Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers March 5, 2014 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Approve minutes of the February 5, 2014 Planning Commission meeting. 4. Public Hearings: a. Zoning application [2014-403] for amendment of Kingdom Ridge PUD (approximately 266 acres) and removal of approximately 19 acres and rezoning it from PUD to CH along Franklin Highway/SR 96, Joseph M. Swanson Jr. on behalf of Swanson Development applicant. b. Zoning application [2014-404] for approximately 1.4 acres to be rezoned from CL to CH along Mercury Blvd., Mr. Kevin McKnight applicant. c. Zoning application [2014-405] for approximately. 4.1 acres to be rezoned from RS-12 to RM-16 south of Salem Hwy./SR 99, Ole South Properties, Inc. applicant. 5. Staff Reports and Other Business: 6. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS MARCH 5, 2014 4.a. Zoning application [2014-403] for amendment of Kingdom Ridge PUD (approximately 266 acres) and removal of approximately 19 acres and rezoning it from PUD to CH along Franklin Highway/SR 96, Joseph M. Swanson Jr. on behalf of Swanson Development applicant. The subject property is located along the south side of Franklin Highway/SR 96 and consists of the property that was annexed and approved for PUD zoning in 2003 under the name of the Kingdom Ridge PUD. The developer of the project desires to update the PUD zoning in light of changes in the community and the housing market as well as the change resulting from the construction of the new Overall Creek Elementary School and Veterans Parkway. These changes include removing a 19 acre tract from the PUD zoning and rezoning it to CH, making adjustments to the street network to account for a street extension across Overall Creek to allow for a new street connection to the new school, and reducing the minimum lot size for potential lots in the area designated for10,000 square feet lots to allow for lots of a minimum size of 8,000 square feet Included with the agenda materials is a copy of the proposed zoning amendment that explains the proposed amendments. The applicant expects to have a presentation at the meeting. The Planning Commission will need to conduct a public hearing before formulating a recommendation for the City Council.  PRD RM-16 ME AD PUD OW LN BRINKLE LUK E CT W CLEARV SKYVIEW DR Y RD PA DR SC IEW DR to CH CA R HA L OL DR £ ¤ 96 RS-15 CF WOOD DR VICTORY STATION CH WAY BATTALION BLVD CONQUEST COTTON PUD HILLS DR RD DR NANT ELIZ PILLAR DR DR ABE COVE GRACE AVE E TH OLM HICKORY N RM-16 H PUD LENTIL DR SW D BLV A MEADOWW POST DR OOD DR RZ Amendment COURT DR RS- RS- CARLY CT CONQUER DR 15 15 RS-10 RM-16 AGATE DR SCOTTI SH DR ARK LN ROXBU RGHE CT COT BERYL DR CO RUC NF TON COMPASSION KER LN FIEL RAM PAR DR ED ER AT E RS- CL LN D LN T LN NTA TIO RD 12 N SA RS- BER CT 15 PUD PLA OVERAL L CREEK CAVALR Y CT RZ RS- TARA C 15 T COUNTRY PARK LN MOORELAND LN GREENFIE PRD LD CT FAIRHAV EN LN Ê Path: G:\planning\rezon\franklinrdPUDAmendandCH.mxd Rezoning Request Along Franklin Rd. GIS Department City Of Murfreesboro 111 West Vine Street PUD Amendment and PUD to CH 0 500 1,000 2,000 3,000 Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Feet  Kingdom Ridge An Amendment to the Kingdom Ridge Planned Unit Development  Kingdom Ridge Sheet Index 1. Development Team and Developer Profile 2. Executive Summary 3. Aerial and Site Location 4. Existing Kingdom Ridge PUD 5. Existing Kingdom Ridge PUD (Continued) 6. Project Summary & PUD Amendment Request 7. Project Summary & PUD Amendment Request (Continued) 8. Project Summary & PUD Amendment Request (Continued) 9. Master Plan - Sheet 1 10. Master Plan - Sheet 2(Continued) 11. Planned Development Regulations and Criteria  Kingdom Ridge Development Team & Developer Profile Land Planning By: Developer: Huddleston-Steele Engineering Inc. Joe Swanson, Jr. Attn: Cherie Akers, AICP Swanson Developments, LP 2115 NW Broad Street 1188 Park Avenue Murfreesboro, Tennessee 37129 Murfreesboro, TN 37129 615.893.4084 P: (615) 896-0000 C: (615) 217-0000 Plans Prepared By: F: (615) 895-0000 joe@swansondev.com www.srctn.biz Developer Profile www.swansonco.com The Swanson family has been building and developing in Murfreesboro for nearly 50 years. Three generations of the family manage the day to day oper- ations and include development, construction, leasing and sales of multiple real estate investments in Rutherford County. The Gateway Village, a mixed use lifestyle center and adjacent to the Hospital, is one of the more recent developments constructed by the Swanson family. Development Team Cover&Sheet Developer Profile Submittal: November 4, 2013 1  Kingdom Ridge Executive Summary