Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 6:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Donald Anthony, Planning Director Ken Halliburton, Vice Chair Margaret Ann Green, Principal Planner Eddie Smotherman Marina Rush, Principal Planner Warren Russell Carolyn Jaco, Recording Assistant Ronnie Martin David Ives, Assistant City Attorney Chase Salas Sam Huddleston, Executive Dir. Of Dev. Services Austin Cooper, Planner Chair Kathy Jones called the meeting to order after determining there was a quorum. Public Hearings Zoning application [2019-422] for approximately 24.15 acres located along Shelbyville Pike to amend The Marketplace at Savannah Ridge PUD to modify the site and building design, Baker Storey McDonald applicant. Ms. Marina Rush described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Rush stated the applicant is requesting to amend the overall architecture design and character of the project. She requested for the Planning Commission to review the proposed changes on page 18, from the applicant’s pattern book. In addition, she provided a handout from the original approved pattern book. Mr. Clyde Rountree, Mr. David Baker, Mr. Jeffrey Stalh, and Mr. Bill Huddleston were in attendance representing the applicant. Mr. Clyde Rountree came forward to begin a power point presentation from the applicant’s program book. Mr. Jeffrey Stahl came forward to address the design changes from the longer type commercial buildings; to, multiple outparcel buildings. He made known all of the buildings would have the same materials to match a proposed grocery store. The proposed EIFS would only be used in the 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 signage locations. The materials would be mostly brick, and the large horizontal pieces would be brick. Chair Kathy Jones stated that the applicant’s pattern book is unclear regarding the proposed changes. In addition, in the pattern book, corrections are needed to show the approved three-story building being replaced with a one-story building. Mr. Rountree stated he would make the corrections. Chair Kathy Jones opened the public hearing. Mr. Vince Luczak Titans Circle – does not oppose the development; however, he wanted to know the locations for egress and ingress being a large retail development. Also, he wanted additional information to be provided on know what materials would be used for the townhomes. Would the townhomes be two or three story tall, etc. Chair Kathy Jones closed the public hearing. Mr. Ronnie Martin requested that the adjacent corner property be screened with landscaping from the commercial property. Mr. Roundtree answered it would be addressed. The Planning Commission discussed the proposal making known their concerns with the overall architecture and how traffic would be addressed. Mr. Bill Huddleston came forward to address traffic by stating that this proposal would not change the approved traffic study or traffic plan or the original Tennessee Department of Transportation approval. However, he would make certain there is proper signage and would mark the median appropriately with a uniform traffic control during the site plan submittal. Chair Kathy Jones made a request for the applicant’s pattern book to be revised to address the architecture. Mr. Clyde Rountree stated they would make the changes and provide details for the architecture and townhomes before the next Planning Commission meeting. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 Mr. Ken Halliburton made a motion to defer the zoning request, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Annexation Petition and Plan of Services [2019-507] for approximately 1.01 acres located at 4431 Veterans Parkway, Overall Creek Partners, Inc. applicant. Ms. Marina Rush described the annexation request from the staff report, which had been provided to the Planning Commission in the agenda packet. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the annexation request; therefore, Chair Kathy Jones closed the public hearing. Mr. Vijay Patel the applicant was in attendance to address any questions. Mr. Eddie Smotherman made a motion to approve the annexation request, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 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. applicant. Ms. Marina Rush described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known CH zoning is consistent with the General Commercial land use. However, staff does not support development on this parcel alone without the adjacent parcels. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the zoning request; therefore, Chair Kathy Jones closed the public hearing. The Planning Commission made known their concerns about this property for commercial use due to the size of the property, and the egress and ingress onto Veterans Parkway. Mr. David Ives stated that a condition could be placed on this property not to allow access onto Veterans Parkway if zoned commercial use. The property would only be allowed to have access with joining commercial properties. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 The applicant, Mr. Vijay Patel, came forward to make known he is requesting a commercial zone for retail use. Mr. Bill Huddleston proposed Commercial Fringe zoning for this property with a rectangle building. In addition, he would design the site to have access with joining properties and Veterans Parkway. He requested for a deferral to address staff’s concerns and provide revisions before the next Planning Commission meeting. Mr. Eddie Smotherman made a motion to defer the zoning request, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. 