Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers December 5, 2018 Bob Lamb 7:00 PM Chairman 1. Call to order 2. Determination of a quorum. 3. Public Hearings: a. Zoning application [2018-439] for approximately 24.2 acres located along Medical Center Parkway to be rezoned from GDO-1 to GDO-3, City of Murfreesboro & Swanson Development, applicant. (project planner Margaret Ann Green) b. Mandatory Referral/ROW Abandonment [2018-727] to consider the abandonment of an alley north of Jackson Street, Charlie Farrer applicant. (project planner Dianna Tomlin) c. Zoning application [2018-436] to amend the Sunset Ridge PRD to allow front- entry garages on 3 lots on approximately 0.58 acres located along Sunray Drive, Chip Loyd applicant. (project planner Dianna Tomlin) d. Zoning application [2018-437] for approximately 18.7 acres located along Veterans Parkway and Kingdom Drive to be rezoned from RS-15 and CL to CF, Swanson Developments, LP applicant. (project planner Marina Rush) e. Zoning application [2018-438] for approximately 1.96 acres located along Veterans Parkway to be rezoned from RS-15 to PRD (Kingdom Crest Clubhouse PRD), Swanson Developments, LP applicant. (project planner Marina Rush) f. Proposed amendment to the Zoning Ordinance regarding Chart 1 Endnotes, Uses Permitted by Zoning District [2018-808], pertaining to multiple-family residential uses in the MU zoning district, City of Murfreesboro Planning Department applicant. MURFREESBORO PLANNING COMMISSION AGENDA PAGE 2 December 5, 2018 4. Staff Reports and Other Business: 5. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 5, 2018 3.a. Zoning application [2018-439] for approximately 24.2 acres located along Medical Center Parkway to be rezoned from GDO-1 to GDO-3, City of Murfreesboro & Swanson developments, applicant. (project planner Margaret Ann Green) The subject properties are located along the south side of Medical Center Parkway, across from Searcy Street and Warren Street. The site is adjacent to the West Fork of the Stones River and Old Fort Golf Course. The subject properties are owned by the City of Murfreesboro and Swanson Developments and are zoned MU (Mixed Use District) and GDO-1. A portion of the property is currently being developed with a fire station and a mixed-use development is being contemplated for the remainder of the property. The request is to rezone the properties from GDO-1 to GDO-3. The MU base zone is proposed to remain. The GDO-3 overlay is consistent with other city owned property located within the Gateway. Included with the agenda materials are excerpts from the Zoning Ordinance which show the differences between the GDO-1 and GDO-3. The following uses which may be permitted elsewhere are not permitted principal uses in the GDO-3, although they may be allowed as accessory uses: Amusements, Commercial Indoor Janitorial Service Amusements, Commercial Outdoor Excluding Motorized Karate, Instruction Animal Grooming Facility Keys, Locksmith Automotive Repair Laundries, Self Service Barber or Beauty Shop Liquor Store Beer, Packaged Motor Vehicle Sales Contractors Storage, Indoor Motor Vehicle Service Convenience Sales and Service, Music or Dance Max. 5,000 Sq.Ft. Floor Area Academy Funeral Home Nursery School Garden and Lawn Supplies Optical Dispensaries Gas Station Printing and Publishing. Gas—Liquified Petroleum, Bottled and Bulk Vehicle Sales General Service and Repair Shop Vehicle Wash Glass—Auto, Plate, and Window Veterinary Clinic Glass—Stained and Leaded Veterinary Hospital Greenhouse or Nursery Video Rental Ice Retail The maximum building height permitted shall be as allowed in the underlying zoning district. Provided, however, that buildings for the following uses may be constructed to a maximum height as listed below: Uses GDO‐1 GDO‐3 Office 150' 75' Other commercial 75' 45' Hotel 15' 75' Hospital 150' 75' Multiple family residential 75' 45' Future Land Use Map The proposed overlay zone change is consistent with the Future Land Use map, which recommends Urban Commercial/Mixed Use type development. The Planning Commission will need to conduct a public hearing on the matter, after which it will need to formulate a recommendation for City Council.  W IL R LIA MS YD DR ED CA RL NN AD AM SD KE R W CO Y ST EG LL M EDICAL CENTE E SEARC L-I RP ST KW E Y AV RS-15 RI NK L EY B GDO-3 TU R-MO N EA VE T NS RE D LV WA AR B R AY EW CH NH MU T GA AR T R DR IV ERSI GDO-4 DE DR GDO-1 NK DR WA EBA LT S ER RO H AL EC T HANSON CT P Gateway District Overlay H-I GDO-1 GDO-2 AREA GDO-3 IE L ST SH A D GDO-4 Zoning Request for Property Located Along Medical Center Parkway Ê GIS Department GDO-1 to GDO-3 City Of Murfreesboro 111 West Vine Street Murfreesboro, Tennessee 37130 0 250 500 1,000 1,500 www.murfreesborotn.gov Path: Z:\planning\rezon\MPC_GDO1toGDO3.mxd Feet  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 T E N N E S S E E Creating a 6etter quafity of Cife Zoning & Rezoning Applications - other than rezoning to planned unit development $700.00 Zoning & Rezoning Applications - Planned Unit Development, initial or amended $950.00 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 non-refundable application fee (prices listed above). For assistance or questions, please contact a planner at 615-893-6441. To be completed by applicant: APPLICANT :_5 =--=~_,.._,_,~'-"---=--~""""'-'--'~....:....0....._._.,_._-"-+-____._---'=F---==-i..+-----=-___:__---1--___,__,,,""--+......__,,,,,.__,,,,_,,"""-"'-' D Address: 11'R2 Pa.ck Ave . Phone: le /S - FC/ fa - 0000 E-mail address: I b ' tJ' (' @] ~SWctt')Sl>/1 Coo-yx:uues. \ v LDh1 Street Address or I O '\ property description: see mtA.