The subject property is located along the south side of Highway 96, east of Veterans Parkway and west of Rucker Lane and is comprised of approximately 285 +/- acres. The subject property was annexed and rezoned to the Kingdom Ridge PUD in 2003. The PUD was approved for single-family residential, multi- family residential, and commercial. To date, 181 single-family homes have been built within the Kingdom Ridge PUD. In addition, the Preserve at Kingdom Ridge is a multi-family residential development currently under construction on Parcel D. The Kingdom Ridge PUD is currently under construction and build out is expected to be completed in 2020 Swanson Development, LP is requesting an Amendment to the previously approved Kingdom Ridge PUD in order to modify lot sizes in Parcel A of the PUD. Specifically, to convert previously approved 10,000 square foot lots to 8,000 square foot lots. Due to the proposed lot reconfiguration in Parcel A, the inter- nal road pattern has also been redesigned and a potential future connection to the adjacent elementary school currently under construction has been added to the Master Plan as well. In addition, the Applicant is requesting to remove Parcel C, an approximate 19 acre commercial parcel from the overall PUD and request a Rezoning of this parcel to Commercial Highway. Swanson Development, LP is committed to continuing to develop the The Kingdom Ridge PUD as a quality residential community in the City of Murfrees- boro. Swanson Development, LP continues to be dedicated to providing quality homes to families of the City of Murfreesboro. This committment is evident by the quality of construction that has already taken place within the Kingdom Ridge PUD. Plans Prepared By: Executive Summary 2  Kingdom Ridge RM Approx Scale: 1” = 400’ 6 HIGHWAY 9 HIGHWAY 96 RUCKER LANE VETERANS PKWY VETERANS PKWY Green LN SITE Meadows RUCKER School SITE CHERRY LANE SITE RM CF MOORLAND LN Marymont Springs PUD 6 Site Location and Aerial 3  Kingdom Ridge Existing Kingdom Ridge PUD The Kingdom Ridge PUD was approved in 2003 for a mixture of Commercial, Residential Multi-Family (RM16), Residential Single Family 10 (RS10), Residential Single Family 12 (RS12) and Residential Single Family 15 (RS15). The development was not approved with a specific number of units overall. However, parcels within the PUD were assigned a land use designation and approximately 624 single family lots were shown on the previously approved Kingdom Ridge PUD Master Plan. The homes were approved with minimum square footages for each residential land use (see chart below). The Kingdom Ridge PUD is currently under construction and 181 single family homes have been built to date in Parcel A. Parcel B and C are undeveloped. Also, The Preserve at Kingdom Ridge (Parcel D, Multi-Family units) was approved for 360 Multi Family units and is currently under construction. KINGDOM RIDGE PUD EXISTING APPROVAL Parcel Acreage Land Use Units Density Minimum Home Sq. Ft. A 227.2 Acres Single Family 583 SF Units 2.58 R10 - 1400 sq. ft. Residential (Approx.) D.U./Acre R12 – 1600 sq. ft. R15 – 1800 sq. ft. B 16.0 Acres Church and/or 41 SF Units 2.56 D.U./Acre R10 - 1400 sq. ft. SF Units R12 – 1600 sq. ft. R15 – 1800 sq. ft. C 19.0 Acres Commercial N/A N/A N/A D 22.8 Acres Multi Family 360 MF Units 15.8 N/A Residential D.U./Acre TOTAL 285 acres +/- 624 SF Units 2.56 360 MF Units SF D.U./Acre Existing Kingdom Ridge PUD 2 4  EXISTING KINGDOM RIDGE MASTER PLAN PARCEL A = RESIDENTIAL* PARCEL B = CHURCH or RESIDENTIAL PARCEL C = COMMERCIAL PARCEL D = MULTI-FAMILY RESIDENTIAL* *At City Council the 8,000 sq. ft. lots were actually approved as 10,000 square foot lots and Parcel D was amended in 2008 and approved as RM 16 and not RM-12. A Revised Plan was not submitted following the City Council approval. The areas were only hatched to indicate a change was made at the time of ap- proval and the change is reflected in the Council Minutes. 2 Existing Kingdom Ridge PUD 5  Kingdom Ridge Project Summary & Proposed Amendment The applicant is requesting a PUD Amendment in order to reconfigure lot sizes within Parcel A of the Kingdom Ridge PUD. As a result of these changes, the internal road pattern has been modified in order to accommodate the smaller lot sizes. In addition, the Applicant is also requesting to remove Parcel C from the overall PUD and is requesting a rezoning of the parcel to Commercial Highway (CH). All other conditions of the PUD will remain as previously approved. As previously mentioned, the PUD was approved in 2003 and since that time, the general character of the area has changed with the construction of additional residential and commercial developments