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. Donald Anthony described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Anthony made known the applicant has requested a parking exception to reduce the amount of parking from the required 608 spaces to 350 spaces. Ms. Margaret Butler, Mr. Thomas Rowe, Mr. Charlie Teasley, Mr. Kevin Gunther and Mr. Bill Huddleston, were in attendance to represent the applicant. Ms. Margaret Butler came forward to begin a power point presentation from the applicant’s program book. Ms. Butler addressed the parking exception, which is based on a study of the total number of residents who have vehicles at the Oakland Court and Mercury Court developments. The total number of vehicles was 137 vehicles for 150 homes. With this proposal, there would be 270 parking spaces and 80 visitor parking spaces for the 150 homes. This would be a total of 350 parking spaces, which exceeds their current parking totals. Lastly, Ms. Butler explained the solid 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 waste management for solid waste pick-up and that each home would have proper screening to place their trash receptacle. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the zoning request; therefore, Chair Kathy Jones closed the public hearing. Mr. Ronnie Martin commended those working on this development. He thanked everyone for all the hard work and being involved for a great project in our community. Mr. Eddie Smotherman made a motion to approve the zoning request, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Zoning application [2019-425] for 14.55 acres located west of New Salem Highway and Warrior Drive to be rezoned from L-I to G-I, Charles B. Mitchell, Jr. applicant. Mr. Donald Anthony described the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Anthony stated this zoning request is not consistent with the 2035 Comprehensive Land Use Plan. However, this request may be a significant economic development opportunity for this property, which is driving the zoning request. Chair Kathy Jones opened the public hearing. 1. Ms. Barbara Higgins 718 Oakwood Circle – opposes the zoning request due to possible land use conflicts and incompatibility. 2. Ms. Mariah Phillips 1332 Dodd Trail – opposes the zoning request due to incompatibility with the greenway. 3. Mr. Greg Higgins 718 Oakwood Circle – opposes the zoning request due to possible land use conflicts and incompatibility. 4. Mr. Chris Spence 1969 Stoney Meadow Drive - opposes the zoning request due to land use conflicts and incompatibility. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 Chair Kathy Jones closed the public hearing. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor said the reason for the General Industrial zone is because the user would be working with metals inside the building. The current LI zone does not allow this particular use. There would be trucks at the exterior of the building. Continuing, Mr. Taylor stated, the greenway at this section is on the opposite side of the river and they would be leaving the existing buffers in place for the water protection areas along both sides of the river. In addition, there would be a road constructed between this site and the river. Mr. Ronnie Martin noted that the greenway is on the opposite side of the river. There are protections in place for the waterway and for a development. The trees on the private property belong to the property owner. Regarding the impact with this zoning request, he feels this will give the city a unique opportunity that would be good for Murfreesboro. He is very comfortable with the request and would approve the zoning change. Mr. Eddie Smotherman agreed, stating this is not a significant change with this zoning request. The change is for a particular business to operate on this property. The City owns the section of the greenway, and the City is not selling off any property in this area. This proposal would be under the same restrictions as any other industrial property not to release any type of chemicals, odors, lighting, etc. This proposal is for an economic driver that would create several high paying jobs if it comes to fruition. He is in favor with the zoning change. Mr. Donald Anthony clarified that asbestos manufacturing products or auto dismantling is not permitted in the General Industrial district. Mr. Chase Salas made a motion to approve the zoning request subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 Staff Reports and Other Business Ms. Margaret Ann Green explained that Alcorn Properties had submitted revisions to Shelton Crossing PRD. She provided copies of the proposed changes to the Planning Commission. She asked the Planning Commission to review the changes prior to the project going to City Council. The plan had been approved on July 10, 2019. Now, the applicant has made changes by removing private drive B and reorienting the structures along the main drive. This would also affect the shape of the detention pond that is being placed by the townhome units. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Warren Russell asked whether the units that have been turned would have a buffer. Mr. Taylor answered that each townhome would have a fully enclosed, fenced-in patio. There would be a buffer on the other side of the pond. Ms. Kathy Jones abstained from all discussion. Mr. Eddie Smotherman said this is a better design. Mr. Chase Salas agreed, adding it would be more inviting for the neighborhood. Ms. Green indicated that no vote was needed. She asked the Commission to affirm the proposed changes; all Commissioners present nodded positively. Lastly, Mr. Donald Anthony reminded the Planning Commission of the half-day retreat on September 27 at the Wilderness Station, located at Barfield Park. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 7, 2019 There being no further business the meeting adjourned at 8:00 p.m. ______________________________ Chairman ______________________________ Secretary DA: cj 8