-p LMeel\ Ca I Cerder [0<ckwcyJ and/or Tax map#: See M9f Group: _ _ _ _ _ _ _ _ _Parcel (s): _ _ _ _ _ __ Existing zoning classification: G-D 0 - ..1... Proposed zoning classification: C,..J)o - 3 Acreage:_d: ~Lf- __,__.,.__2: "'---------- ************************************************* Date received: MPCYR.: MPC#: Amount paid: Receipt#: Revised 7/20/2018  APPENDIX A - ZONING (5) The following uses listed on Chart 1 and which may be otherwise permitted by right or by special permit in the underlying zones shall not be permitted as principal uses anywhere in any of the GDO Districts: OTHER HOUSING Fraternity/Sorority Mobile Homes Family Crisis Shelter Family Violence Shelter Mission Student Dormitory Transitional Home INSTITUTIONS Airport/Heliport Cemetery Pet Cemetery COMMERCIAL Adult Cabaret Adult Entertainment Center Adult Motel Adults-only Book Store Adults-only Motion Picture Theater Amusements, Commercial Outdoor Motorized Amusements, Commercial Outdoor Motorized Except Carnivals Beer, Packaged Carnivals Communications Tower Contractor’s Storage Yard Contractor’s Yard or Storage Outdoors Crematory Drive-in Theater Ice Retail Kennels Laundries, Self Service Livestock Auction Lumber, Building Material Manufactured Home Sales Massage Parlor Mobile Home Sales Pawn Shop Pet Crematory Pet Funeral Home Rap Parlor UPDATED: SEPTEMBER 27, 2018 APP A:125  APPENDIX A - ZONING Salvage and Surplus Merchandise Sauna Tattoo Parlor Tavern Taxidermy Studio Wrecker Service Wrecker Service Storage Yard INDUSTRIAL Animal or Poultry Slaughter, Stockyards, Rendering Automobile Dismantlers and Recyclers Mobile Home Construction Paper Mills Petroleum and Coal Products Refining Primary Metals Distribution and Storage Saw Mills Scrap Processing Yard Scrap Metal Processors Scrap Metal Distribution and Storage Secondary Material Dealers Stone, Clay, Glass, and Concrete Products TRANSPORTATION AND PUBLIC UTILITIES Garbage or Refuse Collection Service Refuse Processing Treatment and Storage Landfill Railroad Switching Yard, Terminal, Piggyback Yard Taxicab Dispatching Station Truck or Motor Freight Terminal, Service Facility OTHER Metal, Sand, Stone, Gravel, Clay, Mining and Related Processing Temporary Mobile Recycling Center (6) The following uses listed on Chart 1 and which may be otherwise permitted by right or by special permit in the underlying zones shall not be permitted as principal uses anywhere in the GDO-3 District: INSTITUTIONS Nursery School COMMERCIAL Amusements, Commercial Indoor Amusements, Commercial Outdoor Excluding Motorized Animal Grooming Facility UPDATED: SEPTEMBER 27, 2018 APP A:126  APPENDIX A - ZONING Automotive Repair Barber or Beauty Shop Beer, Packaged Convenience Sales and Service, Maximum 5,000 Sq.Ft. Floor Area Funeral Home Garden and Lawn Supplies Gas—Liquified Petroleum, Bottled and Bulk Gas Station General Service and Repair Shop Glass—Auto, Plate, and Window Glass—Stained and Leaded Greenhouse or Nursery Ice Retail Janitorial Service Karate, Instruction Keys, Locksmith Laundries, Self Service Liquor Store Motor Vehicle Sales Motor Vehicle Service Music or Dance Academy Optical Dispensaries Veterinary Clinic Veterinary Hospital Vehicle Sales Vehicle Wash Video Rental INDUSTRIAL Contractors Storage, Indoor Printing and Publishing. (7) Setbacks and buffer zones. (a) Additional required setbacks. In addition to the buffer zone requirements established in Section 27 of this article for every one foot that any proposed building exceeds thirty-five feet in height the required building setback on the side of the property where the buffer zone is required shall be increased an additional one foot of width. (b) Wilkinson Pike Buffer. [1] A one hundred foot wide buffer area shall be required along the south side of Wilkinson Pike extending from the intersection of Wilkinson Pike and Medical Center Parkway eastward to Van Cleave Lane. [2] Single family residential dwellings shall be permitted within the Wilkinson Pike Buffer and shall be allowed to have driveway access to Wilkinson Pike provided the underlying zoning allows single family dwellings as a permitted UPDATED: SEPTEMBER 27, 2018 APP A:127  APPENDIX A - ZONING use and the following requirements are met: Minimum lot area of 43,560 square feet (1 acre) Minimum front setback of 80 feet from the Wilkinson Pike right-of-way Minimum lot width of 125 feet Minimum side setback of 12.5 feet Minimum rear setback of 30 feet Maximum height of 35 feet [3] The buffer zone shall not be utilized as a storage area. [4] Parking lots, parking structures, accessory structures, dumpsters, temporary structures, storage facilities, or maintenance structures shall not be located within this buffer zone. [5] The following building setbacks will be required along this buffer zone: Multi-family Residential 100 feet Office 100 feet Commercial 100 feet [6] If any buffer requirements are required in accordance with the requirements of Section 27 of this article they shall be placed in addition to the one hundred foot requirement of this buffer area. (c) I-24 Buffer Yard. There shall be a fifty foot wide buffer yard extending along the eastern right-of-way line of I-24 along the entire boundary of the GDO District from Medical Center Parkway southward. In this buffer yard the following shall apply: [1] the buffer yard shall not be utilized as a storage area; [2] no automotive access, parking, storage facilities, maintenance structures, place of business, or dwelling units shall be placed within this buffer yard; [3] all parking areas, service areas, and rear of buildings shall be screened from this buffer yard and I-24; and, [4] a