. The applicant’s representative will be at the meeting to discuss the proposed changes to the program book. The Planning Commission will need to conduct a public hearing after which it should prepare a recommendation on the matter for the City Council.  AVING TON WA JA HOL Y N BEAULAH DR EL RS-12 LT DER UNITED DR PUD RL RS-12 WO OD RS-15 BELLE HA VEN DR DR RS-15 COM WESTON BLVD ROBINW MUN £ ¤99 ITY OOD DR HAVILAND WAY CIR GENOA DR MORNING MIST CT DR SAINT A GENEVA DR NDREW BANYON S DR RS- PUD SHADY FO R EST DR PRD 12 RS-10 RS-15 RS-15 ARMSTRONG VALLEY RD PRD N SO PRD VE TE RA N NL SP PRD KW Y CA Amendment RM- PCD 16 RS-8 RS-15 Ê Path: G:\planning\rezon\VeteransPkwyPUDAmend.mxd PRD Amendment Along Veteran Parkway GIS Department City Of Murfreesboro 111 West Vine Street Murfreesboro, Tennessee 37130 0 500 1,000 2,000 3,000 www.murfreesborotn.gov Feet  Sheffield Park An Amendment to the Murfree Station Planned Development Sheet Index Land Planning By: Cover Sheet Developer 1. Project Introduction and Summary Beazer Homes Huddleston Steele Engineering Inc. 2. Developer Profile and Development Criteria Attn: Stephen Power Attn: Kevin Guenther 3. Planned Development Criteria (continued) 1018 Elm Hill Pike 2115 NW Broad Street 4. Adjacent Zoning and Existing Conditions Nashville, TN 37210 Murfreesboro, Tennessee 37129 5. Existing Roadway and Utilities 615.690.8200 615.893.4084 stephen.power@beazer.com KevinDGuenther@gmail.com 6. Master Plan 7. Typical Lot Diagrams 8. Architectural Elevation (front loaded garages) 9. Architectural Elevation (front and side loaded garages) 10. Traffic Circle Design 11. Amenity Center and Entrance Monument Images Cover Sheet last revised : 8-21-13  Sheffield Park An Amendment to the Murfree Station Planned Development Project Summary Project Introduction Sheffield Park is a proposed amendment to the existing Murfree Station Planned Residential Development Sheffield Park will be a community committed to quality homes that was approved back in 2005 when the property was annexed and zoned PRD. The development is approved and amenities for its residents. Beazer Homes is very pleased at 236 single family detached homes on approximately 91.5 acres at a gross density of 2.58 units /acre. As the to have the opportunity to become a part of the Murfreesboro current developer Beazer Homes is proposing to keep the following elements of the Planned Development the community with the development of this neighborhood and same: the introduction of a variety of new home plans as part of this planned development. Beazer homes will be providing • The street layout, building setbacks, general lot configuration, lot size and number of single family units will remain the a mixture of lot sizes in this community to meet a range of same. The number of lots remains 236 with a density of 2.58 units per acre (including Veterans Parkway right of way). The housing needs for the City of Murfreesboro residents. amenity center will be completed prior to the construction of the one hundredth home in the community. • The developer will provide an amenity center in the same location with some modifications to its layout and design elements. Streets will have sidewalks on both sides to link the families • Sidewalks will be provided on both sides of the street for pedestrian linkage. at Sheffield Park to the neighborhood amenity center that • A Homeowners Association will be established to provide enforcement of all restrictions and covenants and to provide will function as both a visual and social focal point. All proper management of the neighborhood and maintenance of landscape, open space and amenities. homes at Sheffeild Park will have front facades designed in a • Uniform decorative mailboxes and streetlights will be provided. Decorative street lights are proposed by the developer with classical style with brick, stone and masonry board materials. A the understanding that the Murfreesboro Electric Department will approve the style of the fixture, the required installation fee commitment to design detail will be expressed in the uniform and maintenance arrangement. metal mailboxes, decorative streetlights in conformance with • Homes will be designed with a traditional, classical style and all structures and fences shall be approved by an Architectural Murfreesboro Electric Department design standards , concrete Control Committee. surfaced drives and front yards finished in sod turf grass. • All utilities will be underground and all driveways shall be surfaced with concrete and all front yards shall be established with sod turf grass. The development of Sheffield