in the vicinity and the location of an elementary school to the west of the subject property. In addition, the overall land development market has also seen significant changes following the recent recession in regards to land development costs and residential buyer preferences. More specifically, the following changes to the area have contributed to the need for the modifications to the Master Plan: · At the time of original approval the expansion and construction of Veterans Parkway was anticipated but not yet constructed. However, Veterans Parkway has been constructed today. This area of land is being served by the improvements made to Veterans Parkway and is at a major cross road with Franklin Road. · The development of a twenty-five acre elementary school site to the west of the PUD is currently underway. The Master Plan has been revised to show the location of a potential creek crossing to the elementary school. · Since 2003, other residential development has taken place as well in the immediate vicinity. In particular, the Marymont Springs Subdivision exists to the South of the PUD and the streets within the development are private streets and the original street pattern concept within the Kingdom Ridge PUD was designed to connect to adjacent properties. This street pattern is no longer necessary, therefore the internal road pattern has been redesigned to serve only the Kingdom Ridge PUD residents. · Since the recession, the residential development market has changed and in particular consumer preferences in home buying. Typical residential buyers desire smaller lots in order to reduce general upkeep and maintenance costs for the homes. Furthermore, the cost of development has increased significantly nationally and in the local market. As a result, the Applicant is requesting to reduce the minimum lot size to 8,000 square feet. The minimum home square footage of 1,400 square feet will be maintained on these lots. · Since the time of the PUD’s original approval in 2003, the City of Murfreesboro has adopted significant Stormwater Managment regulations and this has caused a loss of single-family lots in order to provide additional land area within the PUD to meet these regulations. Project Summary & PUD Amendment Request 36  Kingdom Ridge The Applicant is specifically requesting to modify the Kingdom Ridge PUD Master Plan as follows: 1. The references to lot sizes on the Master Plan have been relabeled for more clarity as 8R, 10R, 12R and 15R (previously they were labeled as RS8, RS10, RS12 & RS15). 2. Convert the previously approved and yet unsubdivided 10,000 square foot lots (10R) located in Parcel A to 8,000 square foot lots (8R) within the PUD. No decrease in the minimum square footage of the homes are proposed, the 8R lots will maintain the minimum 1,400 square feet previously required. The conversion to 8,000 square foot lots occurs only in the interior of the development and is shown in the green highlighted areas on the Master Plan (See sheet 9). 3. The existing approved lots (platted lots) are shown in black and white on the Master Plan (eastern portion of the overall PUD). To date 181 single family lots are constructed. 4. The lots located along the perimeter boundary of the PUD maintain their previously approved lot size in order to provide larger lots adjacent to surrounding development. The 15,000 square foot lots are shown in the burnt red highlighted areas and the 12,000 square foot lots are located in the golden/tan highlighted areas on the Master Plan (See Sheet 9) . The typical lot layouts for the proposed 8,000 square foot lots, along with the existing 10R, 12R and 15R lots are also shown on the proposed Master Plan. 5. The internal street pattern has been modified from the original approved Master Plan as well. The main entryway from Highway 96 into the development was designed as a median divided boulevard that would run throughout the development and connect to adjacent properties, in particular to the property to south. However, the property to south (Marymont Springs PUD) was developed with private streets, therefore a connection is no longer appropriate. This Boulevard will now terminate at the East/West internal ROW located in the western portion of the overall PUD. 6. To remove Parcel C, approximately 19 acres of commercial from the Kingdom Ridge PUD. The Applicant is requesting a separate rezoning of this parcel as Commercial Highway (CH). 