survey prepared by a qualified arborist shall be submitted for review by the Planning Staff. All existing trees located within this buffer with a 6” D.B.H. (diameter at breast height) and greater shall be field located and shown on proposed landscape plans including their size and species. Said trees shall not be removed and shall be preserved. Selected tree removal may be permitted with the review and written approval of the Urban Environmental and Planning Departments. Clear cutting of these trees shall not be permitted. (8) Floor area ratio (F.A.R.) requirements. The maximum F.A.R. permitted in areas with the underlying zoning being Office General (OG) district shall be 0.5. (9) Height regulations (a) GDO-1 Height regulations. The following height regulations shall apply in the GDO-1 district. The maximum building height permitted shall be as allowed in the underlying zoning district. Provided, however, that buildings for the following uses may be constructed to a maximum height as listed below: Office............................................150’ UPDATED: SEPTEMBER 27, 2018 APP A:128  APPENDIX A - ZONING Other commercial...........................75’ Hotel.............................................150’ Hospital........................................150’ Multiple family residential...............75’ (b) GDO-2 Height regulations. The following height regulations shall apply in the GDO-2 district. The maximum building height permitted shall be as allowed in the underlying zoning district. Provided, however, that buildings for the following uses may be constructed to a maximum height as listed below: Office..............................................75’ Other commercial...........................45’ Hotel...............................................75’ Hospital..........................................75’ Multiple family residential...............45’ (c) GDO-3 Height regulations. The following height regulations shall apply in the GDO-3 district. The maximum building height permitted shall be as allowed in the underlying zoning district. Provided, however, buildings for the following uses may be constructed to a maximum height as listed below: Office............................................150’ Other commercial...........................75’ Hotel.............................................150’ Hospital........................................150’ Multiple family residential...............75’ (d) GDO-4 Height regulations. The maximum building height for all uses in the GDO-4 district shall be 35 feet. (10) Existing single family structures exempted. Existing single family dwellings used for single family residences shall be exempt from all requirements of this ARTICLE III. GDO, GATEWAY DESIGN OVERLAY DISTRICT. (D) Design review process. (1) Design development and review procedure. The design review process applies to site plan development and building design and consists of four phases that are to be conducted and coordinated with the Planning Department and Planning Commission; and in GDO-3 the Administration Department. They are: • Pre-Design Conference (to include Planning Staff and other staff as needed) • Master Plan Review (to include Planning Staff, other staff as needed, and Planning Commission) • Initial Design Review (to include Planning Staff, other staff as needed, and Planning Commission) • Final Design Review (to include Planning Staff, other staff as needed, and Planning Commission) UPDATED: SEPTEMBER 27, 2018 APP A:129 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 5, 2018 PROJECT PLANNER: DIANNA TOMLIN 3.b. Mandatory Referral/ROW Abandonment [2018-727] to consider the abandonment of an alley north of Jackson Street, Charlie Farrer applicant. The requested right-of-way (ROW) abandonment consists of an alley located north of Jackson Street and east of North Academy Street. The alley is 10’ wide by approximately 105’ long and the ROW for it was recorded in 1947 on the Mrs. J.J. Jewell, Jr. Property subdivision plat, which has been included in the agenda packet for the Planning Commission’s reference. Mr. Charlie Farrer owns the two adjacent lots to the east (actually consisting of three lots -- 4, 5, and 6 -- on the original plat) and is requesting the abandonment of this ROW in order to incorporate all or part of it with his property. The alley borders a total of five parcels; however, the only parcel that appears to actually use it is 305-307 Jackson Street, which is owned by Mr. Farrer and appears to rely on the alley for some of its parking. In addition, Mr. Farrer’s other lot on the east side of the alley, which is vacant, relies on the alley as its sole access to public road frontage. If the alley ROW is abandoned, then this parcel (lots 4 and 5) would be required to be combined via a subdivision plat with one of the adjacent parcels with road frontage. Staff has prepared a ROW abandonment study and it is included in the agenda packet. The only utility that appears to need an easement retained is Atmos Energy. Staff recommends that any approval of this ROW abandonment request be made subject to the following comments: 1) The applicant shall be required to submit the necessary documents to the Legal Department required to draft the quitclaim deed. 2) The applicant shall be responsible for recording the quitclaim deed. 3) The abandoned ROW shall be incorporated into the existing parcel(s) via a subdivision plat recorded at the Register of Deeds Office. The subdivision plat shall also combine lots 4 and 5 with lot 6 or lot 3 in order to avoid creating any illegal lots of record. 