Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers April 1, 2015 Bob Lamb 7:00 PM Chairman 1. Call to order 2. Determination of a quorum 3. Public Hearings: a. Rezoning application [2015-405] for approximately 26.36 acres located north of Joe B Jackson Parkway to be rezoned from L-I to H-I and 4 acres to be rezoned from L-I to RS-15, Parks-Harney Investments and Sarah L. Jones- Johnson applicants. b. Rezoning application [2015-406] for approximately 4.47 acres to be rezoned from CH to RM-16 located along the east side of Agripark Drive, Beach & Farrer Properties applicant. c. Rezoning application [2015-407] for approximately 2.86 acres located along the south side of Veterans Parkway to be rezoned from RM-16 to CF and approximately 12.59 acres to be rezoned from RM-16 to RS-8, Cornerstone Development, LLC applicant. d. PUD amendment [2015-408] for approximately 12.17 acres along the west side of Fortress Boulevard in the Victory Station PUD, Murfreesboro IL-AL Investors, LLC applicant. e. Proposed Amendment [2015-803] to Sign Ordinance regarding temporary signs and signs that are exempt from permitting fees, City of Murfreesboro Legal and Building and Codes Departments applicants. 4. Staff Reports and Other Business: 5. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS APRIL 1, 2015 3.a. Rezoning application [2015-405] for approximately 26.36 acres located north of Joe B Jackson Parkway to be rezoned from L-I to H-I and 4 acres to be rezoned from L-I to RS-15, Parks-Harney Investments and Sarah L. Jones-Johnson applicants. The subject property is located along the north side of Joe B Jackson Parkway just east of Elam Farms Parkway. The request consists of two parts. The first part is a rezoning from L-I (Light-Industrial) to H-I (Heavy-Industrial) for 26.36 acres. It consists of four developed lots in the Jackson Park Subdivision totaling 6.36 acres as well as twenty (20) acres of the Jones-Johnson property to the east. Twenty-four (24) acres of the Jones- Johnson property was annexed in 2009 and zoned to L-I simultaneous with annexation. It is part of a larger tract that contains a single-family home and has frontage along Manchester Pike. The remainder of the Jones-Johnson property is located in the unincorporated County. Parks-Harney has indicated that there have been multiple parties interested in developing the 26.36 acres zoned L-I but their uses require H-I zoning. The second part of the request is a rezoning from L-I to RS-15 (Residential Single-Family). It consists of the remaining four (4) acres of the Jones-Johnson property that is in the City limits. In performing its duediligence before purchasing the property, Parks-Harney discovered that these four (4) acres is not developable because of environmental constraints. Because of its development limitations, Ms. Jones-Johnson, who will be retaining these four (4) acres, has requested that it be rezoned to RS-15. The subject property borders the Elam Farms warehouse development, which is zoned L- I, on its west side. Further to the west is the developing Schwann Cosmetics, also zoned L-I. On its south side, also along the north side of Joe B Jackson Parkway, are several industrial uses zoned L-I, including Perfect Equipment, Pretoria, and Interstate Warehousing. Across Joe B Jackson Parkway further to the south is an undeveloped tract zoned L-I, as well as NHK Seating and Amazon, both of which are zoned H-I. The Sunset Ridge residential development, which is zoned PRD (Planned Residential District), is located approximately 600’ to the east of the subject property. Bordering the property on its north and east sides are large residential tracts in the unincorporated County, including the Jones-Johnson tract, which are zoned RM (Medium Density Residential) according to the Rutherford County zoning map. If the zoning is approved, any development proposed will be required to meet the City’s development requirements, including buffering requirements. A 20’-wide Type E buffer will be required along any property line adjacent to single-family residential zoning. The Planning Commission will need to conduct a public hearing, after which it will need to discuss the matter and then formulate a recommendation for City Council.  