Park will connect with the Beazer Homes is proposing to the following amendments to the Planned Development: infrastructure invested into Veterans Parkway and will bring the development vision for this land to its fruition. It will • Architectural elevations shall be revised to match Beazer Home plans (see sheets 7 and 8) complete the efforts begun by another developer in 2005 that • All homes shall have front facades finished with brick, stone or fiber cement board siding and lots adjacent to Veterans have left the project unfinished. The end result will be a high Parkway shall have all facades finished with brick, stone or fiber cement board. This is a change from the previous standard of quality neighborhood that Beazer Homes and the community 80% masonry construction on all homes. Heavy gauge vinyl siding shall be permitted on side and rear facades. All homes will will be proud of. have eaves. • Reference to home prices shall be eliminated and proposed home sizes shall range from 1,400 s.f. to 3,200 s.f. with the flexibility to place various sizes on various lots. Previous minimum home sizes were proposed at 1,600 s.f. to 2,800 s.f. • 15,000 s.f. lots shall have side loaded garages on 50% of the lots. All other lots may be served with front loaded garages. Garage doors will not protrude 10’ past the front facade of the house. This is a change from the previous development standard that required all of the 15,000 s.f. lots to have side or rear loaded garages and 75 % of the 12.000 s.f. lots to have side or rear loaded garages. Plans Prepared By: • The entrance monument and amenity images have been replaced to reflect a style more appropriate for the developer. The amenity area will continue to provide a pool, cabana and playground. No fishing pier is proposed. • Street sections have been modified to reflect current City of Murfreesboro standards. Project Introduction and Summary 1  Sheffield Park An Amendment to the Murfree Station Planned Development General Applicability Per Section 13 - Planned Development Regulations Developer Profile 1. Ownership and division of land: The site is owned by FirstBank with a sale pending to Beazer Homes. It is proposed for subdivision into lots for single family detached housing. 2. Waiver of BZA action: No action of the BZA shall be required in the approval of this planned development including those activities or uses that would otherwise require special use permits. 3. Common Open Space: All open space for this project is proposed to be common open space and shall be maintained by a homowners association established for Sheffield Park. Common open space shall be utilized neighborhood amenities, project identification signage, stormwater control and environmental water quality facilities. 4. Accessibility of site: The project has direct connection to Veterans Parkway (a major arterial) Beazer Homes is a Top-10 national homebuilder 5. Off street parking is provided at the rate of 4 cars per single family unit with 2 car garages and a minimum of 2 off street parking stalls in the driveway. This is a request to modify zoning requirements of section 26(c)(1)(a)(5) which does with operations in Arizona, California, Delaware, not permit garage stalls to count towards the minimum parking requirements of 4 spaces per single family unit. The Florida, Georgia, Indiana, Maryland, Nevada, New developer has found that in other existing communities with the same type of homes that a 2 car garage with 2 off street Jersey, New York, North Carolina, Pennsylvania, parking stalls has worked well to meet the parking needs of residents and the needs of the municipalities and agencies South Carolina, Tennessee, Texas and Virginia. providing services to the community. in Providence Landing, Mt Juliet TN and RiverWood in Hermitage, TN are two For 35 years, we have built more than 130,000 examples of neighborhoods where this has worked well. homes for happy Beazer homeowners. Locally, 6. Pedestrian circulation: Sidewalks are proposed on both sides of all streets in Sheffield Park. Beazer Homes has been building in the Nashville 7. Privacy and screening: Surrounding land use is single family detached at comparable densities to the proposed market since the acquisition of Phillips Homes in development. No buffer yard landscaping is proposed. 