4) Utility easements, including an easement for Atmos Energy, shall be retained as needed to accommodate existing and proposed utilities. The Planning Commission will need to conduct a public hearing, after which it will need to discuss this matter and then formulate a recommendation for City Council.  E OA K S T C OU R T L AN D S T G ST E CHESTN MY ST U T ST N SPRIN N ACADE Right-of-Way Proposed to be Abandoned JACKS ON ST Proposed Right-of-Way Abandonment for Alley North of Jackson Street GIS Department City Of Murfreesboro Ê 111 West Vine Street Murfreesboro, Tennessee 37130 0 50 100 200 300 www.murfreesborotn.gov Path: Z:\planning\ROW Abandonment\JacksonStROW.mxd Feet  Page |1 Memorandum To: Donald Anthony, AICP, Planning Director From: Dianna Tomlin, AICP, Principal Planner Date: November 27, 2018 Re: Right-of-way abandonment- alley north of Jackson Street Please find below a summary of the responses received regarding the captioned right-of-way (ROW) abandonment. In summary: Murfreesboro Water Resources Department (MWRD) MWRD does not have any existing water and/or sewer mains within the abandonment area. Because Planning will condition the approval on the creation of one lot of record from lots 4, 5, and 6 of the JJ Jewell Property Subdivision, MWRD doesn’t have any need to reserve any easements to provide services to lots 4 and 5. MWRD does not object to the ROW abandonment. Consolidated Utility District (CUD) This request is not in CUD’s service area and thus has no impact on CUD. Murfreesboro Electric Department (MED) MED does not object to the ROW abandonment and has not requested any additional easements. Middle Tennessee Electric Members Cooperative (MTEMC) This request is not in MTEMC’s service area and thus has no impact on MTEMC. AT&T AT&T does not object to the ROW abandonment and has not requested any additional easements. Planning & Engineering Department 111 West Vine Street * Post Office Box 1139 * Murfreesboro, Tennessee 37133-1139 * Phone 615 893 6441 * Fax 615 849 2606 TDD 615 849 2689 www.murfreesborotn.gov  Page |2 Atmos Energy Atmos Energy Corporation potentially has service lines in the alley ROW and requests that a 5’-wide easement be retained. Comcast Comcast does not object to the ROW abandonment and has not requested any additional easements. Engineering Department Any approval of this ROW abandonment should be subject to submission and recording of a deed transferring the abandoned ROW and a plat combining the lots on the east side of the alley into one lot. In order to facilitate the abandonment process, the applicant should provide a legal description and exhibits necessary for the City to draft the necessary legal documents as well as any recording fees. In addition, the ROW abandonment should be subject to the final approval of the legal documents by the City Attorney. Transportation Department The Transportation Department does not object to the ROW abandonment. Police Department The ROW abandonment will not affect the Murfreesboro Police Department. Solid Waste Department The ROW abandonment will not affect the Solid Waste Department. Planning & Engineering Department 111 West Vine Street * Post Office Box 1139 * Murfreesboro, Tennessee 37133-1139 * Phone 615 893 6441 * Fax 615 849 2606 TDD 615 849 2689 www.murfreesborotn.gov MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 5, 2018 PROJECT PLANNER: DIANNA TOMLIN 3.c. Zoning application [2018-436] to amend the Sunset Ridge PRD to allow front-entry garages on 3 lots on approximately 0.58 acres located along Sunray Drive, Chip Loyd applicant. The subject property consists of three existing lots on Sunray Drive located in the Del Sol Commons Subdivision, which is located north of Joe B Jackson Parkway and west of Manchester Pike. These lots are a part of the Sunset Ridge PRD (Planned Residential District), which was approved by the City Council in 2004. The overall Sunset Ridge PRD consists of both single-family detached homes and townhomes. Select lots near the entrance to the single-family detached portion of the development were required by the PRD to have “internal access garages” (i.e., courtyard-entry garages). All but three of these lots have had single-family dwellings constructed on them. The current developer (who is not the original developer) is requesting an amendment to the PRD to allow for the proposed homes on the three remaining lots to utilize front-entry garages instead of “internal access garages.” He indicates in this letter that this is more practical due to the size of the lots. The majority of homes in the Del Sol Commons Subdivision already utilize front-entry garages. No other changes to the PRD are proposed with this amendment. The approved PRD requires the exterior materials for the select lots to consist of a minimum 65% masonry. The applicant has indicated that the three proposed homes will comply with this requirement, as they will consist of a minimum of 65% fiber cement siding and stone. Public Hearing The applicant will be available at the Planning Commission meeting to discuss the proposed rezoning. The Planning Commission will need to conduct a public hearing, after which it will need to discuss this matter and then formulate a recommendation for City Council.  