Planning Commission

Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. Members Present Staff Present Bob Lamb, Chairman Donald Anthony, Planning Director Kathy Jones, Vice Chair Matthew Blomeley, Assist. Planning Director Eddie Smotherman Margaret Ann Green, Principal Planner Warren Russell Marina Rush, Principal Planner Ronnie Martin Sam Huddleston, Executive Director Development Services Jennifer Garland Lexi Stacey, Recording Assistant David Ives, Assistant City Attorney Chairman Bob Lamb called the meeting to order after determining there was a quorum. Public Hearings Zoning application [2019-402] for approximately 2.79 acres located along Sulphur Springs Road, West Kingwood Drive and Elliott Drive to be rezoned from RS-15 to PRD (Sulphur Springs Point), Randy Friedsam applicant. Ms. Margaret Ann Green explained that this request is to rezone 2.79 acres along Sulphur Springs Road, from RS-15 to PRD for 25 townhomes. Ms. Green summarized the staff report, which was made available in the agenda packet provided to the Planning Commission. Ms. Green noted that this plan allows for about eight units per acre, but the 2035 Comprehensive Study suggests three to four units per acre for this area. Mr. Clyde Rountree was in attendance to represent the applicant. He discussed the proposed plan, noting the following: • Townhome development • 3 bedrooms per townhouse • 1 car garage and 2 parking spots for • Amenity Center and pavilion each townhouse • Grilling station and dog run as • Brick, stone, cement fiber board as additional amenities primary materials • Type A buffer where the • Asphalt shingle roofing development abuts other residential • Staggered fronts, with small porches • 85 parking spots • Maximum 35’ height • 6076 sq. ft. of formal open space • 1,500 sq. ft. minimum • Elliot Drive connection  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. Mr. Eddie Smotherman asked that the mail kiosk be moved under the pavilion for parking and weather coverage. Mr. Rountree said that it would not be a problem to do so. Ms. Kathy Jones pointed out that page two lists that there are 27 townhomes, whereas the rest of the pattern book lists 25 townhomes and asked for it to be corrected. Mr. Ronnie Martin expressed a concern with how dump trucks and emergency services vehicles will navigate the large curves in the roads with this development. Chairman Bob Lamb opened the public hearing. The following residents spoke during the public hearing: • Robert Thomas (313 Chamberlain Drive) asked staff if there was going to be an access point on Sulphur Springs Drive. • Robert Lewis (314 Kingwood Drive) opposed the project due to traffic and density concerns. • Randy Johnson (1116 Elliot Drive) had concerns regarding stormwater, architecture, access, and the proposed Type A buffer. • Paul Christison (702 Woodmont Drive) opposed the project due to green space and density concerns. • Tom Parrish (614 Woodmont Dive) opposed the proposed project due to stormwater concerns. Chairman Bob Lamb closed the public hearing. Ms. Green noted that the City has plans to widen Sulphur Springs Road. Mr. Rountree asked for a deferral to work with the applicant on the pattern book regarding the buffer and emergency access. Ms. Jones asked Mr. Rountree if he would include more green space as well. Mr. Eddie Smotherman made a motion to defer, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Zoning application [2019-401] for approximately 6.9 acres located along New Salem Highway and Armstrong Valley Road to amend the Weston Village PUD, Bob Patel and Mike Chaudary applicant. Ms. Marina Rush explained that this rezoning request is for an existing PUD to be amended. Ms. Rush summarized the staff report, which was made available in the agenda packet provided to the Planning Commission. Ms. Rush noted that this use is consistent with the Future Land Use Map. It allows for up to four stories and 60 units per acre. The current approved PUD allows for 24 dwelling units; the proposed zoning  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. allows for 85 units. The retail space would decrease from 56,200 square feet to 30,800 square feet. Mr. Rob Molchan, Ms. Candance Striver, Mr. Michael Hindman and Mr. Matt Taylor were in attendance to represent the applicant. They discussed the proposed plan, noting the following: • PUD amendment • Interior corridors and • 85 residential dwelling units elevators • 4 buildings total • Garages to be “tucked • 3 mixed-use buildings, 1 residential-only under” building building • Club house for residents • Outdoor dining areas between buildings • Fitness Center for • Retail space decrease 56,200 square feet to residents 30,800 square feet • Internal trash rooms • Brick and