PKWY ELAM FAR MS L-I to RS-15 Requested ELAM RD L-I CT CH RA E L-I to H-I L JO AY O B Requested M SO CK JA NP Y KW PRD H-I SUNRAY D Ê Rezoning Request For Property Along Joe B. Jackson Pkwy. from GIS Department City Of Murfreesboro L-I to RS-15 and L-I to H-I 111 West Vine Street Murfreesboro, Tennessee 37130 0 200 400 800 1,200 www.murfreesborotn.gov Path: G:\planning\rezon\JoeBJacksonLI_HI.mxd Feet MURFREESBORO PLANNING COMMISSION STAFF COMMENTS APRIL 1, 2015 3.b. Rezoning application [2015-406] for approximately 4.47 acres to be rezoned from CH to RM-16 located along the east side of Agripark Drive, Beach & Farrer Properties applicant. The subject property is located along the east side of Agripark Drive. The overall tract also has frontage on John R Rice Boulevard. The subject property is currently undeveloped and zoned CH (Commercial Highway). Directly to the north of the subject property is Rutherford County Pet Adoption and Welfare Services (PAWS), which is zoned PCD (Planned Commercial District). There is a small multi-tenant commercial building zoned CH to the south, as well as the Harper’s Point Apartments, which is zoned RM-16 (Residential Multi-Family). Also to the south of the subject property is additional undeveloped land zoned CH. Directly across Agripark Drive is land that was rezoned from CH to RM-16 in 2014. A site plan has been approved for the Vintage Blackman apartment complex (formerly known as Orchard Grove) on this tract. Also along the west side of Agripark Drive is the Lane Agri-Park, which is zoned PCD, and The Mulch Company, which is zoned CH. The total acreage of the subject property is 6.84 acres. While the applicants believe that the eastern portion of the property along John R Rice Boulevard is still suited to CH zoning, they believe that the western 4.47 acres is better suited to multi-family residential zoning and development, especially considering the proximity of Harper’s Point Apartments and the future Vintage Blackman Apartments. The applicants have submitted a concept site layout for a possible apartment complex. Because of the size of the requested RM-16 area, any apartment development on the subject property would be considerably smaller than either of the adjacent apartment complexes. The RM-16 zoning allows a maximum of sixteen (16) dwelling units per acre. At 4.47 acres, approximately seventy-two (72) dwelling units would be permitted by right. In addition, per the Zoning Ordinance, additional units may be permitted if certain amenities are provided on-site. The Planning Commission will need to conduct a public hearing, after which it will need to discuss the matter and then formulate a recommendation for City Council.  CH PCD MU AREA RM-16 JO HN § ¦ ¨ I-24 AGRIPARK DR R CE RI VD BL RS- 15 EXIT 78A TO OLD FORT PKWY/TN-96 W L-I I-2 4 CH W A RY TR M O EN AR E C D N RA R M RM-16 P Ê Rezoning Request For Property Along Agripark Dr. from GIS Department City Of Murfreesboro CH to RM-16 111 West Vine Street Murfreesboro, Tennessee 37130 0 150 300 600 900 www.murfreesborotn.gov Path: G:\planning\rezon\AgriParkDrCH_RM16.mxd Feet  APARTMENT FRONT ELEVATION EXAMPLE APARTMENT REAR ELEVATION EXAMPLE P.A.W.S. IN TE RS TA APARTMENT APARTMENT TE BUILDING 1 24 BUILDING 2 JO LOT 1 HN R. CH ZONING RI TO REMAIN CE LOT 2 BO NOTE: PROPOSED RM-16 ZONING THIS PLAN IS CONCEPTUAL AND IS INTENDED TO PORTRAY UL POSSIBLE INTENDED USES ON THIS PROPERTY. IT IS SUB- EV JECT TO CHANGE BY OWNER UNTIL SITE PLAN APPROVAL. AR D OPEN SPACE BU RET IL AI DI L NG AGRI PAR K DRIVE APARTMENT APARTMENT OPEN BUILDING 3 BUILDING 4 SPACE DETENTION RETAIL CENTER HARPER’S POINT APARTMENTS MURFREESBORO PLANNING COMMISSION STAFF COMMENTS APRIL 1, 2015 3.c. Rezoning application [2015-407] for approximately 2.86 acres located along the south side of Veterans Parkway to be rezoned from RM-16 to CF and approximately 12.59 acres to be rezoned from RM-16 to RS-8, Cornerstone Development, LLC applicant. The subject property is located along the south side of Veterans Parkway just east of Saint Andrews Drive. It was originally annexed into the City and zoned as a