WARMINGF SUNTRO DR PRD SU E ND L-I HT B GOLDEN S ND LIG IELD DR US TR P IC LN UN CT EAT DR RP ETR SUNRAY S TE DR HE NC MA AREA LN KS OO T BR ES W IS I KE LL CH HO PUD AURORA CIR Y JOE B JACKS O N P KW RD REEVES D H-I HA R RI C PID PRAIRIE V CA LL IEW DR AW MANNON C T AY CT Zoning Request for Property Along Sunray Drive GIS Department City Of Murfreesboro PRD Amendment (Sunset Ridge PRD) 111 West Vine Street Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Ê 0 250 500 1,000 1,500 Path: Z:\planning\rezon\SunsetRidgePRD.mxd Feet MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 5, 2018 PROJECT PLANNER: MARINA RUSH 3.d Zoning application [2018-437] for approximately 18.7 acres located along Veterans Parkway and Kingdom Drive to be rezoned from RS-15 and CL to CF, Swanson Developments, LP applicant. The subject property is located along the east and west sides of Veterans Parkway and the north and south sides of Kingdom Drive, as shown on the attached map. The requested rezoning to CF is to allow for commercial development to occur along this major arterial road, and consists of the following parcels:  Tax Map 100, Parcel 6.03 (6.0 acres) rezone from RS-15 to CF  Tax Map 100, Parcel 6.03 (1.9 acres) rezone from CL to CF  Tax Map 100, Parcel 8.06 (10.8 acres) rezone from CL to CF Adjacent Zoning and Land Uses Adjacent zoning includes RS-15 and RM-16 to the north, RS-15 and PUD to the east, and Rutherford County unincorporated properties to the west and south. Adjacent land uses are single-family residences to the north along Veterans Parkway and vacant land to the west, north, and south. Overall Creek Elementary School is located to the northeast and the Kingdom Ridge single-family residential subdivision is located to the east across Overall Creek. Future Land Use Map The future land use map of the Murfreesboro 2035 Comprehensive Plan recommends “Neighborhood Commercial” land uses for the portion of the requested area east of Veterans Parkway, and “Suburban Residential” land uses for the portion of the requested area west of Veterans Parkway. The CF zoning district is consistent with the “Neighborhood Commercial” land use designation, but is not consistent with the “Suburban Residential” land use designation. After the public hearing, the Planning Commission should discuss whether or not this is an appropriate instance to deviate from the future land use map for the portion requested west of Veterans Parkway. The applicant has attempted to justify the deviation in his letter with the reasons why he feels the commercial land uses are more appropriate at this location than residential uses. Public Hearing The applicant will be available at the Planning Commission meeting to answer any questions regarding the proposed rezoning. The Planning Commission will need to conduct a public hearing, after which it will need to discuss this matter and formulate a recommendation for the City Council. Murfreesboro 2035 Land Use Plan  CH LENTIL DR GR ACE AVE CONQUES T RD H DR ELIZAB ET HILLS DR HICKORY C HA RI RS-A1 VETERA NS P KW TY LN COURT DR OTTER T RL CONQUER D R TRUT H W AY RS-15 RM-16 ARK LN Y BERYL DR COVENANT RS-15 CL to aCF BLVD KINGD OM D R PUD S APP HIRE CL toa DR MOOREL CF AND LN Zoning Request for Property Located Along Veterans Parkway and Kingdom Drive GIS Department City Of Murfreesboro RS-15 to CF and CL to CF 111 West Vine Street Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Ê 0 250 500 1,000 1,500 Path: Z:\planning\rezon\VeteransPkwyRS15_CF.mxd Feet MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 5, 2018 PROJECT PLANNER: MARINA RUSH 3.e Zoning application [2018-438] for approximately 1.96 acres located along Veterans Parkway to be rezoned from RS-15 to PRD, Swanson Developments, LP applicant. The subject property is located along the east side of Veterans Parkway, north of Kingdom Drive. The property is 1.96 acres and presently zoned RS-15 (Single-Family Residential). The developer requests to rezone the parcel to PRD (Planned Residential District) in order to construct a clubhouse that would be associated with the development of a multi-family residential complex on the adjoining property to the east. A conceptual site plan for the proposed complex on the adjoining property is included in the pattern book but the layout depicted is for informational purposes only, as the proposed PRD only includes the clubhouse and amenity area. If the zoning request is approved, the subject property must be combined with the land zoned RM-16 via a subdivision plat so that the amenity area is on the same lot of record as the majority of the complex. The Kingdom Crest Clubhouse PRD pattern book depicts a two-story building of approximately 6,200 square feet, a pool, a grilling area, and associated parking. In addition, in order to mitigate impacts on the adjacent single-family residences, there will be 15-foot, Type D landscape buffers along the north and south property lines. Adjacent Zoning and Land Uses Adjacent zoning includes RM-16 to the east, RS-15 to the north, south and west, and CL to the south. Adjacent land uses are single-family homes contiguous to the property to the north and south, Fellowship Bible Church and single-family residential Kingdom Crest Subdivision to the north, vacant land and Overall Creek Elementary School to the east, and a CUD water tower and vacant land to the west across Veterans Parkway. Future Land Use Map The future land use map of the Murfreesboro 2035 Comprehensive Plan recommends “Public/Institutional” as the most appropriate land use for the subject property (see map below). Per the Comprehensive Plan (page 4.26), the characteristics of the Public/Institutional classification are facilities that have institutional functions, including a high degree of visitation and pedestrian activity. When the future land use map was developed for the Murfreesboro 2035, the property was owned by the Fellowship Bible Church. The ownership of the property was likely the basis for its future land use designation. Churches are classified as institutional uses in the Murfreesboro Zoning Ordinance. The proposed rezoning is for the Kingdom Crest Clubhouse PRD pattern book for the development of a clubhouse associated with a future multi-family housing development. This is not consistent with the Public/Institutional designation. As such, the Planning Commission will need to consider whether the proposed rezoning is an appropriate instance to deviate from the recommendations of the Murfreesboro Comprehensive Plan. Murfreesboro 2035 Land Use Plan Public Hearing The applicant will be available at the Planning Commission meeting to make a presentation regarding the proposed rezoning. The Planning Commission will need to conduct a public hearing, after which it will need to discuss this matter and formulate a recommendation for the City Council.  