Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 1:00 P.M. CITY HALL Members Present Staff Present Kathy Jones, Chair Donald Anthony, Planning Director Ken Halliburton, Vice Chair Matthew Blomeley, Assist. Planning Director Eddie Smotherman Margaret Ann Green, Principal Planner Warren Russell Dianna Tomlin, Principal Planner Ronnie Martin Marina Rush, Principal Planner Chase Salas Amelia Kerr, Planner Carolyn Jaco, Recording Assistant David Ives, Assistant City Attorney Katie Noel, Project Engineer Matt Fasig, Traffic Engineer Brad Barbee, Landscape Site Plan Inspector Austin Cooper, Planner 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. The Maples, Section 5 [2019-1017] preliminary plat for 44 lots on 16.77 acres zoned RS-12 located along Merryman Lane, Maples Family General Partnership developer. Tippmann Realty Partners Interstate Warehousing [2019-2029] final plat for 1 lots on 65.73 acres zoned L-I located along Joe B Jackson Parkway, Tippmann Realty Partners, LLP developer. Victory Station Apartments, Lot 1 [2019-2030] final plat for 1 lot on 12.18 acres zoned PUD located along Fortress Boulevard, Swanson Development LP, developer. Evergreen Farms, Resubdivision of Lot 1002 [2019-2027] final plat for 2 lots on 3.57 acres zoned PUD located along Saint Andrews Drive and Cason Trail, R&R Partnership, developer. Mr. Ronnie Martin made a motion to approve the consent agenda, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Gateway Design Overlay Robert Rose Village East Lot 3- Pinnacle Bank [2019-3062 & 2019-6006] initial design review for 5,630 ft2 bank on 1.8 acres zoned MU & GDO-1 located along Medical Center Parkway and Livy Dearing Place, Pinnacle Bank developer. Before the discussion began, Chair Kathy Jones and Mr. Ken Halliburton announced they would be abstaining from all discussion and votes for this application. 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. Mr. Manly Thweat and Mr. Neil Parrish were present to represent the applicant. Mr. Manly Thweat came forward to explain the civil design regarding the location of the ATM, the circulation for the site and the right in/right out access drive onto Medical Center Parkway. Mr. Neil Parrish came forward to explain the material and made known there would not be any EIFS material on the building. The proposed drive thru would be located at the back of the building with landscaping, so the area would not be visible from the roadway. The Planning Commission agreed it was a very attractive building; however, the applicant should include a brick base to their building. Mr. Eddie Smotherman made a motion to approve subject to the following: ▪ Amend the Master Plan to allow a right in/right out access drive onto Medical Center Parkway with proper signage and striping; ▪ Add a 24-inch brick base around the entire building; and all other staff comments, seconded by Mr. Chase Salas. There were two abstentions made from Chair Kathy Jones and Mr. Ken Halliburton. The motion passed. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Plats and Plans Westlawn Pavilion [2019-3072] site plan for 77,387 ft2 Regional Shopping Center on 23.9 acres zoned PUD located along Veterans Parkway, Westlawn Boulevard and Shores Road, MAB American Management, LLC 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. This site plan had been designed from the Gateway Design Overlay standards which had been approved with their zoning request. Continuing, Ms. Green made known there were several outstanding comments for this proposal and the applicant has agreed to continue working with staff to address all staff comments. Mr. Wes Magill and Mr. Jeffrey Stahl were in attendance to represent the applicant. Mr. Magill agreed to continue working with staff to address all comments. In addition, Mr. Magill explained there would be two signalized access points with Veterans Parkway, Westlawn Boulevard and Shores Road. Signalization would be constructed with this development. Mr. Jeffrey Stahl explained the material board elevations for the development and the outparcels which addressed the four-sided buildings. The Planning Commission agreed it was a good design; however, they requested for the white EIFS material be changed to a different color for this development. Mr. Magill agreed he would work with staff to change the white color material. Mr. Chase Salas made a motion to approve subject to the applicant continue working with staff in changing the white material color on the building and all other staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Westlawn Commercial, Section 1 [2019-1020] master plan and preliminary plat for 4 lots on 20.74 acres zoned PUD located along Veterans Parkway and Shores Road, Parks-Harney Holdings, GP developer. Mr. Matthew Blomeley began by describing the master plan and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley stated the uses for this site would comply with their approved zoning and their forty-foot landscaping buffer along Shores Road. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 The Planning Commission discussed the development being close to I-840 and having two different areas for traffic signalization. Mr. Matt Fasig assured the Planning Commission that the timing for all the traffic signals would be adjusted to function properly along Veterans Parkway and Shores Road with this commercial development. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. 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. Westlawn Commercial, Section 1 [2019-2031] final plat for 4 lots on 20.74 acres zoned PUD located along Veterans Parkway and Shores Road, Parks- Harney Holdings, GP developer. Mr. Matthew Blomeley began by describing the final plat 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 approve subject to all staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Salem Landing, Section 1 [2019-1018] master plan and preliminary plat for 103 lots on 26.58 acres zoned RS-6 and RM-16 located along New Salem Highway, Tim McClure, developer. Mr. Matthew Blomeley began by describing the master plan and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. He made known this proposed section would be near New Salem Highway. The development would include a mail kiosk with parking and a children’s playground. Due to the large areas of wetlands on this property, Mr. Blomeley requested that additional walking trails be included in the future sections for this development. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. The Planning Commission began discussion their concerns with the size of development having a centralized kiosk with limited parking spaces. Mr. Warren Russell asked if there could be multiple kiosks within this development. Mr. Taylor answered it could be possible to add another kiosk with future development. The Planning Commission expressed their concerns with the amount of traffic being at the mail kiosk and asked for it to be relocated. Mr. Taylor stated he would revise the plans by switching the location of the mail kiosk with the playground open space. This would improve access with traffic and parking at the mail kiosk. Mr. Ken Halliburton made a motion to approve the master plan and preliminary plat subject to changing the placement of the mail kiosk to a different location and all other staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Shalom Farms, Section 1 [2019-1019] master plan and preliminary plat for the extension of Barfield Road on property zoned CH and RM-16 located along New Salem Highway, World Outreach Church, developer. Mr. Matthew Blomeley began by describing the master plan and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. He explained the frontage for this property would create several Commercial Highway zoned parcels along New Salem Highway. The back of the property is zoned RM-16. The master plan provides access points along New Salem Highway. Any access onto New Salem Highway would be subject to Tennessee Department of Transportation approval. In addition, any changes being proposed at Cason Trail for a road connection in the area zoned RS-10 would require a revised Master Plan with future development. In addition, the southwest corner of the property would be resub-divided to prevent an illegal lot of record. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. Mr. Matt Taylor made known there were no immediate plans for the RS-10 portion property becoming an extension of public roadway. However, there is an intent for this area to become a public road. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Mr. Eddie Smotherman made a motion to approve the master plan and preliminary plat subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Cawthon Subdivision [2019-1016] master plan and preliminary plat for 10 lots on 3.6 acres zoned RS-10 located along Oakhaven Drive, Glenn Cawthon developer. Mr. Matthew Blomeley began by describing the master plan and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Will Duke and Mr. Larry Sims were in attendance to represent the applicant. Mr. Larry Sims made known there was one existing brick home on the property, which could possibly be moved onto one of the future lots. Mr. Blomeley commented that would be addressed when a decision has been made on whether to keep or demolish the house. Mr. Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Oakwood Village Townhomes [2019-3054] amended site plan for 85 single-family attached residential dwelling units on 8.16 acres zoned RM-16 located along Hazelwood Street and Old Lascassas Road, Oakland Properties developer. Ms. Amelia Kerr began by describing the amended site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Kerr made known the applicant is requesting to make changes to the currently approved plans by allowing front entry garages and eliminating the rear drive. The new design would occur in two phases with each phase having its own parking spaces, formal open space and solid waste. A letter from the applicant has been submitted to make known she would be willing to work with staff to address all comments. Mr. Will Duke and Mr. Mike Perry were in attendance to represent the applicant. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Mr. Eddie Smotherman made a motion to approve subject to the applicant agree to continue working with the Planning Staff subject to all design guidelines and zoning ordinance criteria for this site plan, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. New Business Zoning application [2019-416] to amend the Asbury Lane PRD to increase the number of single- family, attached units on approximately 74.5 acres located along Asbury Lane, Beazer Homes applicant. Ms. Margaret Ann Green began by describing the zoning application to amend the Asbury Lane PRD from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known staff had requested for a trash compactor to be provided due to the increase of units with this proposal. Mr. Kyle Griffin and Mr. Matt Williams were in attendance to represent the applicant. Mr. Matt Williams explained that the amendment was due to the changes in the housing market. If this request is approved, it would provide a lower price point of housing for a townhome. This type of housing market would be for the consumers who want to live nearby Medical Center Parkway. He requested for dumpsters to be allowed with the increase of units for this development. The Planning Commission agreed a compactor should be included due to the applicant increasing the number of townhomes totaling 101 units for this development. Mr. Williams agreed to work with staff regarding adding a compactor. Mr. Ken Halliburton made a motion to schedule a public hearing on July 10, 2019, subject to adding a compactor, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Zoning application [2019-417] for approximately 2.2 acres located along Manson Pike to be rezoned from RM-16 and GDO-1 to CF and GDO-1, Egbert Rebeiro applicant. Ms. Margaret Ann 