PRD (Planned Residential District) called Kimbro Place in 2005. In 2008, it was rezoned from PRD to PUD (Planned Unit District) for a mixed-use development called Indigo. The Indigo PUD included provisions for commercial uses along Veterans Parkway and then then transitioned to multi-family residential and single-family residential south of the commercial. The original Indigo vision never came to fruition. In 2012, 68.67 acres of the Indigo PUD was rezoned to RS-8 (Residential Single-Family) and 25 acres was rezoned to RM-16 (Residential Multi-Family). The 68.67 acres is being developed as a single-family residential subdivision by the applicant. He has submitted plans for the first two (2) sections and has retained the name Indigo for his development. He has a contract on the adjacent 25 acres that is currently zoned RM-16. His vision for this 25 acres, however, is not to develop the entire 25 acres with multi-family development. He seeks to rezone 2.86 acres along Veterans Parkway to CF (Commercial Fringe) in order for the potential development of neighborhood commercial uses to serve the growing number of residents in the area. The applicant also develops daycare centers, and he has identified this property as a potential location for a daycare center. The uses permitted in the CF zone are generally consistent with the commercial uses that were permitted as a part of the Indigo PUD zoning approved in 2008. The applicant seeks to rezone the southern 12.59 acres to RS-8, consistent with the zoning of his Indigo Subdivision next door. This would leave approximately 9.55 acres of RM-16 zoning on the subject property. The current RM-16 zoning will permit 400 dwelling units by right on 25 acres. If the applicant’s rezoning request is approved, the 9.55 acres will permit approximately 153 dwelling units by right. In addition, 12.59 acres of RS-8 zoning will allow the development of approximately 50 single-family lots, meaning that the RM-16 and RS-8 zoning combined will yield approximately 200 dwelling units, which is half the number that is currently permitted by the RM-16 zone. There is a single-family residence in the unincorporated County directly to the east of the subject property along Veterans Parkway. The request leaves 60’ of RM-16 zoning along the eastern property line in order to provide additional separation from the CF zoning to the existing neighboring residence. When the RM-16 area develops, this 60’ strip will likely be used as a driveway for the multi-family development and for the required Type C landscape buffer. Further to the east is undeveloped land in the unincorporated County. Directly across Veterans Parkway is the Glen Brook PRD, which has never developed. Further to the west along the south side of Veterans Parkway are several single-family residences located in the unincorporated County, as well as the Sheffield Park single-family subdivision, which is located in the City, zoned PRD, and currently under construction. The Planning Commission may wish to note that the subject property is located just outside of the Salem Pike Land Use Plan study area. The Planning Commission will need to conduct a public hearing, after which it will need to discuss the matter and then formulate a recommendation for City Council.  RS-15 SAINT ANDREWS DR PUD VETERANS PKWY PRD LEIPERS FORK TRL VE PRD PRD LN TE R AN N SP SO KW Y CA LEATHERWOOD DR SHELLSFORD CIR Proposed Rezoning RM- RM-16 to CF 16 PCD Proposed Rezoning RM-16 to RS-8 RS-15 RS-8 Rezoning Request For Property Along Veterans Pkwy. from Ê GIS Department RM-16 to RS-8 and CF City Of Murfreesboro 111 West Vine Street Murfreesboro, Tennessee 37130 0 300 600 1,200 1,800 www.murfreesborotn.gov Path: G:\planning\rezon\VeteransPkwy_IndigoProperty.mxd Feet MURFREESBORO PLANNING COMMISSION STAFF COMMENTS APRIL 1, 2015 3.d. PUD amendment [2015-408] for approximately 12.17 acres along the west side of Fortress Boulevard in the Victory Station PUD, Murfreesboro IL-AL Investors, LLC applicant. The subject property is located along the west side of Fortress Boulevard. It is a part of the Victory Station PUD (Planned Unit District). The Victory Station PUD was originally