H DR CH GRACE AVE S DR JACK BY ELIZABE RN T HICKORY E HILL S DR RS-A1 CHA RI RANS PKW Y T YL VETE N OTTER T RS-15 RL TRUTH W AY RM-16 AREA C O SIO S PA M LN N CL M DR PUD GDO KI N S AP MO OR RE I EL PH A DR ND LN Zoning Request for Property Located Along Veterans Parkway GIS Department City Of Murfreesboro RS-15 to PRD (Kingdom Crest Clubhouse PRD) 111 West Vine Street Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Ê 0 200 400 800 1,200 Path: Z:\planning\rezon\VeteransPkwyRS15_PRD.mxd Feet KINGDOM CREST CLUBHOUSE Re-Submitted on November 08, 2018 for the December 5, 2018 Planning Commission Public Hearing Submitted: October 25, 2018 A Swanson Developments, LP Project Documents Prepared by: - KINGDOM CREST THE PROJECT..............................................4 Introduction SITE INVENTORY/ANALYSIS................5-8 Location Map Surrounding Zoning Map Survey Utility Map THE MASTER PLAN................................9-10 Overall Master Plan Clubhouse Master Plan AMENITIES.................................................11 Entry Signage / Amenities ARCHITECTURAL CHARACTER.......12-15 Architectural Description Architectural Elevations PLANNED RESIDENTIAL DEVELOPMENT APPLICATION .........................................16 Documents Prepared by: DEVELOPER: SWANSON DEVELOPMENTS, LP DAVID HENDRICKSON, PLA 1188 Park Avenue . Murfreesoboro, TN 37129 . 615-896-0000 100 East Vine Street, Suite 402 . Murfreesoboro, TN 37130 615-546-6050   INTRODUCTION On behalf of Swanson Developments, LP, the purpose of this submittal is to request the creation of a PRD for the property along Veterans Parkway that’s associated with the larger multi- family development to the east. The multi-family development is starting the Site Plan Submittal process and is only being shown in this document for reference purposes only. This request is to revise the property to allow for a main entrance in the Kingdom Crest Development off Veterans Parkway with a clubhouse and associated amenities with it. The request would reduce the vehicular traffic on Otter Trail and in front of the Overall Creek Elementary School This Planned Residential Development for the clubhouse does not change approved zoning densities for the adjacent multi-family project. Planning Objective Kingdom Crest Apartments is a multi-family development that embraces development standards that will be representative of this ever-growing area of Murfreesboro. Proposed as a Planned Residential Development, the Kingdom Crest Clubhouse will be dictated by restrictive standards that will define the character of the clubhouse site. Located on Veterans Parkway to the south of Franklin Road, the Kingdom Crest Apartments will be proceeding through the Site Plan Process as the property is currently zoned RM-16. The property that this PRD pertains to is a 1.96 acre lot that is to the west of the multi-family development. The lot is currently zoned RS-15. The proposed change to Planned Residential allows a visually pleasing entrance off Veterans Parkway that will include a clubhouse and associated amenities. Heavy landscape screening with a Type “D” buffer is part of the clubhouse planned INTRODUCTION residential design. Currently vehicular traffic would have to flow through Otter Trail and in front of the elementary school. An entrance on Veterans Parkway, will greatly reduce the amount of traffic that will travel through the adjacent communities and would reduce the impact on the school’s entrance on Otter Trail. Maintenance of the exteriors of the structures will be in strict accordance with the covenants and restrictions as established by management of the Kingdom Crest Apartments. A maintenance reserve will be established by the developer. 4 LOCATION MAP D FRANKLIN ROA S PARKW AY VETERAN SITE INVENTORY / ANALYSIS OVERALL CREEK ELEMENTARY SCHOOL AIL D PR USE HO OTTER TR B MULTI-FAMILY U E CL SIT SITE (NO ZONING CHANGE) 5  SURROUNDING ZONING MAP Y BOUNDA RY SITE INVENTORY / ANALYSIS SBORO CIT MURFREE D PR USE O U BH E CL SIT MULTI-FAMILY SITE (NO ZONING CHANGE) 6 SURVEY SITE INVENTORY / ANALYSIS PROPOSED MULTI- CLUBHOUSE FAMILY SITE SITE OVERALL CREEK 7  UTILITIES- W A T E R, S E W E R, E L E C T R I C & G A S No blue line streams are on the property. There are no existing ponds or drainage areas on site. There is a low point in the southern section of the property which naturally collects a large portion of the on and offsite runoff and storm drainage and detention will be accommodated on the adjacent multi-family site. Sanitary sewer will be extended from an existing manhole on the west side of Otter Trail. It has already been agreed upon that the proposed clubhouse service will be grouped with the multi-family development. Water service will also most likely come from a connection point along the western side of Otter Trail. Gas lines and overhead electric have been