fiber cement as primary materials • Pool as amenity • Mansard roofs Mr. Eddie Smotherman asked if there can be more signage at the median on Weston Blvd. to prevent drivers from going the wrong way. Mr. Sam Huddleston said that City staff can look into it. Chairman Bob Lamb opened the public hearing. The following residents spoke during the public hearing: • Mark Allen (2729 Avington Court) opposed the project due to architecture, density, traffic, and short-term rental concerns. • Beverly Flinn (2737 Sterlingshire Drive) opposed the project due to density and traffic concerns. • Joe Ornelas (2723 Sterlingshire Drive) opposed the project due to architecture concerns. Mr. Ornelas requested that the following changes be made in the pattern book: buildings “A” and “B” be changed to 2 stories; the architecture be changed to similar design of Weston Village; decorative black street lights and signs to be installed instead of the standard lights and signs; the fence be a black farm fence; and bike racks and a dog park be added to the plan. Chairman Lamb closed the public hearing.  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. Mr. Rob Molchan noted that the applicants are considering a black farm fence around the perimeter. Street lights will be standard lights to match Weston Village. The covenants, conditions and restrictions are separate in Weston Village and the proposed development. Mr. Molchan added that the rooftop deck on building “D” would have a rooftop deck for residents only. Ms. Shriver relayed to the Planning Commission that she would look into softening the architecture. Ms. Kathy Jones made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Zoning application [2019-403] for approximately 41.69 acres located along Cason Trail to be rezoned from RS-10 to PRD (Hidden River Estates PRD), Blue Sky Construction applicant. Ms. Marina Rush explained that this rezoning request is for a 374- unit townhome development located along Cason Trail near the Greenway’s Cason Trailhead. Ms. Rush summarized the staff report, which was made available in the agenda packet provided to the Planning Commission. Ms. Rush noted that this property is currently zoned RS-10. The development would include three different townhome styles with a range of sizes. Ms. Rush added that there would be two entrances on Cason Trail and an emergency access that would connect to Eastview Drive. Ms. Rush went over concerns that the residents expressed at the neighborhood meeting, including: • Density • Murfreesboro 2035 Map 2.4 • Traffic • 2040 Major Transportation Plan • Greenspace • Loss of habitat • Flood zone • Bike Lanes Mr. Clyde Rountree, Mr. Bill Huddleston, and Mr. Brian Burns were in attendance to represent the applicant. Mr. Rountree discussed the proposed plan, noting the following: • Gated community • 3 phases over 7-10-year period • 3 townhome types • Adjacent to Greenway • 2-3 bedrooms per unit • 3 access points to the Greenway • 374 total homes • 12 acres of green space • Brick, Hardie Board, Stone as • 3,000 square foot amenity center and primary materials pool • “The Row” and “The Estates” will • Dog park and play fields have 1-2 car garages • Over one mile of sidewalks • “The Villas” will have common parking  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. Mr. Eddie Smotherman asked Mr. Rountree how users of the Greenway who are not residents of the development would be prevented from using the Greenway access points to get into the development. Mr. Rountree replied that they are working with the Parks and Rec Department to come to a solution, whether it be gated, and access will only be granted with a key-code or key fob, or with signs that indicate that it is a private walkway. Mr. Bill Huddleston discussed the Traffic Impact Analysis that was prepared by Huddleston- Steele Engineering, which was made available to the Planning Commission. Mr. Huddleston also addressed the drainage concerns and noted that the two detention ponds will capture all water that falls on the property, hold it for 24 hours so that the sediment settles, and then clean water would go to the river. Chairman Bob Lamb opened the public hearing. The following is a summary of issues raised by speakers at the public hearing: • Tavner McKelley (1941 Stoney Meadow Dr.) opposed the project due to loss of habitat concerns. • Jim Stephens (2534 Wellington Pl.) opposed the project due to traffic and safety concerns. • Jaqcuelyn Brown (2302 Riverstone Dr.) opposed the project due to floodplain concerns. • Beverley McNutt (2129 Eastview Dr.) opposed the project due to the high price of the units and construction traffic concerns. • Cory Colley (1311 Dodd Trl.) opposed the project due to school overcrowding. • Robert Armstrong (1215 River Rock Blvd.) opposed the project due to traffic concerns. • Tara Jones (803 Cason Ln.) opposed the project due to traffic and noise pollution concerns. • Tricia Gately (1002 E. Northfield Blvd.) opposed the project due to loss of bird habitat concerns. • Everett Davis (803 Cason Trl.) opposed the project due to it being near the Greenway. • Chris Everett (1949 Stoney Meadow Dr.) opposed the project due to traffic concerns. • Kevin Finn (433 Drema Ct.) opposed the project due to loss of habitat concerns.  