1987, and builds around 300 homes per year in 8. Zoning and subdivision modifications proposed: Modifications for allowable lot size, dimensions and setbacks are the Nashville area. Beazer is currently building tabulated on the master plan and lot diagram pages of this document. Parking modifications are proposed to allow communities in Brentwood, Bellevue, Hermitage, counting parking garages towards off street parking requirements. No modifications of the city subdivision regulations are proposed. Lebanon, Mt. Juliet, and Spring Hill. 9. Phasing: This project is proposed to have a total of 236 lots. Plans are for the neighborhood to be developed in four phases, each containing approximately 60 lots with an anticipated build out in 60 months. It is anticipated that construction for this project shall start in the 4th quarter of 2012. Plans Prepared By: 10. Annexation: The Sheffield Park project is currently in the city boundary and will not require annexation. 11. Landscaping: The proposed landscaping for Sheffield Park will be in keeping with the style and quality of existing Beazer Home Communities. All landscape criteria shall conform to City of Murfreesboro ordinances and design guidelines. Developer Profile & Planned Development Criteria 2  Sheffield Park An Amendment to the Murfree Station Planned Development Section 13 - Project Development Criteria Requirements: 1. Identification of Existing utilities: Water and sanitary sewer are provided for this site from Veterans Parkway. See sheet 5 for specific utility information. 2. and 3. Graphic renderings, maps and / or aerial photographs showing existing conditions and natural features of the site: Existing conditions and surrounding land use patterns are depicted on sheets 4 and 5. 4. and 5. Drawings and / or diagrams identifying area of development, proposed buildings, parking, points of egress, proposed screening, proposed landscaping and pedestrian and vehicular circulation: The Master Plan of Sheffield Park depicts typical lot arrangements, setbacks, open space provisions and site circulation. All landscape provisions shall meet or exceed the city of Murfreesboro ordinances and design guidelines. 6. Development Schedule: The project is proposed to begin construction in late 2013 with phased development of 60 lots at a time. 7. Relationship of the planned development to the current city policies and plans: The Site fits into the context of the City of Murfreesboro planning goals in the following ways: a. Sheffield Park fits into the long range plan for the provision of a mixture of housing types to meet residential needs in the City of Murfreesboro. It is an amendment to an existing PRD that fits with the surrounding residential zoning. b. The project helps provide a variety of housing types within the city with a commitment to specific architectural standards and a well designed community. c. Sheffield Park provides good utilization of the city’s existing infrastructure and road network. 8. Proposed deviations from zoning and subdivision ordinances: This PRD allows for reduced setbacks from a standard RS zoning district. This PRD is proposing 256 units on 91.5 acres with a density of 2.58 units / acre. Parking tabulations for 4 spaces per singe family home include garage spaces. No modifications to the subdivision regulations are proposed. 9. Site tabulation data for land area, FAR, LSR and OSR: Provided in site data of Master Plan. 10. The nature and extent of any overlay zone as described in Section 24 and 34: This planned development is not within the airport overlay, battlefield protection district, gateway overlay district. Floodplain has been shown based on current FEMA maps. 11. Major Throughfare Plan: The Exising Raodway Map (sheet 5) depicts the status of surrounding Murfreesboro Major Thoroughfare information. 12. Applicant contact information: The applicant and design professionals have provided full contact information on the cover sheet of this application. 13. Architectural Renderings: Proposed architectural elevations for the single family homes have been provided with this application. 14. Proposed Signage: The concept for a neighborhood monument sign is presented on sheet 10. All other traffic signs shall meet standard city Plans Prepared By: requirements. Planned Development Criteria (continued) 3  Sheffield Park Kimbro Woods PRD Adjacent Land Uses: VE DR. Approx Scale: 1” = 550’ • Sheffield Park is surrounded by Residential Land use that TE Zoned RS-15 DREWS RA Mitchell T Martin fit with the proposed PRD development. County Medium Residential NS • RS-15 and PRD zoning is to the north across Veterans PA Michael McVicar R Parkway. SAINT A KW County Medium Residential AY • RS 8, RS15 and Medium Density Residential (county) N Timothy S Kelley zoning is to the south County Medium Residential • PRD (Planned Residential Development) is to the west Existing Conditions: • The site is