Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Matthew Blomeley, Assist. Planning Director Ken Halliburton, Vice Chair Margaret Ann Green, Principal Planner Eddie Smotherman Marina Rush, Planner Ronnie Martin Amelia Kerr, Planner Chase Silas Austin Cooper, Planner Carolyn Jaco, Recording Assistant Katie Noel, Project Engineer Brad Barbee Landscape Site Plan Inspect. Sam Huddleston Executive Dir. Develop. Serv. Adam Tucker, City Attorney David Ives, Assistant City Attorney Darren Gore, Water Resources Director Roman Hankins, Assistant City Attorney Katie Driver, Staff Attorney Kathy Jones called the meeting to order after determining there was a quorum. She announced there were a couple items that needed to be addressed which had been placed as other business in the agenda packet. Consideration of Planning Commission calendar for 2020. Mr. Matthew Blomeley began by stating the Planning Commission Rules and Procedures states there should be Planning Commission elections each year for Chair and Vice Chair officers. The elections should had occurred during the first meeting in July 2019. Due to an unforeseen oversight he requested to act as pro tem so the Planning Commission could nominate and vote for Chair and Vice Chair during the 2019-2020 year. Mr. Ken Halliburton made a motion to elect Ms. Kathy Jones as Chair, seconded by Mr. Chase Silas. The motion carried by unanimous vote in favor. Mr. Ronnie Martin made a motion to elect Mr. Ken Halliburton as Vice Chair, seconded by Mr. Chase Silas. The motion carried by unanimous vote in favor. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Mr. David Ives introduced Ms. Katie Driver who recently joined the Legal Department as their Staff Attorney. Ms. Driver will be involved with land use while working with Staff and the Planning Commission. We welcome Ms. Katie Driver to our team. Consent Agenda Chair Kathy Jones read the following items to be considered for approval. Huddleston Oil Company, Resubdivision of Lot 3 [2019-2073] final plat for 2 lots on 4.9 acres zoned CH located along John R Rice Boulevard, Phoenix-Murfreesboro, LLC developer. Franklin Road Baptist Church, Resubdivision of Lot 1 [2019-2074] final plat for 1 lot on 29.36 acres zoned RS-15, CL, and (RM) Rutherford County located along Gresham Lane and Franklin Road, Franklin Road Baptist Church developer. Togrye Subdivision, Lots 2-5 [2019-2076] final plat for 4 lots on 6.77 acres zoned CF located along Rucker Lane and Franklin Road, Anthony Togrye developer Three Rivers, Section 2, Phase 1 [2019-2077] final plat for 21 lots on 4.21 acres zoned PRD located along Cason Lane and Eldin Creek Drive, Alterra Capital, LLC developer. Chestnut Hill Subdivision, Section 5, Phase 2 [2019-1026] preliminary plat for 5 lots on 2.8 acres zoned RS-12 and RS-15 located along County Farm Road, Bob Parks and David Alcorn developer. Maples Retreat Subdivision, Lot 1 [2019-2078] final plat for 1 lot on 5.49 acres zoned RS-A, Type 2 located along Manchester Pike and Maples Farm Drive, Maples Family General Partnership developer SC Paschal Subdivision of Young Property, Resubdivision of Lots 1-8 [2019-2075] final plat for 1 lot on 2.64 acres zoned PRD located along Ragland Avenue, Karma, LLC developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Weston Village [2019-3118 & 2019-1036] site plan for 162,219 ft2 of residential and commercial buildings and preliminary plat for 2 lots on 6.88 acres zoned PUD located along New Salem Highway and Armstrong Valley Road, Bob Patel developer. Mandatory Referral [2019-720] to consider the abandonment of a stormwater and detention easement south of Joe B Jackson Parkway and west of Manchester Pike, Huddleston-Steele Engineering, Inc. applicant. Mandatory Referral [2019-722] to consider the abandonment of a drainage easement on property located along North Tennessee Boulevard, SEC, Inc. applicant Mandatory Referral [2019-721] to consider the abandonment of sanitary sewer and drainage easements along County Farm Road, Huddleston-Steele Engineering, Inc. applicant. (project planner: Brad Barbee) Greenway Connector Improvements [2019-3123] construction plans for greenway connector zoned PRD & CU located between Caroline Farms PRD and Tennessee Miller Coliseum north of West Thompson Lane, City of Murfreesboro developer. Shelton Crossing Townhomes [2019-420] site plan for 88 townhome units on 9.31 acres zoned PRD located west of Florence Road, Alcorn Properties developer. Mandatory Referral [2019-719] for the abandonment of a 20’ drainage easement located on Lot 6 of Waterstone subdivision, Matt Taylor applicant. Mr. Eddie Smotherman made a motion to approve subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Gateway Design Overlay Waterstone Lot 6 (Volunteer Behavioral Health) [2019-6009 & 2019-3115] final design & site plan 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 final design and site plan review from the staff report, which had been proved to the Planning Commission in the agenda packet. Mr. Matt Taylor and Ms. Theresa Lind were in attendance to represent the applicant. Mr. Ken Halliburton made a motion to approve the final design and site plan review subject to all staff comments, seconded by Mr. Chase Silas. The motion carried by unanimous vote in favor. Murfreesboro Gateway Phoenix Parcel Q (Hyatt House) [2018-6017 & 2018-3110] final design & site plan 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 final design and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green explained before final approval the applicant would need to address the following: • Provide a shared parking agreement for the 12 parking spaces from the joining property, Oaks Development. • The shared parking agreement would need to be recorded with the Register of Deeds before a Certificate of Occupancy would be granted. • The 12 parking spaces would need to be in existence before the Certificate of Occupancy is granted. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor came forward making known they had addressed staff comments by adding a brick base beneath all windows on the building; in addition, they added a pergola structure to the pool area. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Chair Kathy Jones requested for additional details be added to the blank wall that would be facing the roundabout. This side of the building would be viewed from an extended road towards Robert Rose Drive. The Planning Commission agreed there should be improvements made to the blank wall and improvements made to their front canopy. Mr. Taylor stated he would work with Ms. Green and the applicant’s architect to make improvements to the blank wall. In addition, he agreed to extend the masonry material to 8 feet on the canopy. Mr. Chase Silas made a motion to approve subject to all staff comments and the final approval from the Design Review Committee, seconded by Mr. Ronnie Martin Gateway Medical Plaza generator pad [2019-3122] parking lot modifications initial/final design & site plan review on 3.02 acres zoned MU & GDO-3 located along Medical Center Parkway, Cool Springs Surgical Associates developer. Ms. Margaret Ann Green summarized the initial/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 modifications had been reviewed and approved by the Design Review Committee. Mr. Steve Akers was 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. Plats and Plans Oakland Court [2019-1032] master plan and preliminary plat for 3 lots on 20.1 acres zoned PRD located along North Academy Street and East Lokey Avenue, Murfreesboro Housing Authority developer. Mr. Austin Cooper 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. Eddie Smotherman asked if any opportunities could be provided for additional road connectivity in this area. Mr. Sam Huddleston stated there was an opportunity for future 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 intersections and distributed connectivity such as Highland Avenue and Memorial Boulevard. This could occur either as a city initiative or from a private initiative project. Mr. Ronnie Martin made a motion to approve the master plan and preliminary plat subject to all staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Hastings Property South, Lots 1-4 [2019-1034] master plan and preliminary plat for 4 lots on 13.77 acres zoned CH located along Joe B Jackson Parkway and Manchester Pike, Denny Hastings Family Ltd. Partnership II developer. Mr. Brad Barbee 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. Ken Halliburton made a motion to approve the master plan and preliminary plat subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. New Business 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. 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. Ms. Rush made known a neighborhood meeting had been conducted on August 12, 2019. The neighbor’s whom had attended the meeting had concerns regarding potential drainage and flooding onto their property from this development. In addition, the neighbors made known the high volume of motorists speeding along Veterans Parkway. Continuing, Ms. Rush explained this proposal is exceeding the Murfreesboro 2035 plan due to it being a more intense development for the property. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Mr. David Alcorn and Mr. Nathan Nelson were in attendance for the meeting. Mr. Nathan Nelson came forward explaining their proposal would be similar as their existing development in the city known as Bell Haven Cove. Mr. Eddie Smotherman wanted to know how this proposal would fit with the current information regarding sewer capacity. Mr. Sam Huddleston explained the units per acre is below the sewer allocations. Mr. Matthew Blomeley stated this is considered as a low-density townhome development. Mr. Smotherman asked if any of the property was in a floodplain or any of the property would have to be raised for development. Mr. Nathan Nelson answered no. This development is outside of the floodplain. However, due to the amount of stormwater that comes to this area they would have to make certain the building pads are above the 100-year flood elevations. Mr. Sam Huddleston explained the property is not recognized as a FEMA flood zone. The applicant would have to identify areas for water accumulation and to make certain their development and other properties downstream are protected. Mr. Ronnie Martin made a motion to schedule a public hearing on November 6, 2019, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Annexation plan of services and annexation petition [2019-503] for approximately 537 acres located along Franklin Road, Burgess Properties, LLC, applicant. Ms. Marina Rush began by describing the annexation petition from the staff report, which had been provided to the Planning Commission in the agenda packet. She explained staff is currently working on the annexation plan of services and feasibility study for the proposed 2,000 residential units. Once completed the annexation study and the feasibility study would make known the current conditions for this property and the future conditions if the zoning request was to move forward. Continuing, Ms. Rush stated other departments had provided to her their staff comments which has made known the following: 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 • This property would be zoned in the Overall Creek Elementary