7. A ROW for a potential future creek crossing over the Overall Creek to the elementary school to the west has been shown on the proposed Master Plan. 8. All other conditions of the PUD will remain as previously approved. Project Summary & PRD Amendment Request (Continued) 7  Kingdom Ridge The proposed development program for the Kingdom Ridge PUD is provided in the table below. The map indicates the new PUD boundaries with Parcel C removed from the overall boundary of the PUD. Kingdom Ridge PUD is proposed for a total of 670 single family residential units and 360 multi family units on Parcel D. This is an approximate increase of 41 units (The previously approved master plan did not have a total unit count). The 629 single family residential units proposed on Parcel A and B equates to a density of 2.75 D. U./Acre. PROPOSED DEVELOPMENT PROGRAM Parcel Acreage Land Use Units Density MinimumApprox Scale: 1” = 400’ Home Sq. Ft. A 227.2 acres +/- Single Family 629 SF Units 2.77 D.U/Acre 8R – 1,400 sq. ft. Residential 8R – 267 D.U. 10R - 1400 sq. ft. 10R – 161 D.U. 12R – 1600 sq. ft. 12R – 108 D.U. 15R – 93 D.U. 15 R– 1800 sq. ft. B 16.0 acres +/- Church and/or 41 SF Units 2.56 D.U./Acre R10 - 1400 sq. ft. SF Units 10R – 18 D.U. R12 – 1600 sq. ft. 12R – 10 D.U. R15 – 1800 sq. ft. 15R – 13 D.U. C* REMOVED Commercial N/A N/A N/A 19.0 acres +/- Highway D 22.8 acres +/- Multi Family 360 MF Units 15.8 N/A Residential D.U./Acre TOTAL 266 acres +/- Single Family & 670 SF Units 2.75 D.U./Acre (243.2 ac. SF, 22.8 ac. MF) Multi-Family 360 MF Units 15.8 D.U./Acre 1,400 – 1,800 sq. ft. (does not include previous Parcel C) * Parcel C is removed from the PUD and not used in acreage calculation. Project Summary & PUD Site Illustrative ILLUSTRATIVE Amendment Request (Continued) Plan PLAN SITE 8 Raiders Ridge Site Plan 10 6  Approx Scale: 1” = 400’ Approx Scale: 1” = 400’ Illustrative SiteSITE ILLUSTRATIVE Plan PLAN Raiders Ridge Site Plan 10 6 Master Plan 9  Approx Scale: 1” = 400’ Master Plan (Continued) 10  Kingdom Ridge General Applicability Per Section 13 - Planned Development Regulations Section 13 - Project Development Criteria Requirements: 1. Identification of Existing utilities: Water and sanitary sewer lines were installed during the earlier phases of 1. Ownership and division of land: The site is owned by Swanson Developments. It is and existing PUD the Kingdome Ridge PUD and are available to the remaining development. currently under construction. It is approved for single family detached and multi-family attached housing. 2./3. Graphic renderings, maps and / or aerial photographs showing existing conditions and natural 2. Waiver of BZA action: No action of the BZA shall be required in the approval of this planned features of the site: Existing conditions and surrounding land use patterns are depicted on development including those activities or uses that would otherwise require special use permits. sheet 2. 3. Common Open Space: All open space for this project is proposed to be common open space and shall be 4./5. Drawings and / or diagrams identifying area of development, proposed buildings, parking, points maintained by a homowners association established for the Kingdom Ridge PUD. Common open of egress, proposed screening, proposed landscaping and pedestrian and vehicular circulation: space shall include project identification signage, stormwater control and environmental water quality The Site Plan for the Kingdom Ridge PUD depicts the typical building layout, setbacks, open space facilities. provisions and site circulation. All landscape provisions shall meet or exceed the city of Murfreesboro ordinances and design guidelines. 4. Accessibility of site: The project has direct access onto Highway 96. 6. Development Schedule: The project is currently under construction and is estimated to be completed 5. Off street parking: Off Street parking is provided at the rate of 4 cars per single family unit with 2 approximately at end of 2020. 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 not permit garage stalls to count towards the 7. Relationship of the planned development to the current city policies and plans: The Site fits into the minimum parking requirements of 4 spaces per single family unit. context of the City of Murfreesboro planning goals in the following ways: 1.) Kingdom Ridge fits into the long range plan for the provision of a mixture of housing types to meet residential needs in the 6. Pedestrian circulation: sidewalks will be provided on both sides of the street. City of Murfreesboro. The development fits with the surrounding residential zoning and other residential developments in the vicinity. 2.) The project helps provide a variety of housing types within the city with a 7. Privacy and screening: Surrounding land uses are single-family detached and the existing Kingdom Ridge commitment to specific architectural standards and a well designed community. 