approximately 91.5 acres including area zoned in Jam Co es an Veterans Parkway right of way. un ty M d Wa edi nda K •A large portion of the site has been graded out for the first um i Do Co n H Re dd sid phase of roadwork that was proposed with the old Murphy o un cke ent ty M tt ial Station development. The general pattern of this roadwork is Riggs Weston LLC edi um Re sid to remain unchanged. Zoned PRD ent Norm an A ial • There is a low point at the center of the site proposed to Coun nders ty Me o function as a stormwater retention pond and to be preserved dium n Site Resid entia l as an environmental and recreational feature for the neighborhood. • Flooplain (as mapped by FEMA) affects a small portion of the northwest corner of the site. This will require careful Approximately 91.5 Acres consideration when grading and placing building envelopes in this part of the site. Buford Brewer Jr County Medium Residential • Existing Trees along the south and west project boundary should be preserved as much as possible in rear yard of Anthony Hitt County Medium Residential Ralph Gannon proposed lots. Zoned Medium Density (county) Wilson Bank and Trust Zoned RS-8 Zoned RM-16 Plans Prepared By: Adjacent Zoning and Existing Conditions 4  Sheffield Park Existing Infrastructure • Veterans Parkway (A major arterial road) has been constructed along the north side of the site allowing for good puclic road frontage, good access to the center of Site Murfreesboro and connection to the interstate highway system • Existing sanitary sewer lines are available to the north east and the north west of the site. Existing sanitary sewer lines Murfreesboro Sanitary were installed with the previous development of the site. Sewer Services These sewer lines were never tested or dedicated to the city. Current studies are underway to verify their condition. • Public water service for this site is provided by Consolidated Utility District. Existing water lines were installed with the previous development of the site. These sewer lines were never tested or dedicated. Current studies are underway to verify their condition. • Stormdrainage facilites will be provided on site to accommodate volume and to treat stormwater quality. An existing low area at the center of the site is well suited for collection and treatment of stormwater. Site Major Thoroughfare Plan Plans Prepared By: Existing Roadway and Utilities 5  Sheffield Park VE Site Data: TE • Existing Zoning PRD DR. RA Proposed Amendment to PRD NS DREWS Approx Scale: 1” = 400’ • Tax Map 114 Parcel 021.14 PA RKW • Land Use: Single Family Detached AY • Site Area: 91.5 Acres SAINT A • Proposed Common Open Space N 5.91 Acres (6.46%) • Proposed Units = 236 • Proposed Gross Density = 2.58 du/acre • Minimum Building Setbacks: Front = 25’ (8 - 10,000 sf lots) Front = 35’ (12 - 15,000 sf lots) Side = 5’ Rear = 20’ • Minimum Lot Size: 8,000 sf Lots range from 8,000 sf to 15,000 sf • Maximum Allowable FAR = 0.45 per lot • Minimum OSR = 0.55 per lot Plans Prepared By: MASTER PLAN Sheffield Park Master Plan 6  Sheffield Park Plans Prepared By: Diagrams not to scale - Actual lot dimensions will very - All lots will meet minimum lot size criteria Typical Lot Diagrams 7  Sheffield Park  5+0).'5614;':#/2.''.'8#6+105  6915614;':#/2.''.'8#6+105 Architecture at Sheffield Park shall have a classic and traditional style. All front and side facades shall be brick, stone or fiber cement board siding. Eaves shall be provide on all sides. The minimum home size shall be 1,400 sf. It is anticipated most homes will range at 2,400 sf. or larger. Architectural Elevations (Front loaded garage) 8  Sheffield Park  6915614;':#/2.''.'8#6+105   6915614;5+&'.1#&'&':#/2.''.'8#6+105 Architecture at Sheffield Park shall have a classic and traditional style. All front and side facades shall be brick, stone or fiber cement board siding. Eaves shall be provide on all sides. The minimum home size shall be 1,400 sf. It is anticipated most homes will range at 2,400 sf. or larger. Architectural Elevations (Front loaded and side loaded garage) 9  Sheffield Park Plans Prepared By: Traffic circle design as approved in original Planned Development Traffic Circle Design 10  Sheffield Park Conceptual Image of Neighborhood Monument Sign Conceptual Image of Pool Area Conceptual Image of Playground Conceptual Image of Cabana Building The amenity center at Sheffield Park will contribute to the quality of life for its residents with a pool, cabana and playground elements. The amenity center will function as a focal point in the community and a place for families to socialize and recreate. The images