Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Donald Anthony, Planning Director Ken Halliburton, Vice Chairman Matthew Blomeley, Planning Director Eddie Smotherman Margaret Ann Green, Principal Planner Warren Russell Amelia Kerr, Planner Ronnie Martin Dianna Tomlin, Principal Chase Salas Jafar Ware, Planner Carolyn Jaco, Recording Assistant David Ives, Assistant City Attorney Katie Noel, Project Engineer Matt Fasig, Project Engineer Brad Barbee, Landscape Site Plan Inspector Carl Peas, Fire Marshall Chair Kathy Jones called the meeting to order after determining there was a quorum. Consent Agenda Chair Kathy Jones read the following items to be considered for approval. Victory Station Apartments, Lot 1 [2019-1013] preliminary plat for 1 lot on 11.61 acres zoned PUD located along Fortress Boulevard, Steadfast Companies, developer. The Maples, Section 4 [2019-2023] final plat for 38 lots on 15.63 acres zoned RS-8 and RS-12 located along Maples Farm Drive, The Maples, Inc. developer. Mr. Eddie Smotherman made a motion to approve the consent agenda, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Gateway Design Overlay North Church Lot 17 (Las Trojas Cantina) [2019-6004 & 2019-3042] final design & site plan review for 10,501ft2 restaurant on 2.7 acres zoned MU & GDO-1 located along Medical Center Parkway, Conference Center Boulevard and Silohill Lane, Martinez Garcia Properties, LLC developer. Ms. Margaret Ann Green began by describing the final design and 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known this site would have three frontages. The building would have a front along Medical Center Parkway and frontage at the shared drive along Conference Center Boulevard. The applicant has addressed Planning Commissioner’s request to provide a raised island along the right-in and right-out shared drive and has added a 24-inch ceramic tile base under the windows which previously did not any base material. Mr. Matt Taylor and Mr. Michael Hindman were in attendance to represent the applicant. Mr. Michael Hindman came forward making known the architectural changes had been made by adding the ceramic tile material at the windows which would be the closest to the entrance of the restaurant. In addition, he provided sample material of the vertical panel to be used for the roof screen. Mr. Hindman would include these two items that had been presented on the material board. Mr. Matt Taylor came forward to discuss the formal open space area from their site plan on page L1.2. This area would include outdoor seating with benches, a water feature, and a horse statue with a stage coach feature. This outdoor area would be used as a waiting area and would not be used as an outdoor eating area. Mr. Ken Halliburton made a motion to approve the final design review and site plan review subject to all staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. The Avenue Building 2000 [2019-6005 & 2019-3053] initial design review for a 7,801 ft2 addition to an existing Regional Shopping Center on 96.2 acres zoned CH, GDO-1 & PSO located at 2615 Medical Center Parkway, Hines Global developer. Ms. Margaret Ann Green began by describing the initial design review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green explained this proposal is for a new, unnamed tenant. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 Mr. Matt Taylor and Mr. Blake Nelson were in attendance to represent the applicant. Mr. Matt Taylor began by explaining the existing area currently known as “Kids Camp” had not been utilized very much since the opening of the lifestyle center. The owners would like to recapture this space to become more functional by bringing in a high-profile, desirable tenant. These changes would not impact parking spaces. The existing statues and benches which are currently located at this proposed site would be relocated across the street at a larger plaza near The Avenue’s office area. Mr. Nelson came forward to make known the building would include current materials such as white metal panels, EIFS, and limestone masonry; the second level windows would include Bahama-style, pre-finished, metal shutters. The store front color palette would be grays and whites, which would tie in with the current side tenants. The Planning Commission began discussing the new proposal and agreed on the new color palette being a good look. However, there were questions regarding the existing statues and benches being relocated. Ms. Green made known the color palette for this proposal and the relocation of the open area had been approved by The Avenue’s management. Mr. Eddie Smotherman made a motion to approve the initial design review and final design review subject to all staff comments, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Murfreesboro Gateway Vanderbilt Subdivision, Resubdivision of Lots 3 & 4 [2019-2021] final plat for 2 lots on 27.7 acres zoned RS-15, MU, and GDO-3 located along North Thompson Lane and the West Northfield Boulevard extension, New Vision Baptist Church of Murfreesboro developer. Matthew Blomeley began by explaining the final plat review was for the purpose of re-subdividing two existing lots and recording right-of-way for the new West Northfield Boulevard extension. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 Mr. Warren Russell made a motion to approve subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Plats and Plans Magnolia Grove, Section 1 [2018-1012] amended master plan and amended preliminary plat for 124 lots on 41.7 acres zoned PRD located along Yeargan Road, TVLP Management, LLC developer. Matthew Blomeley began by describing the amended master plan and the amended preliminary plat review from the staff report, which had been provided to the Planning Commission in the agenda packet. The reason for amending the master plan and the amended preliminary plat is to address wetlands that have been identified on this property. Therefore, changes have been made to the subdivision layout by revising lots and changing the street layout. However, the total density would not change with these amendments. All amenities are being proposed with this master plan; these include a walking trail around the wetlands and detention areas. Continuing, Ms. Blomeley made known during the final phase of Section 1, the applicant would make connections to Yeargan Road and would construct the road improvements to Yeargan Road, which is consistent with the applicants planned development approval. Mr. Matt Taylor and Mr. Darrel Hon were in attendance to represent the applicant. The Planning Commission began discussing their concerns regarding the amenity center not being constructed until the completion of future phases of development. Mr. Eddie Smotherman commented on how the economy is unpredictable and there is no assurance that a Section 2 would be built in this development. He requested for the amenity center be completed with Section 1. Mr. Taylor explained all of the construction for road improvements along Yeargan Road would be included with Section 1. Therefore, Mr. Taylor and Mr. Hon agreed to construct the amenity center at the completion and recording of the first phase of Section 2 final plat. Mr. Ken Halliburton made a motion