Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 1:00 PM CITY HALL Members Present Staff Present Kathy Jones Donald Anthony, Planning Director Eddie Smotherman Matthew Blomeley, Asst. Planning Director Warren Russell Margaret Ann Green, Principal Planner Ronnie Martin Marina Rush, Principal Planner Jennifer Garland Amelia Kerr, Planner Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Inspector Jafar Ware, Planner Sam Huddleston, Executive Dir. of Dev. Services Chair Kathy Jones called the meeting to order after determining there was a quorum. Mr. Ronnie Martin made a motion to approve the minutes from the August 21, 2019, Planning Commission meeting, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Consent Agenda Chair Kathy Jones read the following items to be considered for approval. Carlton Landing, Section 1 [2019-1031 & 2019-3119] preliminary plat for 58 lots on 39.56 acres zoned RS-10 located along New Salem Highway and site plan for amenity center, Cornerstone Development, LLC developer. West Point, Section 3 [2019-1028] preliminary plat for 5 lots on 60.4 acres zoned L-I located along Beasie Road and Warrior Drive, Mr. Charlie B. Mitchell, Jr. developer. Salem Landing, Section 1 [2019-1030] amended preliminary plat for 118 lots on 51.68 acres zoned RS-6 located along New Salem Highway, Mr. Tim McClure developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 West Point, Section 2 [2019-2064] final plat for 1 lot on 33.13 acres zoned L-I located along Beasie Road, Charlie B. Mitchell, Jr. developer. West Point, Section 3, Phase 1 [2019-2063] final plat for 1 lot on 15.64 acres zoned L-I located along Warrior Drive, Charlie B. Mitchell, Jr. developer. West Point, Section 3, Phase 2 [2019-2065] final plat for 1 lot on 18.64 acres zoned L-I located along Beasie Road and Warrior Drive, Charlie B. Mitchell, Jr. developer. West Point, Section 3, Phase 3 [2019-2069] final plat for 1 lot on 10.54 acres zoned L-I located along Beasie Road and Warrior Drive, Charlie B. Mitchell, Jr. developer. Henderson Family Subdivision [2019-2062] final plat for 2 lots on 5.37 acres zoned RS-10 and H-I located along Bridge Avenue, The Henderson Family Properties Limited Partnership developer. Evergreen Farms, Section 37, Phase 1 [2019-2058] final plat for 59 lots on 9.16 acres zoned PRD located along Oak Drive and Secretariat Trace, Evergreen Farms Development, Inc. developer. Primrose School [2019-2054] final plat for 1 lot on 1.55 acres zoned CH located along Irongate Boulevard and Wendelwood Drive, James B Haynes Family Real Estate Partnership developer. Victory Station South PUD, Parcels U & V, Lots 1 & 2 [2019-2052] final plat for 2 lots on 19 acres zoned PUD along Rucker Lane and Swanholme Drive, Swanson Developments, LP developer. Victory Station PUD, Parcel B, Lot 11 [2019-2051] final plat for 1 lot on 1.56 acres zoned PUD located along Mercy Court, Swanson Developments, LP developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 General’s Retreat [2019-2061] amended horizontal property regime plat and final plat for 1 lot on 1.87 acres zoned PRD located along River Rock Boulevard, Linda Martinez developer. Blackman Village, Lots 1-4 [2019-2072] final plat for 4 lots on 17.94 acres zoned PRD located along Manson Pike and Florence Road, Blackman Village, LLC developer. Osborne Estates Subdivision, Section 1, Phase 2 [2019-2057] final plat for 23 lots on 8.05 acres zoned RS-10 located along Osborne Lane and Pomoa Place, Black Diamond Construction, LLC developer. Mr. Eddie Smotherman made a motion to approve the consent agenda subject to all staff comments; including, the motion to remove the final plat, Salem Elementary School [2019- 2066] from the consent agenda for further discussion, seconded Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Gateway Design Overlay Waterstone Lot 6 (Volunteer Behavioral Health) [2019-6009 & 2019-3115] initial design review for 32,000 ft2 medical office and hospital on 2.3 acres zoned MU & GDO-3 located along Williams Drive, Volunteer Behavior Health Care System developer. Ms. Margaret Ann Green summarized the initial design review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green explained this site would have access to William Drive. In addition, it is anticipated to have access to the adjacent Fountains development some point in the future through the extension of a private drive. Mr. Matt Taylor and the applicant’s architect were in attendance to represent the applicant. Ms. Jennifer Garland asked if this proposal had been an approved for a Certificate of Need. Mr. Matt Taylor made known this of type use would only require a license. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 Mr. Eddie Smotherman made a motion to approve the initial design review subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Murfreesboro Gateway Phoenix Parcel Q (Hyatt House) [2018-6017 & 2018-3110] initial design review for 92,277 ft2 hotel on 3 acres zoned MU & GDO-3 located south of Medical Center Parkway and east of Gateway Boulevard, Thor Oaks LLC developer. Ms. Margaret Ann Green summarized the initial design review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known the applicant had gone before the Design Review Committee last month for their review. The DRC had recommended for the EIFS to be reduced to 15 percent or less. Since then, the applicant has reduced the EIFS to meet GDO requirements. Continuing, Ms. Green made known the site would have twelve shared parking spaces with the adjacent property known as The Oaks Development. A shared parking agreement would be required to be reviewed and approved by the Planning Director to be recorded at the Register of Deeds office before final approval. Mr. Matt Taylor and Mr. Jim Hackett were in attendance to represent the applicant. Mr. Taylor made known they had changed the EIFS at the back of the building to a similar color as the proposed brick material. Mr. Jim Hackett made known the pool area would be part of the formal open space. He agreed to address staff’s concern for some type of shading be added to the pool area. Mr. Eddie Smotherman asked if the brick material behind the green shrubbery/living wall on the building would be the same brick material as the building. Mr. Taylor answered yes. Mr. Warren Russell requested for a twenty-four-inch brick base be added to the first floor on the building. Mr. Taylor stated it would be addressed. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 Mr. Eddie Smotherman made a motion to approve subject to all staff comments, including the applicant including a 24-inch defined brick base, providing a shared parking agreement before final approval, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. The Oaks Lot 2-B [2016-3188 & 2016-6018] final design & site plan review for 30,240 ft2 retail on 2.64 acres zoned L-I & GDO-1 located along Medical Center Parkway, Oaks Retail Partners GP developer. Ms. Margaret Ann Green summarized the initial design review, site plan review, and final plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor and Mr. Carlos Hernandez were in attendance to represent the applicant. Mr. Hernandez made known additional parking spaces had been added at this location for the shared parking area with the Hyatt House. In addition, they have made improvements to the building with end caps facing Medical Center Parkway. Mr. Warren Russell made a motion to approve the 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. North Church LLC Property Lot 3 (Avid Hotel) [2019-6008 & 2019-3084] initial design review for 47,225 ft2 hotel on 3.3 acres zoned MU, CH & GDO-1 located along Greshampark Drive and Wilkinson Pike, Vinayak Hospitality, LLC developer. WITHDRAWN Plats and Plans Togrye Subdivision, Section 2 [2019-1029] master plan amendment and preliminary plat for 4 lots on 6.77 acres zoned CF located along Franklin Road and Rucker Lane, Mr. Anthony Togrye, developer. Mr. Matthew Blomeley described the master plan amendment and preliminary plat from the staff report, which had been provided to the Planning Commission in 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 the agenda packet. He explained the amendment being a reconfiguration of the lot lines, which had increased the number of lots. These plans are in good order. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the applicant. Ms. Jennifer Garland made a motion to approve the master plan amendment and preliminary plat subject to all staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. NHK Seating of America, Resubdivision of Lot 1 [2019-1027] master plan and preliminary plat for 4 lots on 50.96 acres zoned H-I located along Joe B Jackson Parkway and Hollis Westbrooks Lane, NHK Seating of America, Inc. developer. Mr. Matthew Blomeley described the master plan amendment and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley requested for the following be addressed before final approval:  The new lot lines are required to meet all landscaping requirements. Therefore, the applicant should continue working with Mr. Brad Barbee to make certain the lots comply with the minimum landscaping requirements.  Continue working with Staff on the shared access easements and maintenance agreement.  The shared access easements are required to be recorded with the final plat. Ms. Jennifer Garland asked, who would maintain the existing drive for the shared access drives? Mr. Blomeley answered, prior to signing the final plat, staff would review and approve a maintenance agreement regarding all shared drives. Mr. Bill Huddleston was in attendance to represent the applicant. Ms. Jennifer Garland made a motion to approve the master plan amendment and preliminary plat 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 SEPTEMBER 18, 2019 NHK Seating of America, Resubdivision of Lot 1 [2019-2055] final plat for 4 lots on 50.96 acres zoned H-I located along Joe B Jackson Parkway and Hollis Westbrooks Lane, NHK Seating of America, Inc. developer. Mr. Matthew Blomeley described the final plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley requested for the following be addressed before final approval:  The new lot lines are required to meet all landscaping requirements. Therefore, the applicant should continue working with Mr. Brad Barbee to make certain the lots comply with minimum landscaping requirements.  Continue working with Staff on the shared access easements and maintenance agreement.  The shared access easements are required to be recorded with the final plat.  