approved in 2000. It has been amended several times in the last 15 years. It is a mixed-use PUD consisting of a variety of residential, institutional, and commercial uses, some of which have already developed. The subject property, which is 12.17 acres in size, is identified in the PUD zoning plan as “Parcel F.” Parcel F is approved for the development of a 176-unit multi-family residential development with 384 parking spaces. The applicant seeks to amend the PUD to allow for the development of a home for the aged/assisted care living facility. The proposed development is to be called The Crossings at Victory Station. It will contain a total of 176 dwelling units, including 102 independent living units, 48 assisted living units, and 26 memory care units. In comparison to the current PUD plan approved for multi-family residential, the number of parking spaces would be reduced from 384 to 165. In addition, the open space provided would increase from approximately 54.7% to 70.9%, according to the applicant. Architectural elevations have been provided in the pattern book. The proposed building is three stories and its exterior materials are primarily brick and fiber cement siding. The development will also be required to comply with the other site development requirements of the Victory Station PUD. On its south side, the subject property borders undeveloped land that is a part of the Victory Station PUD. This area is denoted as “Parcel E” and is zoned for the development of retail shops. The Cross Creek Apartments, the Murfreesboro Missionary Baptist Church, and an undeveloped area zoned for single-family attached homes and townhomes are all located to the east, across Fortress Boulevard. All of these properties are a part of the Victory Station PUD as well. To the north of the subject property is the Victory Pointe single-family subdivision, also a part of the Victory Station PUD. To the west is the Trafalgar Square single-family subdivision, which is zoned RS-12 and RS-15 (Residential Single-Family). The applicant has designed the site layout with the existing adjacent single-family subdivisions in mind. In comparison to the approved multi-family zoning, the amount of separation from the buildings and parking to the adjacent subdivisions has been increased. In addition, a 20’-wide landscape buffer is proposed along the north and west property lines. The Planning Commission will need to conduct a public hearing, after which it will need to discuss the matter and then formulate a recommendation for City Council.  RS- RS-15 RAMBUSH CARMEL D DR G COVE DR 10 OLIVET R BE DR DR RS- TH PRD SCHROER 15 TO DR SS AN YC MB BL EE LAZARUS PICCADIL CT WA GARCIA B Y RS-12 VD IR LY LVD FO PUD RT SMITTY D R RE PRD IR AREA FOUNDRY C L U K E CT RS-15 ES FORTR DR PA SC D S BLV T HA CY C L MER Ê Rezoning Request For Property Along Fortress Blvd. GIS Department City Of Murfreesboro PUD Amendment 111 West Vine Street Murfreesboro, Tennessee 37130 0 200 400 800 1,200 www.murfreesborotn.gov Path: G:\planning\rezon\Fortress_LazarusWay.mxd Feet  REZONING APPLICATION FORM City of Murfreesboro Planning and Engineering Department 111 W. Vine Street, P.O. Box 1139 Murfreesboro, TN 37133-1139 (615) 893-6441 Fax (615) 849-2606 www.murfreesborotn.gov Creating a better quality of life REZONING APPLICATION FORM $600.00 per application Procedure for applicant: The applicant must submit the following information to initiate a rezoning: 1. A completed rezoning application (below). 2. A plot plan, property tax map, survey, and/or a legal description of the property proposed for rezoning. (Please attach to application.) 