3.) The Kingdom Ridge PUD is consistent with the adjacent land uses. PUD provides good utilization of the city’s existing infrastructure and road network. 8. Zoning and subdivision modifications proposed: No modifications for allowable lot size, or dimensions 8. Proposed deviations from zoning and subdivision ordinances: No modifications to the subdivision are proposed. A minimum 20’ front setback, 5’ side and 20’ rear setbacks are proposed. See Sheet 2 of the regulations are proposed. Master Plan for typical lot diagrams. No parking modifications are proposed. No modifications of the city subdivision regulations are proposed. 9. Site tabulation data for land area, FAR, LSR and OSR: Provided in site data of Master Plan (see sheet 8). 9. Phasing: The project is currently under construction and is estimated to be completed 10. The nature and extent of any overlay zone as described in Section 24 and 34: This planned development at the end of 2020 is not within the airport overlay, battlefield protection district, or gateway overlay district. Floodplain has been shown based on current FEMA maps. 10. Annexation: Kingdom Ridge PUD is currently in the city boundary and will not require annexation. 11. Major Throughfare Plan: The Exising Raodway Map (sheet 4) depicts the status of surrounding 11. Landscaping: The proposed landscaping for Kingdom Ridge shall conform to City of Murfreesboro Murfreesboro Major Thoroughfare information. ordinances and design guidelines. 12. Applicant contact information: Contact information is shown on Sheet 1 13. Architectural Renderings: The Architectural Renderings were approved with the original PUD approval back in 2003. There are no changes to the architecturals. 14. Proposed Signage: The Entrance Signage is existing . All other traffic signs shall meet standard city requirements. Planned Development Regulations and Criteria 11 3 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS MARCH 5, 2014 4.b. Zoning application [2014-404] for approximately 1.4 acres to be rezoned from CL to CH along Mercury Blvd., Mr. Kevin McKnight applicant. The subject property is located at 903 Mercury Blvd. and includes the small commercial strip center located at the intersection with First Avenue. The owner desires to rezone the property from CL (Commercial Local) to CH (Commercial Highway) to allow the property to be used for uses that are not allowed in the CL zone but which are allowed in the CH zone and for which the building is well suited and for which the property has in the past been used; specifically Automotive Repair and Motor Vehicle Service. Recently the tenant that has occupied the end unit for over 25 years has vacated the property and some of the prospective users have been interested in using it for Automotive Repair and/or Motor Vehicle Service. The property is currently zoned CL (Commercial Local) and has been zoned in this manner since 1984. Prior to 1984 the property was zoned B-1 which is the rough equivalent of CH zoning. The building was constructed with several large overhead doors along the side of the building facing First Avenue. Included with the agenda materials are street view photographs that show the condition of the building from last year prior to the tenant vacating the building. The property is also located in the CCO (City Core Overlay) district. The uses that the applicant is interested in allowing on his property would not be excluded by the CCO and there is no proposed change to the CCO overlay district associated with this application. The property across Mercury Blvd. is zoned CH and is developed with a shopping center. The property to the east along the west side of Second Avenue is zoned RS-10 and is sandwiched between the subject property and a small commercial area occupying the entire block bounded by Mercury Blvd., Second Avenue, Minor Street and Middle Tennessee Blvd. zoned PCD that is occupied by a Walgreens and formerly a Hollywood Video Store. The property to the north is zoned RS-8 and RS-10 and is developed with single family residences. The property to the east across First Avenue is zoned RD and is developed with two unit residential structures owned by the Murfreesboro Housing Authority. The Planning Commission will need to conduct a public hearing on this application before formulating a recommendation for the City Council.  