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. • Mariah Phillips (1332 Dodd Trl.) opposed the project due to loss of green space, overdevelopment, and noncompliance with the Murfreesboro 2035 plan. • Morgan Corley (2114 Eastview Dr.) opposed the project due to density concerns. • Andrew McKelley (1941 Stoney Meadow Dr.) opposed the project due to floodplain concerns. • Chris Barnes (1237 Cason Trl.) opposed the project due to construction entrance concerns. • Diane Wiseman Parker (2101 Wimbledon Dr.) opposed the project due to concerns with fire protection. • Richard Queen (1406 Knight Dr.) opposed the project due to concerns with traffic and access points. • Richard Louts (2430 Maybrook Ct.) opposed the project due to concerns with density. • Mike Green (2107 Gaston Ct.) opposed the project due to it being near the Greenway. • Leah Wiggins (1711 Benjamin Dr.) opposed the project due to density concerns. • Cynthia Allen (206 Peacock Ave.) opposed the project due to floodplain, affordable housing, and density concerns. • Jim Butler (1310 River Rock Blvd.) opposed the project due to concerns with density. • Mike Copp (642 Cason Ln.) opposed the project due to safety concerns and infrastructure needing to be updated. • Jennifer Oliver (1225 Cason Trl.) opposed the project due to loss of habitat and traffic concerns. • Betty Butler (1310 River Rock Blvd.) opposed the project due to it being near the Greenway. • David Landry (3311 Springhouse Dr.) opposed the project due to traffic concerns. • Carrie Hord (1229 Cason Trl.) opposed the project due to traffic concerns. • Matt Trotsky (804 N. Maney Ave.) opposed the project due to it being near the Greenway. Chairman Bob Lamb closed the public hearing. Mr. Sam Huddleston, Mr. Donald Anthony, Mr. Bill Huddleston, and the Planning Commission discussed a few of the concerns that were voiced by the public, noting the following:  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. • Cason Lane and Old Fort Parkway are the City and TDOT’s responsibility for updating. • Highway 99 is currently being widened and updated by TDOT. • Two current access points are on Cason Trail, but more potential access points with the surrounding properties as they develop. • On-street parking is permissible on residential roads as long as the vehicles are not blocking driveways, fire hydrants, and intersections. On-street parking is not permissible when the streets are striped. • There is no easement in place yet for the emergency access connection to Eastview Dr. There is approximately 300 feet between the emergency access point and the Eastview Dr. stub. • Fire Station No. 9 will service this area, equipped with a new ladder truck and rescue vehicle. • The Floodplain Management Ordinance allows for development in the floodplain. It will require the developer to fill that area and contain any runoff. • The development does not hinder or alter the Greenway. • Murfreesboro City Schools will accommodate children from this development. • The proposed density does coincide with the Murfreesboro 2035 Plan. Ms. Jennifer Garland expressed her concerns with the access points. Ms. Kathy Jones asked if there was any way to approve only one section of the pattern book. Chairman Lamb clarified that since there are no concrete plans for the surrounding properties and therefore no concrete plans for future access points, the Planning Commission may be okay with approving the first section of this pattern book. Chairman Lamb and Mr. Warren Russell suggested that the emergency access point on the north side of the property be made into a full access. Mr. Bill Huddleston explained that the property owner to the north has committed to an easement for an emergency access point but not a full access point. Mr. Eddie Smotherman made a motion to defer, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Chairman Lamb approved the minutes of the January 9th, 2019 Planning Commission meeting as submitted. There being no further business the meeting adjourned at 10:40 pm.  Minutes of the Murfreesboro Planning Commission February 6th, 2019 Council Chambers 6:00 P.M. _________________________________ Chairman _________________________________ Secretary