3. A $600.00 non-refundable application fee. For assistance or questions, please contact a planner at 615-893-6441. To be completed by applicant: APPLICANT: Ragan-Smith Associates, Inc. (on behalf of Murfreesboro IL-AL Investors, LLC) Address: 315 Woodland St. City/State/Zip: Nashville, TN 37206 Phone: 615-244-8591 E-mail address: sbernick@ragansmith.com PROPERTY OWNER: Adam J Swanson, Trustee of the Swanson Irrevocable Family Trust Street Address or property description: 4070 Franklin Rd. (part of Parcel 44) and/or Tax map #: 92 Group: Parcel (s): 44 Existing zoning classification: PUD Proposed zoning classification: PUD Acreage: 12.17 Contact name & phone number for publication and notifications to the public (if different from the applicant): E-mail: APPLICANT’S SIGNATURE (required): DATE: March 2, 2015 *******For Office Use Only***************************************************************** Date received:_________________MPC YR.:_________________MPC #:______________________ Amount paid: Receipt #: Revised 1/2010 March 13, 2014 Edition A-294 APPENDIX A - PLANNING COMMISSION INFO & FORMS THE CROSSINGS at VICTORY STATION VICTORY STATION PARCEL F PUD AMENDMENT MARCH 11, 2015 PREPARED FOR: PREPARED BY: PROJECT SUMMARY On behalf of Murfreesboro IL-AL Investors, LLC, a subsidiary of Smith/ DEVELOPER PROFILE: Packett Med-Com, LLC (Smith/Packett), this PUD Amendment request for The Crossings at Victory Station senior living community is being submitted by Ragan-Smith Associates, Inc. The subject property is a 12.17+/- acre parcel of land shown on Rutherford County Tax Map 092 04400. Smith/Packett Med-Com, LLC has more than 33 years of experience in “relationship- oriented” development, encompassing the complete range of senior living and long term The proposed The Crossings at Victory Station senior living community care projects. Founded by James “Jim” Smith in 1982, Smith/Packett (www.smithpackett. development is located north of the intersection of Highway 96 and Fortress com) has developed or acquired more than 150 senior health and housing facilities and Blvd. It is approximately two miles west of the Interstate 24 and Highway is currently developing and managing over $100 million annually in new projects. These 96 Interchange. The site is a part of the master planned development projects have included independent living (IL), assisted living (AL), memory care (ALZ), Victory Station, containing +/- 290 acres and a variety of uses including skilled nursing facilities (SNF) and medical/office buildings. Furthermore, their passion commercial, office, institutional, multi-family residential, single-family for seniors has driven them to continue to be the best in class via design, service and residential, and recreational. innovation. This led them to launch their own senior housing operations company in 2008, Harmony Senior Services (www.harmonyseniorservices.com), a sister company This tract is currently undeveloped. The site has large clumps of trees on of Smith/Packett. Harmony will operate and manage the Victory Station community in the northern edge of the site and tree lines on the west and south property Murfreesboro. lines. Portions of this tree line serve as a screen, buffering surrounding properties. Smith/Packett has been consistently successful because it provides high quality long term care solutions to senior living and healthcare communities, operators and providers. The proposed development will consist of 102 Independent Living This success is attributable to Smith/Packett’s commitment to work closely with local residential units, 48 Assisted Living units, and 26 memory care units within community leaders, hospitals, civic groups and families to provide both quality care and a three story building. This development will be consistent with the design exceptional customer service. guidelines set forth by Victory Station Master Plan, placing emphasis on architectural quality and emphasis on both building & site orientation to reinforce a pedestrian friendly community. PREPARED BY: DEVELOPER CONTACT: Ragan-Smith Associates, Inc. Murfreesboro IL-AL Investors, LLC 315 Woodland Street Attn: Paul Saks Nashville, TN 37206 4423 Pheasant Ridge 615.244.8591 Rd, SW Suite 301 Roanoke, VA 24014 540.774.7762 THE CROSSINGS AT VICTORY STATION Murfreesboro, TN Smith/Packett Med-Com, LLC March 11, 2015 PAGE 3 PROJECT LOCATION CURRENT VICTORY STATION PUD MASTER PLAN FORT RESS BLVD SITE I-2 4 MURFREESBORO HWY 96/FRANKLIN ROAD VICTORY STATION PUD CURRENT VICTORY STATION PUD PARCEL F MASTER PLAN This property, being part of the Victory Station Planned Unit Development, is currently zoned as PUD (multi-family). The surrounding uses to the north, east, and south are