Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Matthew Blomeley, Asst. Planning Director Ken Halliburton, Vice-Chair Margaret Ann Green, Principal Planner Warren Russell Marina Rush, Principal Planner Eddie Smotherman Amelia Kerr, Planner Ronnie Martin Carolyn Jaco, Recording Assistant Jennifer Garland David Ives, Assistant City Attorney Chase Salas Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Inspector 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 South, Lot 5 [2019-2025] final plat for 1 lot on 1.26 acres zoned PUD located along Franklin Road and Swanholme Drive, FS Murfreesboro, LLC developer. Stover’s Glen, Section 3 [2019-1023] preliminary plat for 34 lots on 16.86 acres zoned RS-10 and RS-A, Type 1 located along Stovers Glen and Licinius Lane, Charles Waldron developer. The Meadows at Kimbro Woods, Section 3 [2019-2034] final plat for 51 lots on 13.61 acres zoned PRD located along Veterans Parkway, KW53, LLC developer. Marymont Springs, Resubdivision of Lots 95 and 96 [2019-2035] final plat for 2 lots on 0.74 acres zoned PUD located along Fairhaven Lane and Marylake Way, Chirag and Bina Patel developer. Three Rivers, Section 10 [2019-2039] final plat for 34 lots on 7.35 acres zoned PRD located along Goose Creek Lane, Star Land Co., LLC developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Westwind Reserve, Section 1 [2019-1021] preliminary plat for 61 lots on 26.7 acres zoned RS- 6 located along Armstrong Valley Road, Cornerstone Development, LLC developer. Leech Family Dentist, Lot 1 [2019-2038] final plat for 1 lot on 0.61 acres zoned CH located along Memorial Boulevard, Jeffrey Leech developer. Mandatory Referral [2019-714] to consider the abandonment of a drainage and detention easement north of Joe B Jackson Parkway and east of Manchester Pike, Huddleston-Steele Engineering, Inc. applicant. Ms. Jennifer Garland made a motion to approve subject to all staff comments, including the revised staff comments that were handed out to the Planning Commission members regarding the Mandatory Referral [2019-714], seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Gateway Design Overlay Robert Rose Village East Lot 3- Pinnacle Bank [2019-3062 & 2019-6006] final design & site plan review for 5,630 ft2 bank on 1.8 acres zoned MU & GDO-1 and Master Plan amendment to add a restricted access drive 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 as well as the vote for this application. Ms. Margaret Ann Green began by describing the master plan amendment, final design, and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known the master plan amendment includes a restricted access drive located along Medical Center Parkway and Livy Dearing Place. In addition, the applicant has addressed all staff comments. Mr. Neil Parrish was present to represent the applicant. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Mr. Warren Russell made a motion to approve the final design, site plan and the amended master plan subject to all staff comments, seconded by Mr. Eddie Smotherman. The motion passed by unanimous vote in favor with two abstentions (Chair Kathy Jones and Mr. Ken Halliburton). Saint Thomas Rutherford Hospital [2018-3081 & 2018-6007] initial/final design & site plan review for 1,322 ft2 CT scan addition on 68.4 acres zoned L-I & GDO-3 located at 1700 Medical Center Parkway, Middle Tennessee Medical Center developer. Ms. Jennifer Garland announced she would be abstaining from all discussion and vote regarding this application. Ms. Margaret Ann Green began by describing the initial/final design and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. John Coke and Mr. Dustin Scruggs were present to represent the applicant. Mr. John Coke came forward to explain the brick materials for the new addition being the similar as the existing building. He made known there would not be any exterior openings/windows or signage, only an exit door. The proposed addition would have very little impact to the overall building. Mr. Dustin Scruggs made known the building addition would be constructed on a current paved area. Therefore, there would not be any impact with stormwater. Mr. Eddie Smotherman made a motion to approve both initial and final design review and site plan review subject to all staff comments, seconded by Mr. Ken Halliburton. The motion passed by unanimous vote in favor with one abstention (Ms. Jennifer Garland). Walmart Neighborhood Market [2018-3070 & 2018-6007] initial/final design & site plan review for grocery pick-up addition on 5.8 acres zoned CH & GDO-1 located at 1153 Fortress Boulevard, Walmart Inc. developer. Ms. Margaret Ann Green began by describing the initial/final and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Mr. Jim Gallagher was in attendance to represent the applicant. Mr. Gallagher came forward stating he had addressed all staff comments. Mr. Ken Halliburton made a motion to approve both the initial and final design review and site plan review subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. New Business Zoning application [2019-422] for approximately 24.15 acres located along South Church Street to amend The Marketplace at Savannah Ridge PUD to modify the site and building design, Baker Storey McDonald applicant. Ms. Marina Rush began by describing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known the applicant is requesting the following changes to their approved pattern book:  Decrease the square-footage of commercial the space from 195,000 ft2 to approximately 137,455 ft2;  Increase the number of townhomes from 30 to 37;  Eliminate the four single-family detached residences; and  Relocate the stormwater management areas. Ms. Rush stated, staff has requested for the applicant to make changes to their pattern book. The applicant has agreed to incorporate the requests in their revised pattern book before it is presented at a public hearing. In addition, this request is consistent with the 2035 Comprehensive Plan. Mr. Clyde Rountree and Mr. Bill Huddleston were in attendance to represent the applicant. Mr. Rountree said that relocating the stormwater area would allow more commercial road frontage and that removing the four single-family residences would provide space to improve the overall commercial layout. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Chair Kathy Jones asked if the stormwater area would allow standing water all the time or would the water drain after a storm. Mr. Huddleston answered that it would be a normal wet detention area with water standing after rainfall. It is anticipated the water would draw down after a couple of days. These revisions being proposed to the stormwater area would exceed the City requirements to address stormwater downstream towards Savannah Ridge. Chair Kathy Jones voiced her concerns regarding removing the four homes which would allow a large open space area with a view of a commercial area. She requested for a buffer to be added so the existing residents would not be able to view the commercial buildings. Mr. Huddleston stated he would add a buffer between the pond and the buildings. Chair Kathy Jones asked if the townhomes would have garages just like what had previously been approved. Mr. Huddleston answered that there would not be any garages. Mr. Eddie Smotherman made known his concerns for this proposal showing a left turn lane onto South Church Street. He requested for a right-in/right-out only off South Church Street so the majority of traffic would be coming into the site from Joe B. Jackson Parkway. Mr. Bill Huddleston stated the approved zoning request for this site had been reviewed and approved by staff regarding traffic access points. What is being proposed has the same traffic pattern as the previous approved zoning request. There are no changes to the traffic access points. Ms. Katie Noel stated this proposal has an access towards a signal located at Savannah Ridge. Ms. Marina Rush made known that staff would review further over the next couple of weeks. Mr. Ronnie Martin requested for a buffer to be added for the residences located at Titans Circle and Wycheck Lane and for additional buffer along the stormwater detention area. Mr. Bill Huddleston agreed he would add additional buffering for these areas. Mr. Ken Halliburton made a motion to schedule a public hearing on August 7, 2019, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Annexation Petition and Plan of Services [2019-507] for approximately 1.01 acres located at 4431 Veterans Parkway, Overall Creek Partners, Inc. applicant. Mr. Chase Salas announced he would be abstaining from all discussion and the vote regarding this annexation request. Ms. Marina Rush began by describing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known Staff is not supportive of the annexation request due to the small parcel size. The applicant has made known at this time there is no proposal for development. Mr. Vijay Patel, the applicant, was in attendance to address questions. Mr. Vijay Patel came forward stating he wanted to annex the property into the City for possible future development. Mr. Patel explained that a neighboring property owner is extending sewer in the area and he would like to acquire sewer access onto his property. The Planning Commission began discussion the concerns regarding this parcel being small and it could be developed independently. Mr. David Ives stated that the Planning Commission does not have to accept this application if it determines that it is not good planning to do so. The Planning Commission can decide it may be better for the City of Murfreesboro for this property to be included with a larger development. Mr. Eddie Smotherman stated that the adjoining property is in the City limits with sewer and this property owner is ready to have sewer extended to his property. He feels this request is just an extension of the City limits. Mr. Eddie Smotherman made a motion to schedule a public hearing on August 7, 2019, seconded by Ms. Jennifer Garland. The motion passed by unanimous vote in favor with one abstention (Mr. Chase Salas). Zoning application [2019-421] for approximately 1.01 acres located at 4431 Veterans Parkway to be zoned CH simultaneous with annexation, Overall Creek Partners, Inc. Mr. Chase Salas announced he would be abstaining from all discussion and the vote regarding this zoning request. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Ms. Marina Rush began by describing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known this property is within the Urban Growth Boundary. In addition, the zoning request would be consistent with the 2035 Comprehensive Plan and the future land use map. Mr. Vijay Patel, the applicant, was in attendance to address any questions. Mr. Ken Halliburton made a motion to schedule a public hearing on August 7, 2019, seconded by Mr. Warren Russell. The motion passed by unanimous vote in favor with one abstention (Mr. Chase Salas). Zoning application [2019-423] for approximately 20 acres located along North Academy Street, East Lokey Avenue, East Hembree Street, Christy Court, Palm Court, and Jetton Drive to be rezoned from R-D to PRD (Oakland Court PRD), Murfreesboro Housing Authority applicant. Mr. Matthew Blomeley began by describing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. This rezoning proposal is for a complete redevelopment of