RS-4 RS-4 RM-16 MONROE RD ST RS- E CASTL 8 E ST RS-10 RM-16 RS-4 RS-8 FIRST AVE P CT RS- 15 SUNRISE ST MASON S BILBR SECOND BURNS CT O AVE AVE AVE RS-8 RM-16 MINOR ST FOUR HAWK TH INS AV E ESSEX C T E CARVER STEPHE RD AV NS AVE CL to TENNE SSEE B BER RY PL CH LVD MINOR ST RS-8 CL MIDDLE PCD JOHN SO N ST RS-10 £ ¤ 70S RD PCD RM-16 CH RM-16 RS-10 RD DIANA ST MARS ST Ê Path: G:\planning\rezon\mercuryCL_CH.mxd Rezoning Request Along Mercury Blvd. from: GIS Department City Of Murfreesboro 111 West Vine Street 0 CL to CH 150 300 600 900 Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Feet  feet 10 meters 3  feet 10 meters 3 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS MARCH 5, 2014 4.c. Zoning application [2014-405] for approximately 4.1 acres to be rezoned from RS-12 to RM-16 south of Salem Hwy./SR 99, Ole South Properties, Inc. applicant. The subject property is located south of Salem Hwy./Hwy 99 west of Saint Andrews Drive. It includes the middle portion of an approximately 10 acre tract that is immediately east of the Bell Rive Subdivision. The application is to rezone the property from RS-12 to RM-16 to combine it with the existing RM-16 district located adjacent to it on the east and which fronts on Saint Andrews Drive. The remainder of the 10 acre tract to the north and south will remain zoned RS-12 and is proposed to be developed with single family lots. Under the existing RS-12 zoning it is possible the property could be developed with approximately 12 lots depending upon design of streets and drainage infrastructure. Under the proposed RM-16 zoning it would be possible to develop 65 multiple family dwellings on the property for a net increase of approximately 53 dwelling units. The applicant will have additional information at the meeting. The Planning Commission will need to conduct a public hearing before it formulates a recommendation for the City Council.  CF £ ¤99 M HWY SALE NEW EN CIR Y GL SHAD RS- 15 ANTHEM WAY RM-16 SAINT A RS-12 NDREW PUD S DR BELLE RIVE DR SPOTTSWOOD CIR PUD RS-12 to RM-16 SILVER SPRINGS CT ARISTOC UNITED DR STOW XING RATE DR RS-15 RS-15 Ê Path: G:\planning\rezon\southsalemhwy.mxd Rezoning Request South of Salem Highway from: GIS Department City Of Murfreesboro 111 West Vine Street 0 RS-12 to RM-16 150 300 600 900 Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Feet  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUAY 5, 2014 MEMBERS PRESENT STAFF PRESENT Doug Young, Vice Chairman Joseph Aydelott, Planning Director Toby Gilley Margaret Ann Green, Principal Planner Kirt Wade Matthew Blomeley, Principal Planner Ken Halliburton Robert Lewis, Planner (Recorder Assist.) Tom Clark Joe Ornelas, Planner David Ives, Assistant City Attorney Ram Balachandran, Traffic Engineer Sam Huddleston, Environ. Eng. Katie Kline, Project Engineer Vice Chairman Young called the meeting to order after determining there was a quorum. Public Hearings Zoning application [2014-401] for approximately 35.36 acres to be rezoned from RS-15 to CH and approximately 60.04 acres from RS-15 to RM-16 along Salem Highway, Ms. Cherie Akers on behalf of the Ms. Myrtle Bell and the Bell Real Estate Partnership, LP applicant. Ms. Margaret Ann Green began describing the subject property being located along the north side of Salem Highway between Cason Lane and Saint Andrews Parkway. The property was annexed effective in early 2005 along with a larger area that had become completely surrounded by the City limits and was zoned to RS-15 as an interim classification in accordance with the automatic provisions of Section 17 of the zoning ordinance. No application for zoning has been considered by the City since that time. The owners have now made application for rezoning the property to CH and RM-16 in anticipation of marketing and development of the property. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUAY 5, 2014 The property to the immediate west is zoned RM-16 and RZ and is developed with a multiple family complex and a zero lot line subdivision. The property to the north is approved for zoning as PRD for the development of a single family residential subdivision similar to other subdivisions further to the north and west. This area was formerly a portion of this same land tract but was sold separately. The property to the east is zoned CF, OG, and RM-16 which portion is developed with a multiple family complex. The property directly across the Salem Highway is zoned RS-15. A portion of this area was previously zoned as PUD as part of the Boxwood Planned Development and the remainder is developed with a church. The application area includes two land tracts. The smaller that fronts along Salem Hwy. is a parcel of approx. 3.8 acres that is improved with a single family residence and some agricultural structures. The other tract includes approx. 