PROPOSED VICTORY STATION PUD MASTER PLAN also part of the Victory Station PUD. The land to the west is zoned RS-12 & RS-15 and is currently being developed. The initial master plan for Victory Station PUD Parcel F (revised in 2009) proposed multifamily with 176 units on approximately 11.7 acres (15.0 units/acre). Proposed amenities included tennis courts and a swimming pool. PROPOSED VICTORY STATION PUD PARCEL F MASTER PLAN The Crossings at Victory Station fits well into the Victory Station master plan. The proposed senior living facility provides an appropriate transition from the existing single family (Parcel G) to the future retail shops (Parcel E) and is a less intense use than the current approved multi-family use. The proposed senior care facility will also provide greater separation from the existing single family residents than the current approved multi-family master plan. As the market has changed since the original master plan (designed in the early 2000’s) and multi-family developments have increased in the area, The Crossings at Victory Station will be an asset to the development, neighborhood, and community. Proposed amenities include walking trails, fitness stations, dog park, and internal recreation areas (computer lab, library, etc.). THE CROSSINGS AT VICTORY STATION Murfreesboro, TN Smith/Packett Med-Com, LLC March 11, 2015 PAGE 4  CURRENT PUD MASTERPLAN PROPOSED PUD MASTERPLAN CURRENT VICTORY STATION PUD MASTER PLAN ACRES: 11.7 ± AC 12.17 ± AC USE: MULTI-FAMILY ASSISTED-CARE LIVING FACILITIES MEMORY CARE FACILITIES HOME FOR THE AGED CLASS I-III INDEPENDENT LIVING FACILITIES UNIT COUNT: 176 UNITS 176 UNITS DENSITY: 15.0 UNITS/ACRE 14.46 UNITS/ACRE BUILDING HEIGHT: 2 STORIES 3 STORIES PARKING: 352 SPACES 165 SPACES ± TRAFFIC COUNTS AM PEAK: 90 AM PEAK: 57 (NET CHANGE: -33) PM PEAK: 114 PM PEAK: 62 (NET CHANGE: -52) PROPOSED VICTORY STATION PUD MASTER PLAN OPEN SPACE: 54.7% 70.9% AMENITIES: TENNIS COURT WALKING TRAIL POOL DOG PARK MOVIE THEATER LIBRARY/INTERNET CAFE NOTE: General development requirements not identified with this PUD amendment shall meet the overall requirements and intent of the Victory Station PUD. PAGE 5 EXISTING CONDITIONS TRAFALGAR SQUARE RS-12 RS-15 WA TER TREE COVER (TYP) FLO W 1”=10’ 1”=10’ 0 5 10 20 30 0 5 10 20 VICTORY STATION PUD PARCEL F VICTORY STATION PUD 0 10 20 40 1”=20’ 60 0 10 20 1”=10’ 40 PARCEL E 1 1”=30’ 1”=30’ 0 15 30 60 90 0 15 30 60 WATE RFLOW VICTORY POINTE SW 1”=40’ ALE SUBDIVISION 1”=40’ 0 20 40 80 120 0 VICTORY 40 20 STATION PUD 80 PARCEL G AG E AIN DR 1”=50’ 1”=50’ 0 25 50 100 200 0 25 50 100 36” 8” P 18” RC 2 SW AY FOR T 4 RES LAZ 1”=60’ S BL 30 3 1”=60’ 0 VD 60 120 180 0 ARU 30 60 120 36” UTILITY LEGEND MURFREESBORO MISSIONARY P 10” 45” 1”=80’ STORMWATER BAPTIST CHURCH 8 X29 1”=80’ 0 40 80” 160 ” RC 240 0 40 80 160 VICTORY STATION PUD PARCEL A 12” SEWER (COM) (3) WATER (CUD) 1”=100’ 1”=100’ 0 50 100 200 300 0 50 100 200 THE CROSSINGS AT VICTORY STATION Murfreesboro, TN Smith/Packett Med-Com, LLC March 11, 2015 PAGE 6 1”=200’ 1”=200’ 0 100 200 400 600 0 100 200 400 1 SITE LOOKING NORTH 2 EXISTING TREE LINE 3 EXISTING STORM STRUCTURE 4 EXISTING DRAINAGE SWALE PAGE 7  Landscape Buffer Native Trees + Supplemental MASTER PLAN Stormwater Quality/Quantity Memory Care 3 Story - 26 Units Memory Garden Assisted Living 1”=10’ 1”=10’ 3 Story - 48 Units Independent 0 Living 5 10 20 30 0 5 10 20 3 Story - 102 Units Covered 1”=20’ Drive Landscape 1”=10’ Buffer 0 10 20 40 60 0 10 Native 20 40 Trees + Supplemental 1”=30’ 1”=30’ 0 15 30 60 90 0 15 30 60 1”=40’ 1”=40’ 0 20 40 80 120 0 20 WA40 80 Y Entry US Drive 1”=50’ LAZ 1”=50’ Entry Monument 0 25 50 100 200 0 25 AR 50 100 Stormwater Quality/Quantity FOR 1”=60’ T RES 1”=60’ S BL 0 30 60 120 180 0 30 60 120 VD THE CROSSINGS AT VICTORY STATION 0 40 80 160 1”=80’ 240 0 40 80 1”=80’ 160 Murfreesboro, TN Smith/Packett Med-Com, LLC March 11, 2015 PAGE 8 SITE DATA SITE AREA: 12.17 ± AC The Crossings at Victory Station is a 176 unit independent/assisted/memory care MAP AND PARCEL NUMBER: 092 04400 residential development proposed to be located in the Victory Station planned unit development. The development will include 102 independent