Oakland Court. This request would increase the density from 76 dwelling units to 150 dwelling units. This future redevelopment would accommodate all the existing residents at Oakland Court and eventually all the existing residents at their Mercury Boulevard development. In addition, this proposal is consistent with the density recommendations of the 2035 Comprehensive Plan. Lastly, the proposal includes a significant decrease from the required amount of parking. The applicant’s justification is that the actual demand for parking in the Housing Authority’s developments is much less than what is required by the City’s zoning regulations. Mr. Thomas Rowe, Mr. Randy Caldwell, Ms. Allie Montgomery, Mr. Gray Taylor, and Mr. Bill Huddleston were in attendance to represent the applicant. Mr. Randy Caldwell shared a few brief words about the request. In addition, he explained that the decrease in parking came after 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 conducting a survey regarding the parking demands within the existing development. Parking would be provided behind the buildings to prevent vehicles being parked in front of the buildings. Mr. Warren Russell announced he fully supports this application and project. Mr. Gray Taylor came forward to make known the redevelopment would occur in two phases. Phase One would include relocating the current residents until the completion of Phase One. Phase Two would be to relocate the Mercury Boulevard residences until the completion of Phase Two. There would be a total of 150 units, including ninety-one buildings. Mr. Eddie Smotherman requested signage be placed along Academy Street stating no roadside parking permitted. He made known he had spoken with individuals with Oaklands Mansion for their approach regarding this proposal. Overall, they had positive feedback. Also, Mr. Smotherman wanted to know how solid waste would be managed for this development. Ms. Allie Montgomery explained that the trash receptacles would be stored and screened along the side of each building. Solid waste would not be viewed along the main roads. Mr. Smotherman expressed his concerns from page 27, regarding the road design and how it would work with solid waste management. Mr. Caldwell stated the details would be addressed during the site plan layout. Ms. Jennifer Garland wanted clarification regarding the totals for the parking. Mr. Gray Taylor stated that there would be 150 units, 270 parking spaces, 80 visitor parking spaces with a parking total of 350 spaces for this site. Mr. Caldwell said there would be an even distribution of parking for this plan. Ms. Garland expressed her concerns regarding the parking spaces for this size of development. Would this total include on street parking? Mr. Smotherman asked if the residents will be using public transportation? Also, does this proposal include Rover bus stops? Mr. Gray Taylor answered yes, they have provided a covered pergola for a Rover bus stop. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Mr. Ken Halliburton asked for information regarding the blasting that would occur with this proposal. If blasting occurs, how would Oaklands Mansion be protected. He recommended that the blasting contractor should have a seismograph machine attached to Oaklands Mansion. If any damages occur to Oaklands Mansion, there would not be any issues with the construction. Mr. Chase Salas made a motion to schedule a public hearing on August 7, 2019, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Staff Reports and Other Business Mr. Matthew Blomeley said that there has been an economic development opportunity that has warranted a rezoning application. Mr. Charles B. Mitchell, Jr. the applicant, has requested 14.5 acres to be rezoned along Warrior Drive. This property is in the West Point subdivision, which is currently under construction. The property is zoned L-I; however, the applicant requests the property be rezoned to G-I (General Industrial). The G-I zone is a medium-intensity industrial district. The G-I zone will be considered by the City Council during tomorrow night’s meeting for second and final reading. If City Council approves the second and final reading, the zoning classification will go into effect prior to the Planning Commission’s public hearing scheduled on August 7, 2019. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Ken Halliburton wanted to know why the applicant was requesting for this parcel to be a G-I zone since the surrounding parcels were zoned L-I. Mr. Matt Taylor stated the use for this property would be an internal metal fabrication, which is not allowed in the L-I zone. The outdoor component would include tractor-trailers, docking, and storage. His understanding of the internal use is that it would include bringing in raw materials to be assembled. Mr. Eddie Smotherman made a motion to schedule a public hearing on August 7, 2019, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 17, 2019 Mr. Blomeley announced to the Planning Commissioners that Ms. Dianna Tomlin had recently accepted a new position with the City of Franklin, TN. The Planning Department is very excited for Ms. Tomlin and very thankful to her for her dedicated service over the last couple of years. When Ms. Tomlin began working with the City of Murfreesboro, she took on the role of coordinating the 2018 Special Census. Ms. Tomlin worked very hard on the Special Census project and we are very appreciative for all the contributions she has made to the City of Murfreesboro and the Planning Department. There being no further business the meeting adjourned at 2:30 p.m. ________________________ Chair ________________________ Secretary DA: cj 10