included on the plan for reference. SITE INVENTORY / ANALYSIS 8 OVERALL MASTER PLAN THE MASTER PLAN 15’ TYPE “D” BUFFER 15’ TYPE “D” BUFFER 9  CLUBHOUSE MASTER PLAN Estimated Parking Area Proposed Livability Space Ratio (L.S.R.) Proposed Green Space Proposed Required Parking: 25 (6,180 S.F. / 250) = 24.72 Livability Space: 55,312 sf Required by Design Guidelines: 20% Provided Parking: 25 + 1 accessible Total Floor Area Proposed: 6,180 sf Total Green Space: (85,519 - 43,753) 41,766 sf Livability Space Ratio: (61,492 / 85,519) .71 Green Space Percentage: (43,753 / 85,519) 51% Floor Area Ratio (F.A.R.) Proposed Open Space Ratio (O.S.R.) Proposed Formal Open Space Proposed Total Maximum Floor Area Proposed: 6,180 S.F. Total Site Area: 85,519 S.F. Total Floor Area Proposed: 6,180 sf Required: (85,519 x 5%) 4,276 sf Floor Area Ratio: (6,180 / 85,519) 0.07 Total Open Space: (85,519 - 6,180) 79,339 sf Proposed: 7,980 sf Open Space Ratio: (79,339 / 85,519) .93 Formal Open Space: (7,980 / 85,519) 9.3% 15’ TYPE “D” BUFFER THE MASTER PLAN 15’ TYPE “D” BUFFER 10 ENTRY SIGNAGE / AMENITIES The amenities inside that compliment the clubhouse and the development consist of a cybercafé, a state of the art exercise facility, a business center, a recreation room, and a clubroom for all development activities with a fireplace. The outdoor amenities that surround the clubhouse are a zero-entry salt water, heated pool, a tanning deck with covered seating/cabanas, an outdoor grill area, a fire pit, arbors, an outdoor fireplace, a pergola, and a putting green. An entry sign will be included with this property and a preliminary design can be found below. SITE AMENITIES 4.5’ KINGDOM CREST 10’ ENTRY SIGN RENDERED ELEVATION 11  ARCHITECTURAL DESCRIPTIONS Our two-story clubhouse facility is designed for management operations and for the enjoyment of our residents. The exterior finish is masonry (brick), and concrete siding. The colors will be coordinated by a professional decorator/color coordinator that will be an attraction to the consumer and an asset to the city. Additional emphasis will be placed on the north side of the clubhouse to ensure that it is enhanced to enforce a front entrance feel. This will be the main view from Veterans Parkway and will give the first impressions of the development. The clubhouse is proposed as two stories with varying roof pitches to add extra interest. There will be wrap around porch on the north, east, and west sides as well. Color elevations for this building will be submitted to Planning Commission for approval at the site plan review stage. Our amenity package creates an atmosphere of business, fun, and relaxation. Our staff is constantly interacting with our residents to assist in making our ARCHITECTURAL CHARACTER customer happy to live at all of our communities. The new facility at Kingdom Crest will be a professional presentation and one the city can be proud of. 12 ARCHITECTURAL ELEVATIONS ARCHITECTURAL CHARACTER WEST ELEVATION EAST ELEVATION 13  ARCHITECTURAL ELEVATIONS ARCHITECTURAL CHARACTER NORTH ELEVATION 14 SOUTH ELEVATION ARCHITECTURAL ELEVATIONS ARCHITECTURAL CHARACTER WEST ELEVATION EAST ELEVATION 15  PLANNED RESIDENTIAL DEVELOPMENT APPLICATION 1. A map showing available utilities, easements, roadways, rail lines and public right-of-way crossing and adjacent to the property is included on page 7 & 8 of this document. 2. A graphic rendering of the existing conditions and/or aerial photograph(s) showing the existing conditions and depicting all significant natural topographical and physical features of the subject property; location and extent of water courses, wetlands, floodways, and floodplains on or within one hundred feet of the subject property; existing drainage patterns; location and extent of tree cover; and community greenways and bicycle paths and routes in proximity to the subject property is included on pages 5, 7, and 8 of this document 3. A plot plan, aerial photograph, or combination thereof depicting the subject and adjoining properties including the location of structure on-site and within two hundred feet of the subject property and the identification of the use thereof is shown on page 6 of this document. 4. A drawing defining the general location and maximum number of lots, parcels or sites proposed to be developed or occupied by buildings in the planned development; the general location and maximum amount PLANNED RESIDENTIAL DEVELOPMENT APPLICATION of area to be developed for parking; the general location and maximum amount of area to be devoted to open space and to be conveyed, dedicated, or reserved for parks, playgrounds, recreation uses, school sites, public buildings and other common use areas; the approximate location of points of ingress and egress and access streets; the approximate location of pedestrian, bicycle and vehicular ways or the restrictions pertaining thereto and the extent of proposed landscaping, planting, or screening has been provided on pages 9 & 10 of this document. 5. A tabulation of the maximum number of dwelling units proposed including the number of units with two or less bedrooms and the number of units with more than two bedrooms has been included on sheet 10 of this document. 6. A tabulation of the maximum floor area proposed to be constructed, the F.A.R. (floor area ratio), the L.S.R. (livability space ratio), and the O.S.R. (open space ratio) have been included on page of this document. 