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Green began by describing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known this proposal is considered as a speculative zoning change request. Mr. Clyde Rountree and Mr. Larry Sims were in attendance to represent the applicant. Mr. Ronnie Martin made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Hen Halliburton. The motion carried by unanimous vote in favor. Zoning application [2017-439] for approximately 2.5 acres located along West Northfield Boulevard and Sulphur Springs Road to be rezoned from RS-10 to PCD (Sanders Corner PCD), Henry & Linda Brendle applicants. Ms. Margaret Ann Green began describing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Clyde Rountree and Mr. Larry Sims were in attendance to represent the applicant. Mr. Rountree stated a neighborhood meeting had been scheduled for June 25, 2019. At this time there is not a user; however, the applicant has provided uses that would be permitted and uses which would not be permitted in the pattern book. Mr. Ken Halliburton made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Annexation Petition and Plan of Services [2019-506] for approximately 11 acres located along Florence Road, Saraswat Family Trust applicants. Ms. Margaret Ann Green began by describing the annexation request from the staff report, which had been provided to the Planning Commission in the agenda packet. The property is located within the Urban Growth Boundary. Mr. Warren Russell made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Zoning application [2019-420] for approximately 11 acres located along Florence Road and Pointer Place to be zoned PRD simultaneous with annexation, Alcorn Properties LLC applicant. Ms. Margaret Ann Green began by describing the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. This proposal is consistent with the current land use map. Mr. Matt Taylor and Mr. David Alcorn were in attendance to represent the applicant. Mr. Taylor stated that due to the language in the Zoning Ordinance, he requested the applicant not be required to screen the proposed detention areas. Mr. Ronnie Martin requested for staff to address and clarify the verbiage in the Zoning Ordinance regarding whether or not to screen around detention ponds. Mr. Eddie Smotherman made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Zoning application [2019-404] for approximately 1.2 acres located along Bridge Avenue and Power Avenue to be rezoned from RM-12 to PRD (Bridge Avenue Villas PRD), Mustafa Shaban applicant. Ms. Dianna Tomlin began by describing the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. She stated this is considered as a revitalization effort with this proposal. In addition, the applicant is requesting a reduction in the setback along Power Avenue. Mr. Clyde Rountree and Mr. Mustafa Shaban were in attendance to represent the applicant. Mr. Eddie Smotherman made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Zoning application [2019-418] for approximately 0.4 acres located along North Maple Street and West Lokey Avenue to be rezoned from RD to PRD (Maple Key Townhomes PRD), Buford Powell applicant. Ms. Dianna Tomlin began by describing the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Clyde Rountree was in attendance to represent the applicant. The Planning Commission agreed on this request would work well for this area. Mr. Donald Anthony stated the applicant had provided exactly what the City Core Overlay has been aiming towards with their general layout, bulk, density and mass. Mr. Ken Halliburton made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Zoning application [2019-419] for approximately 13.9 acres located along North Tennessee Boulevard to be rezoned from CF to PRD (Brookwood Point PRD), Ole South Properties, Inc. applicant. Ms. Amelia Kerr began by describing the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known this request is not consistent with the 2035 Comprehensive Plan. Mr. Matt Taylor and Mr. Dan Bobo were in attendance to represent the applicant. Mr. Taylor explained an endangered plant had been discovered on this property which changes the open space and detention area. The Planning Commission requested for the applicant provide a statement to address lighting in the applicant’s pattern book before the public hearing. Mr. Chase Salas made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Zoning application [2019-409] for approximately 2.88 acres located along Rucker Lane to amend the Marymont Springs PUD to allow tavern use, Jeff and Sheris Brown applicants. Ms. Marina Rush began by describing the zoning request from the staff report, which had been provided in the agenda packet. She explained the request was for consideration of a wine bar. In addition, the applicant would like to construct an outdoor courtyard for acoustic instruments with operating hours as late as 11:00 PM. This request is not consistent with the 2035 Comprehensive Plan. Mr. Clyde Rountree was in attendance to represent the applicant. Mr. Rountree explained a neighborhood meeting had been conducted on April 9, 2019, which had been well attended. The main concern from the neighbors had been noise. The applicant has agreed to provide restrictions regarding sound. He requested for the language “tavern” use from the Zoning Ordinance be changed to something else. He feels this is a terrible definition for an upscale wine bar. The Planning Commission discussed the proposal and requested that the applicant’s pattern book be revised to address details such as outdoor lighting, sound, days and hours of operation, and outdoor courtyard with live music, etc. Mr. Chase Salas made a motion to schedule a public hearing on July 10, 2019, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 19, 2019 Staff Reports and Other Business There being no further business the meeting adjourned at 4:20 p.m. __________________________________ Chair ___________________________________ Secretary DA: cj 12