91 acres of undeveloped land that is currently being used for agricultural purposes. The RM-16 zoning classification allows a variety of residential and institutional land uses either by right or by special use permit upon approval by the Board of Zoning Appeals. Included with the agenda materials is an excerpt from Chart 1. USES PERMITTED of the zoning ordinance that identifies the uses that are permitted in the RM-16 zoning district as well as the RS-15, RS- 12, RS-10, RS-8, RS-4, RD, and RM-12 districts. On this chart an X indicates it is a use permitted by right subject to site plan approval and issuance of necessary permits, an S indicates it requires approval of the Board of Zoning Appeals for issuance of a special use permit, and a blank indicates it is not a use that is permitted. The RM-16 district allows multiple family developments with a maximum density of 16 dwelling units per acre. It also allows single and two family dwellings on minimum lots of 6,000 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUAY 5, 2014 square feet. Included with the agenda materials is an excerpt from Chart 2. MINIMUM LOT REQUIREMENTS, MINIMUM YARD REQUIREMENTS AND LAND USE INTENSITY RATIOS. Were the entire 60.04 acres proposed to be zoned RM-16 to be developed at the maximum density allowed it would allow 960 dwelling units to be developed. However, this number is not practical because the acreage for necessary rights of ways would decrease the number of acres as would practical limitations for design. Ms. Cherie Akers was present to represent the Bell family, and Mr. John Floyd who is in partnership with the Bell family. Ms. Akers made known that this property has been in the Bell family for over 60 years. She explained the request for the Commercial Highway rezoning would be the depth of 750 feet which would be consistent with other commercial uses along Hwy. 99. Continuing, Ms. Akers explained the RM-16 is also consistent with the RM-16 within this area. Vice Chairman Doug Young opened the public hearing. Mr. Ed Davis 3336 Bearside Drive – he has concerns with traffic and property values with this rezoning request Mr. Butch Vaughn 3346 Bearside Drive – he has concerns with traffic. He requested for the developer to view other options for a new street to be constructed within the RS-15 development. Vice Chairman Doug Young closed the public hearing. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUAY 5, 2014 Mr. Joseph Aydelott addressed the concerns that had been mentioned regarding the current low volume of traffic along Bearside Drive. He stated the developer and staff have heard these concerns and it would be looked further into the design of future streets when developments plans are submitted. Mr. Toby Gilley made a motion to approve, seconded by Mr. Kirt Wade. The motion carried by unanimous vote in favor. New Business Staff Reports and Other Business Mr. Joseph Aydelott made known how there is a new Master Plan for McKnight Park along Memorial Blvd & DeJarnett Lane. Also, Mr. Lanny Goodwin, Director of Murfreesboro Park and Recreation is present to represent this Master Plan. Mr. Aydelott explained how there is an area of land in the McKnight Park that is now surplus property. The City of Murfreesboro cannot just sell the land because of the assistance with Federal funding. The land being considered is no longer useful due to the construction of the new Wal-Mart and the expansion of the Murfreesboro Airport both along Memorial Blvd. The Park & Recreation Commission has approved this Master Plan for McKnight Park which will require a Public Hearing. Mr. Ken Halliburton asked if this property is land locked. Mr. Aydelott answered no, there will be an access road constructed with the new Wal-Mart. However, this land would not have road frontage. Mr. Halliburton asked if this property would be sold to a joining property owner in which Mr. Aydelott explained that it would be listed for bid which more than likely it would be purchased by an adjacent property owner. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUAY 5, 2014 Mr. Aydelott made known this would require a 30 day notice to schedule public hearing. He requested to schedule a public hearing for March 19, 2014 to be conducted in Council Chambers. Mr. Tom Clark made a motion to schedule a public hearing on March 19, 2014, seconded by Mr. Toby Gilley. The motion carried by unanimous vote in favor. Mr. Aydelott introduced Ms. Katie Kline, our new Project Engineer, who recently has joined the City of Murfreesboro, Engineering Department. She is a professional Engineer who has graduated from Tennessee Tech. We are all excited to have Katie working with us here in the great city of Murfreesboro. There being no further business the meeting adjourned 7:30 p.m. _____________________________ Chairman _____________________________ Secretary JDA:cj 5