7. A written statement generally describing the relationship of the proposed planned development to the current policies and plans of the City and how the proposed planned development is to be designed, arranged and operated in order to permit the development and use of neighboring property in accordance with the applicable regulations of this article has been included in the Site Layout Description on sheet 10 of this document. This application is seeking approval of a specific use on the property. 8. The planned development is not proposed to be constructed in stages or units during a period extending beyond a single construction season. 9. Proposed means of assuring the continued maintenance of common space or other common elements and governing the use and continued protection of the planned development will be met with the establishment of management for the clubhouse and multi-family housing as noted on sheet 4 of this document. 10. A statement setting forth in detail the bulk, use, and/or other regulations under which the planned development is proposed is included in the Site Calculations on sheet 10 of this document. 11. No overlay zone or any special flood hazard areas are associated with this project. 12. There are no streets associated with the project with any proposed improvements as depicted on the Murfreesboro Major Thoroughfare Plan. 13. The name, address, telephone number, and facsimile number of the applicant and any professional engineer, architect, or land planner retained by the applicant to assist in the preparation of the planned development plans has been included on the third page of this document. 14. Architectural renderings, architectural plans or photographs of proposed structures with sufficient clarity to convey the appearance of proposed structures as well as a written description of proposed exterior building materials including the siding and roof materials, porches, and decks. The location and orientation of exterior light fixtures and of garages shall be shown if such are to be included in the structures has been included on pages 12-15 and will be expanded on as the project progresses and is refined further. 15. A development entrance sign is proposed for this project and is depicted on sheet 11 of this document. 16 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 5, 2018 Proposed amendment to the Zoning Ordinance regarding Chart 1 Endnotes, Uses Permitted by Zoning District [2018-808], pertaining to multiple-family residential use in the MU zoning district, City of Murfreesboro Planning Department applicant. The purpose of this proposed Zoning Ordinance revision is to establish ratios for multi-family residential projects in the MU zoning district. For development areas consisting of fewer than ten acres, no more than 50 percent of the developable land area could be set aside for multi- family residential projects. For development areas consisting of ten or more acres, no more than 25 percent of the developable land area could be set aside for multi-family residential projects. The purpose of establishing such ratios is to ensure that properties with MU zoning are designated for a mix of uses rather than for multi-family residential alone. Section 21 of the Zoning Ordinance indicates that the purpose of the MU district is to “allow a mixture of land uses both vertical and horizontal, including commercial and institutional uses.” This revision is consistent with the clearly-stated purpose of the MU district set forth in Section 21 of the Zoning Ordinance. Planning staff will be available at the Planning Commission meeting to discuss this request and answer any questions. The Planning Commission should conduct a public hearing and then make a recommendation to the City Council.  ORDINANCE 18-O-___ amending Murfreesboro City Code Appendix A—Zoning, Chart 1 Endnotes, Uses Permitted by Zoning District, pertaining to multiple-family residential uses in the MU zoning district, City of Murfreesboro Planning Department, applicant [2018-808]. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MURFREESBORO, TENNESSEE, AS FOLLOWS: SECTION 1. Appendix A, Chart 1 Endnotes, Uses Permitted by Zoning District, of the Murfreesboro City Code is hereby amended by inserting new 22. to read as follows: 22. In the MU district, each development shall include uses from no fewer than two (2) of the following use categories listed in Chart 1 of this article: dwellings, other housing, institutions, and commercial. For purposes of this endnote, the following uses shall also satisfy the requirement for a minimum of two use categories in the MU district: office, regional shopping center, and community shopping center. In developments consisting of ten (10) or more acres in the MU zoning district, the use “dwellings, multiple-family” shall constitute no more than twenty-five (25) percent of developable land area. In developments consisting of fewer than ten (10) acres in the MU zoning district, the use “dwellings, multiple-family shall constitute no more than fifty (50) percent of developable land area. For purposes of this endnote, “development” shall refer to a clearly delineated area for which a master plan has been submitted in accordance with Article III, GDO, Gateway Design Overlay District. For purposes of this endnote, “developable land area” shall include land not constrained by: natural resources, features, or barriers; historically-significant areas or structures; or overhead or underground transmission lines or easements. SECTION 2. That this Ordinance shall take effect fifteen (15) days after its passage upon second and final reading, the public welfare and the welfare of the City requiring it. Passed: Shane McFarland, Mayor 1st reading 2nd reading ATTEST: APPROVED AS TO FORM: Melissa B. Wright Adam F. Tucker City Recorder City Attorney SEAL