living units, CITY: MURFREESBORO 48 assisted living units and 26 memory cares units in a three story structure. COUNTY: RUTHERFORD Residential amenities include a dog park, memory garden, walking trails and courtyards. This residential development will provide a market for individuals EXISTING ZONING: PUD, MULTI-FAMILY seeking a residence with site amenities without the responsibilities of owning a PROPOSED ZONING: PUD, ASSISTED-CARE LIVING FACILITIES, HOME FOR THE AGED CLASS single-family home. I-III, INDEPENDENT LIVING FACILITIES, MEMORY CARE FACILITIES Primary access is provided by a connection to Fortress Boulevard. All internal PROPOSED UNITS: 176 drives to the development will be private. This development has been arranged DENSITY: 14.46 UNITS/AC to promote pedestrian connectivity and create a rich architectural relation to streets & open spaces. BEDROOM MIX HOME FOR THE AGED (IL) 60 ONE BEDROOM, 42 TWO BEDROOM (102 TOTAL UNITS) This site plan has been arranged to minimize the impact on the adjacent single ASSISTED LIVING (AL) 14 STUDIO, 22 ONE BEDROOM, 12 TWO BEDROOM (48 TOTAL UNITS) family neighborhood by placing the building and parking areas in the center of MEMORY CARE (Al) 20 STUDIO, 6 COMPANION SUITE (26 TOTAL UNITS) the site while providing greater separation than the current approved master plan. A 20’ landscape buffer is maintained at the north and west property lines to PARKING REQUIREMENTS (157 TOTAL) separate the senior living use from the single family residential neighborhoods. IL: 2 SPACES PER 3 BEDS 96 SPACES This buffer, which is in excess of the approved 10’ buffer contains an existing AL: 1 SPACE PER 3 BEDS 31 SPACES tree line and will be supplemented with proposed evergreen plant material for 1 SPACE PER MAX EMPLOYEE 30 SPACES additional screening. PROPOSED PARKING REGULAR PARKING SPACES 157 SPACES The Crossings at Victory Station development is proposed to be developed in HANDICAP SPACES 8 SPACES one phase with an approximate construction date of October 2015. Harmony Senior Servicies, a sister company of Smith/Packett, will maintain and own the FLOOR AREA RATIO PROPOSED development and all common open space. TOTAL FLOOR AREA PROPOSED: 194, 000 SF FAR: .36 FAR OPEN SPACE RATIO PROPOSED TOTAL OPEN SPACE: 375,858 SF OPEN SPACE RATIO: 1.94 OSR LIVABILITY SURFACE AREA TOTAL LIVABILITY SPACE: 255,700 SF LIVABILITY SPACE RATIO: 1.32 LSR PAGE 9 ARCHITECTURAL CHARACTER THE CROSSINGS AT VICTORY STATION Murfreesboro, TN Smith/Packett Med-Com, LLC March 11, 2015 PAGE 10 FRONT ELEVATION REAR ELEVATION PAGE 11 ARCHITECTURAL CHARACTER This 3 story, wood framed Senior Living Community features Traditional styled Architecture that pulls from Colonial elements found throughout the region. The exterior of the building features brick masonry veneer accented with cast keystones. The brick at the ground level establishes a solid base for the building, and extends up multiple stories in many areas providing variety and interest. Three colors of field painted fiber cement siding cover the remainder of exterior walls, gables, and dormers. The roof will be a dimensional asphalt composition shingle with the eave, fascia, and other trim being fiber cement. Round painted columns resting on the corners of lightweight concrete balconies and patios add to the Traditional residential feel. Glazing will be insulated, double pane, with vinyl sashes and frames. Raised panel vinyl shutters complete the exterior appearance and reinforce the architecture style. NORTH ELEVATION THE CROSSINGS AT VICTORY STATION Murfreesboro, TN Smith/Packett Med-Com, LLC March 11, 2015 PAGE 12 SOUTH ELEVATION PAGE 13 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 APRIL 1, 2015 3.e. Proposed Amendment [2015-803] to Sign Ordinance regarding temporary signs and signs that are exempt from permitting fees, City of Murfreesboro Legal and Building and Codes Departments applicants. A memo from Amelia Kerr, the City’s Sign Administrator, is attached, summarizing the proposed amendment. The Planning Commission will need to conduct a public hearing, after which it will need to discuss the matter and then formulate a recommendation for City Council.