Continue working with Staff regarding the new modified lot lines to address all signage requirements before any final plats are signed. Ms. Jennifer Garland made a motion to approve the final plat subject to all staff comments, both verbal and written, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Siegel Soccer Park [2019-3113] site plan for sports turf fields and a 2,902 ft2 indoor practice facility on 125 acres zoned RS-15 located along Cherry Lane and Memorial Boulevard, City of Murfreesboro developer. Ms. Margaret Ann Green described the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green explained this proposal would be a non-traditional structure. The proposed structure is not consistent with the Murfreesboro Design Guidelines/Architectural Design; it would have a galvanized steel frame with durable fabric covers. However, this proposed structure would be a practice facility to be placed within the interior of a larger piece of property. Mr. Bill Huddleston and Mr. Lyle Lynch were in attendance to represent the applicant. Mr. Lynch came forward stating the fabric cover for the structure would be more energy efficient than a metal 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 building. Ms. Garland wanted to know what was the life expectancy for this type of structure? Mr. Lyle Lynch answered, twenty years or longer. If needed the structure could be re-covered after 20 years. Mr. Warren Russell wanted to know if there would be any issues for the City not meeting the Murfreesboro Design Guidelines/Architecture. Mr. David Ives made known City government could allow exceptions to City facilities. This proposal is a unique use to be placed internally on the City-owned property. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. New Business Annexation plan of services and annexation petition [2019-511] for approximately 297.5 acres located along Joe B Jackson Parkway and Elam Road, Betty Harris Dempsey applicant. Ms. Marina Rush described the annexation plan of services and annexation petition 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 October 2, 2019, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Zoning application [2019-432] for approximately 200.1 acres located along Joe B Jackson Parkway and Elam Road to be zoned G-I simultaneous with annexation, Betty and Elizabeth Dempsey applicants. Ms. Marina Rush described the zoning application 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. Taylor explained the floodway along this property would be approximately 1,600 feet of buffer between 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 the residential properties that is located across the railroad tracks. This would be considered as a substantial buffer. In addition, in this area the Tennessee Department of Transportation has been reviewing signalized interchanges for future safety improvements. Mr. Warren Russell made a motion to schedule a public hearing on October 2, 2019, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2019-433] for approximately 23 acres located along Veterans Parkway to be rezoned from RS-10 to PRD (Veterans Cove PRD), Alcorn Properties, LLC, applicant. WITHDRAWN Zoning application [2019-426] for approximately 122.19 acres located along Cason Trail, Eastview Drive, and Racquet Club Drive to be rezoned from RS-10 and RS-15 to PUD (Hidden River Estates PUD), Blue Sky Construction, applicant. Ms. Marina Rush described the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Marina Rush made known a second neighborhood meeting had been conducted on July 15, 2019. The main concerns for this proposal had been traffic, drainage, erosion, density, and housing type. Continuing, Ms. Rush made known after reviewing the applicant’s pattern book she requested for the following items be revised before a public hearing is conducted:  Include the gate locations for the private roads on page 12.  Include sidewalks on both side of the streets on page 12.  Provide architectural renderings, plans, or photographs of the proposed structures on page 15-24.  Provide rear elevations of The River Row units on page 15.  The Villas should be revised to address the backs of the units towards the surface parking on page 17 and 18.  Include the renderings for The Cottages garages on page 21. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019  Revise parking requirements for The Villas on page 18.  The proposed bandstand area should be relocated away from the existing residential area on page 25 & 26.  Revise the landscaping to a Type D buffer on page 27.  Revise the mail kiosk with Phase 1, on page 30.  Revise the Exceptions Table for the setbacks and for the height that would be viewed from the greenway on page 35. Ms. Rush stated that this project is consistent with the future land use map. In addition, she feels the applicant should continue to work with staff on the listed items that had been mentioned before there is a scheduled public hearing. Mr. Clyde Rountree, Mr. Brian Burns, and Mr. Bill Huddleston were in attendance to represent the applicant. Mr. Rountree came forward to explain the applicant’s pattern book starting with page 3 addressing the summary sheet for the table which explains the number of units and product types. On page 13 and 14 it shows the conceptual site plan layout for the five different townhome types. The access points would be south via Cason Trail, north via Racquet Club Drive, and a middle access via an extension to Eastview Drive. Eastview Drive would be a public road and would be the primary point for access into the development which would connect to Racquet Club Drive. The Planning Commission began discussing the proposal. Chair Kathy Jones suggested there be multiple mail kiosks available for this size of a development. Mr. Brian Burns stated he would address the multiple kiosks. The whole concept for this neighborhood would be healthy living. For this development he has included walking trails, kayak launches, pools, etc. He explained there would be over forty acres that could not be developed. He is proposing five phases for this development to occur over the next ten years. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 Ms. Jennifer Garland made a motion to schedule a public hearing on October 2, 2019, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Annexation plan of services and annexation petition [2019-512] or request for service as an outside the City sewer customer for approximately 58.5 acres located along Miller Lane, Brenda Benz applicant. Ms. Amelia Kerr described the application from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Eddie Smotherman made known his concerns regarding this property being an outside the City sewer customer when there is limited capacity on the City sewer. Mr. Sam Huddleston made known the City had agreed upon and had contracted the Buchanan sewer assessment district with participants for 20 years. Currently, there is 6 years remaining on the sewer contract. Therefore, the City is obligated to extend services for the next 6 years. Any sewer taps that are sold by the City in this district offsets the reimbursement costs which are approximately $200,000.00, a year. The City is in a contract and obligated to provide City sewer services. Mr. David Ives explained this applicant has requested for annexation for outside the City sewer service and we are obligated to provide it to them. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor explained the reason for the request is due to a potential user for a warehouse sales floor area. This would be considered as a low sewer usage. There could be up to seven or ten taps placed on this property. The Planning Commission began discussing the use and agreed this request should be discussed further before a public hearing is scheduled. Mr. Warren Russell commented the Planning Commission has not been updated on the current issues with the City sewer capacities. He feels they cannot make the best decisions without knowing current issues. Mr. Sam Huddleston made known a presentation would be provided to the Planning Commission on October 16, 2019. The information to be presented is from a study that had been prepared by the Murfreesboro Resources Director, Darren Gore. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 Mr. Matt Taylor requested for an indefinite deferral. Mr. Warren Russell made a motion of indefinite deferral, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Annexation plan of services and annexation petition [2019-510] for approximately 44.75 acres located along South Rutherford Boulevard, Mary K. Murfree Family Partnership, applicant. Ms. Amelia Kerr described the annexation plan of services and annexation petition from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Bricke Murfree was in attendance to represent the applicant. Mr. Eddie Smotherman made a motion to schedule a public hearing on October 2, 2019, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Zoning application [2019-429] for approximately 44.75 acres located along South Rutherford Boulevard to be zoned G-I simultaneous with annexation, Mary K. Murfree Family Partnership, applicant. Ms. Amelia Kerr described the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Bricke Murfree was in attendance to represent the applicant. Mr. Eddie Smotherman made a motion to schedule a public hearing on October 2, 2019, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Staff Reports and Other Business Annexation plan of services and annexation petition [2019-508] for approximately 65 acres located along Northwest Broad Street, Springboard Landing Inc and Mary Hord Haymore Children LP applicants. Ms. Margaret Ann Green requested for the annexation plan of services and annexation petition be removed from the October 2, 2019 public hearing. She made known the applicant had not submitted a traffic study, nor provided any revisions needed for this 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 application. She recommended for this item to be presented during the next workshop on October 16, 2019. Ms. Jennifer Garland made a motion to remove the annexation plan of services and annexation petition from the October 2, 2019 agenda; seconded, by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Zoning application [2019-424] for approximately 65 acres located along NW Broad Street to be zoned PUD simultaneous with annexation and approximately 13 acres to be rezoned from RS-15 and L-I to PUD, DR Horton applicant. Ms. Margaret Ann Green requested for the zoning application be removed from October 2, 2019 agenda. She made known the applicant had not submitted a traffic study, nor provided any revisions needed for this application. Ms. Jennifer Garland made a motion to remove the zoning application from the October 2, 2019 agenda; seconded, by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Staff and Other Business Salem Elementary School [2019-2066] final plat for 1 lot on 25.82 acres zoned CF located along Saint Andrews Drive and Saint Bernard Way, City of Murfreesboro developer. (project planners: Brad Barbee and Matthew Blomeley. Mr. Matthew Blomeley summarized the final plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley explained the City was in the process in acquiring property towards the north of this site that is within a TVA easement. Currently, this property is common area for the Southern Meadows subdivision. The City has filed a condemnation suit for the property due to it being owned by a defunct LLC. The possession hearing is scheduled for October 2019. If the City gains possession of the property, then it would be incorporated into the school property. This would prevent the final plat being reviewed by the Planning Commission twice. 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2019 Mr. Eddie Smotherman made a motion to approve subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Lastly, Mr. Matthew Blomeley announced to the Planning Commission that the Fall Retreat for September 27, 2019 has been postponed. There being no further business the meeting adjourned at 3:45 p.m. _____________________________ Chair _____________________________ Secretary DA: cj 14