to approve the amended master plan and amended preliminary plat subject to the amenity center being constructed after the completion and 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 recording of the first phase of Section 2 final plat and all other staff comments, seconded by Mr. Ronnie Martin. There was one no vote made by Mr. Eddie Smotherman. The motion passed. Carlton Landing [2019-1012] amended master plan for 238 lots on 105.5 acres zoned RS-10 located along New Salem Highway, Cornerstone Development, LLC developer. Matthew Blomeley began by describing the amended master plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. The applicant has made changes to the layout of the master plan by revising lots, creating different stub streets, and showing a significant trail system around the open space. Mr. Blomeley stated these are considered as minor changes. Mr. Chase Salas made a motion to approve subject the amended master plan subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Legacy Pointe, Section 1 [2018-1038] amended master plan and amended preliminary plat for 77 lots on 17.9 acres zoned RS-6 located along Twin Oak Drive, Rutherford County Area Habitat for Humanity, Inc. developer. Mr. Matthew Blomeley began by describing the amended master plan and amended preliminary plat review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor was in attendance to represent the applicant. He made known changes had been made to the location of a stub street. Mr. Eddie Smotherman made a motion to approve the amended master plan and amended preliminary plat subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 Westwind Reserve [2019-1014] master plan for 186 lots on 61.76 acres zoned RS-6 located along Armstrong Valley Road and grading plan, Cornerstone Development, LLC developer. Mr. Matthew Blomeley began by describing the master plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor stated the RS-6 zone would require a higher quality product material for development. Also, this plan would provide a walking trail system around natural features such as wetlands and a significant detention area. Mr. Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. RaceTrac [2019-3033] site plan for 11,969 ft2 convenience sales/gas station on 2.4 acres zoned CH located along NW Broad Street and N Thompson Lane, RaceTrac developer. Ms. Margaret Ann Green began by describing the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known the applicants had been advised to design their site to address future road improvements. She made known the City Engineer had plans regarding a bridge being constructed over Broad Street. In addition, this area includes additional right of way to provide a turn lane off Broad Street that would be near this location. Also, this site plan would need to meet the Tennessee Department of Transportation standards for site access and turn lanes along Thompson Lane and Broad Street. Mr. Matt Taylor and Mr. Victor Sutapaha were in attendance to represent the applicant. Mr. Matt Taylor began by making known this would be the fourth RaceTrac location developed in Murfreesboro. After meeting with City staff, improvements have been made to the elevation of the building which would have two fronts. In addition, they have agreed to move the access point 100 feet further away at the intersection along Broad Street. Continuing, Mr. Taylor made known they have been in contact with TDOT to begin the permit process once a site plan is approved by the Planning Commission. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 The Planning Commission began discussing their concerns with the locations of the future access points for this site. Ms. Katie Noel explained the applicant had met with City Engineering, Planning, and TDOT regarding the design of their proposal which meets all requirements for their access points. Continuing, Ms. Noel made known she had discussions with City Engineer, Mr. Chris Griffith, whom has stated the future development for the bridge over Broad Street is considered as high priority; however, it may be another 15 – 20 years before construction begins. Mr. Eddie Smotherman requested for the shared access drive along Thompson Lane to be designed farther back from the intersection at Broad Street. The farther away the access point is on Thompson Lane, the better it would be. Mr. Matt Taylor agreed and made known he would investigate that idea with the property owners and would bring back information to staff. Mr. Warren Russell made a motion to approve subject all staff comments including shifting the access point on Thompson Lane farther away towards an existing gravel lot, seconded by Mr. Eddie Smotherman. There was one no vote made by Mr. Ronnie Martin. The motion passed. New Business Annexation Petition and Plan of Services [2019-505] for approximately 85 acres located along Lee Lane, James & Virginia Jernigan applicants. Ms. Margaret Ann Green described the annexation request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. Mr. Eddie Smotherman made a motion to schedule a public hearing on June 5, 2019, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2018-411] for approximately 85 acres located along Lee Lane to be zoned H-I simultaneous with annexation, Brian Berryman applicant. Ms. Margaret Ann 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 Green described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. Mr. Ken Halliburton made a motion to schedule a public hearing on June 5, 2019, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2019-413] for approximately 20.06 acres located east of New Salem Highway and south of Middle Tennessee Boulevard to be rezoned from H-I to L-I, Newton & James Molloy Families applicant. Ms. Amelia Kerr described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. Mr. Harney made known this is considered as a down zone. Mr. Eddie Smotherman made a motion to schedule a public hearing on June 5, 2019, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2019-412] for approximately 13.04 acres located along New Salem Highway to be rezoned from OG and RM-16 to RS-A (Type 2) and approximately 1.95 acres to be rezoned from RS-15 to RS-6, Tim McClure applicant. Ms. Amelia Kerr described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ken Halliburton wanted to know if amendments would be made to the zoning requests that were inconsistent with the 2035 Comprehensive Plan. Mr. Donald Anthony replied that this particular property has multiple zoning districts. Staff is currently preparing an amendment to the 2035 Comprehensive Plan. Any changes that would be 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 15, 2019 made to the Comprehensive Plan would be provided to the Planning Commission and City Council for review before a public meeting is held. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. Mr. Ken Halliburton made a motion to schedule a public hearing on June 5, 2019, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Staff Reports and Other Business There being no further business the meeting adjourned at 2:45 p.m. _________________________________________ Chairman _________________________________________ Secretary DA: cj 9