depicted are to convey the general character and quality of the proposed amenity center. Amenity Center and Entrance Monument Images 11  Sheffield Park VE Site Data: TE • Existing Zoning PRD RA DR. Proposed Amendment to PRD NS DREWS Approx Scale: 1” = 200’ • Tax Map 114 Parcel 021.14 PA RKW • Land Use: Single Family Detached AY • Site Area: 91.5 Acres SAINT A • Proposed Common Open Space N 5.91 Acres (6.46%) • Proposed Units = 236 • Proposed Gross Density = 2.58 du/acre • Minimum Building Setbacks: Front = 25’ (8 - 10,000 sf lots) Front = 35’ (12 - 15,000 sf lots) Side = 5’ Rear = 20’ • Minimum Lot Size: 8,000 sf Lots range from 8,000 sf to 15,000 sf • Maximum Allowable FAR = 0.45 per lot • Minimum OSR = 0.55 per lot Typical lot layouts (lot dimensions will vary) Plans Prepared By: MASTER PLAN Sheffield Park Master Plan MURFREESBORO PLANNING COMMISSION STAFF COMMENTS SEPTEMBER 4, 2013 4.a. Consider 2014 Calendar for Planning Commission. The subject property is located east of Saint Andrews Drive. It is surrounded on the west, north, and east by developed subdivisions; to the south is undeveloped land zoned RS-15. The application is to rezone the property from RS-15 to PRD to allow development of 150 single family detached dwellings on the property as described in the attached program book. The property was annexed in 2005. At that time there were no development plans for the property and it came into the City with an interim zoning classification of RS-15. Since that time there has been no change to the zoning. The Planning Commission will need to conduct a public hearing and then formulate a recommendation for the City Council.  MURFREESBORO PLANNING COMMISSION & ADMINISTRATIVE PLANS REVIEW CALENDAR DATES & DEADLINES JANUARY FEBRUARY MARCH 2014 S M T W Th F S S M T W Th F S S M T W Th F S 111 W. Vine Street 1 2 3 4 1 1 Murfreesboro, TN 37130 5 6 7 8 9 10 11 2 3 4 5 6 7 8 2 3 4 5 6 7 8 Phone:(615) 893-6441 12 13 14 15 16 17 18 9 10 11 12 13 14 15 9 10 11 12 13 14 15 Fax: (615) 849-2606 19 20 21 22 23 24 25 16 17 18 19 20 21 22 16 17 18 19 20 21 22 . . creating a better quality of life. www.murfreesborotn.gov 26 27 28 29 30 31 23 24 25 26 27 28 23 24 25 26 27 28 29 30 31 Planning Commission meetings held on the first Wednesday are reserved primarily for public hear- APRIL MAY JUNE S M T W Th F S S M T W Th F S S M T W Th F S ings involving rezoning, annexations, and ROW 1 2 3 4 5 1 2 3 1 2 3 4 5 6 7 abandonment. Meetings held on the third Wednes- 6 7 8 9 10 11 12 4 5 6 7 8 9 10 8 9 10 11 12 13 14 day are for plats, plans, new business items and 13 14 15 16 17 18 19 11 12 13 14 15 16 17 15 16 17 18 19 20 21 staff reports. 20 21 22 23 24 25 26 18 19 20 21 22 23 24 22 23 24 25 26 27 28 27 28 29 30 25 26 27 28 29 30 31 29 30 The submittal deadlines for plans to be reviewed Administratively is the same as for plans to be re- viewed by the Planning Commission. JULY AUGUST SEPTEMBER S M T W Th F S S M T W Th F S S M T W Th F S Resubmittal— Monday before PC at 3:00 p.m. un- 1 2 3 4 5 1 2 1 2 3 4 5 6 less holiday is on Monday (then it is Tuesday at 6 7 8 9 10 11 12 3 4 5 6 7 8 9 7 8 9 10 11 12 13 9:00 a.m.). 13 14 15 16 17 18 19 10 11 12 13 14 15 16 14 15 16 17 18 19 20 20 21 22 23 24 25 26 17 18 19 20 21 22 23 21 22 23 24 25 26 27 For more information please contact: 27 28 29 30 31 24 25 26 27 28 29 30 28 29 30 Joseph Aydelott (615) 893-6641 31 jaydelott@murfreesborotn.gov Margaret Ann Ely (615) 893-6441 OCTOBER NOVEMBER DECEMBER S M T W Th F S S M T W Th F S S M T W Th F S mely@murfreesborotn.gov 1 2 3 4 1 1 2 3 4 5 6 5 6 7 8 9 10 11 2 3 4 5 6 7 8 7 8 9 10 11 12 13 12 13 14 15 16 17 18 9 10 11 12 13 14 15 14 15 16 17 18 19 20 19 20 21 22 23 24 25 16 17 18 19 20 21 22 21 22 23 24 25 26 27 26 27 28 29 30 31 23 24 25 26 27 28 29 28 29 30 31 30 PC meeting dates are noted with a box. PC meetings are held on first & third Wednesdays with the 1st meeting at 7:00 pm and 2nd meeting at 1:00 p.m. of each month, unless otherwise noted. PC deadlines are noted with a circle, resubmittal deadlines are noted with a hexagon. Please note that Plat/Plan submittal deadline is 3:00 p.m. City observed holidays are noted with a star. Meeting an submission times and dates are subject to change. The Planning Commission will review its calendar periodically and if conditions warrant, it may change its calendar to increase or decrease the number of meetings per month; special called meetings may be scheduled at the discretion of the Planning Commission. Please contact the Murfreesboro Planning Department at (615) 893-6441 or www.murfreesborotn.gov to confirm meeting and submission dates.