School district which is currently near capacity. • M.T.E.M.C. would be the utility provider and they are currently upgrading their capacity in this area. After the upgrades they would be able to provide services for the full development. • Murfreesboro Police and Solid Waste departments would have to upgrade some of their equipment and staffing to accommodate a future development. • CUD has indicated low water pressure for this area and the applicant’s project engineer is addressing this particular item. • This request would have to comply with the City’s Sewer Allocation Ordinance. • The applicant is proposing to extend a sewer line substation towards the north of this property. Ms. Rush recommended for this annexation request be scheduled for December 4, 2019. This would allow the applicant sufficient time to revise their pattern book, address staff comments and the plan of services. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor came forward making known this was a large-scale project and they have been working with the City of Murfreesboro, Consolidated Utility District and Tennessee Department of Transportation to address several issues. Regarding water, the applicant could provide a pump station onto their site, but they have concerns such as ongoing maintenance for a pump station. Or, they could tap into Consolidated Utility District’s water, which is what the applicants would prefer. Continuing, Mr. Taylor explained City staff has been working with the Tennessee Department of Transportation of their behalf to work out an agreement with TDOT. TDOT proposes to widen Franklin Road into five lanes from Veterans Parkway towards Coleman Hill. Overall, it would be a three-mile widening project. This would be done through a three-million-dollar contribution 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 from their project, no funding from the City. Once an executed agreement has been made it would take up to four years for the road improvements to occur. This proposal would have to be presented to City Council for their review. Mr. Ronnie Martin asked if there were any concerns regarding the proposal being over a mile from the current city limits due to providing city services. Ms. Rush made known the comments and concerns had been the impact of schools, the increase of police patrol, solid waste pickup, and other city rolling services. Mr. Ken Halliburton voiced his concerns how a 2,000, residential units development would impact Overall Creek Elementary school. Mr. Sam Huddleston made known a general area has been identified for a new elementary school targeted around Veterans Parkway and I840. Mr. Matt Taylor stated this is a large project with 2,000 units. It would be similar as the Planning Commission approving ten, two hundred, residential unit subdivisions. Because this project is so large it can do some things that other projects cannot. Any of ten subdivisions would not be responsible to improve Franklin Road. This project is considered as a front runner on how to handle the infrastructure. There have been other City subdivisions that have been approved in the county. This not abnormal. They have created a fiscal impact analysis which makes known how their contributions would offset any added costs for the next few years. Mr. Chase Silas made a motion to schedule a public hearing on December 4, 2019, seconded by Mr. Ken Halliburton. The motion carried by a vote of 4-1 (Mr. Eddie Smotherman voted no.) Zoning application [2019-408] for approximately 520 acres located along Franklin Road to be zoned PUD simultaneous with annexation, Murfreesboro 516, LLC 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’s pattern book needed to be revised to satisfy all the zoning requirements. The proposed 2,000 single family units would include a blend of townhomes, villas being attached units, and single family detached 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 units. In addition, the applicants are proposing an amenity center, pool, clubhouse, and a 36,000, square foot commercial space. The density that has being requested is slightly larger than the approved 2035 Comprehensive Plan. Also, the commercial aspect is not consistent with the land use study; however, it may be considered due to it being located on a state route. Mr. Matt Taylor, Mr. Bill Charles, Mr. Stan Brown, Mr. Greg Tidwell, Mr. Richie Jones, were in attendance to represent the applicant. Mr. Matt Taylor came forward to provide the following information for their development: • The proposed development is currently outside of the city limits being a mile and half from Veterans Parkway. • This property is south from a future City Park which is 150-acres off of Franklin Road. • The project includes 520 acres which has been planned for 2,000 homes. This would be low density of 3.8 units per acre. • Over 125 acres would be preserved for dedicated open space. • They are proposing townhomes, villas, commercial site and daycare for the development. • Two acres have been set aside for a future fire hall site. • They provided a pattern book which details the architecture with standards that would have to be met for each residential unit. This includes doors, windows, eves, etc. • They have included extensive pocket parks, three miles of walking trails that connect to the pocket parks, the amenity center, and a sidewalk network. • Street trees would be added along all the sidewalks. • There is 27 acres of wetlands. The Tennessee Department of Environment Conservation, Core of Engineers and Environmental Protection Agency have come to visit their site and have agreed on the proposed conservation enhancing plan. The wetlands would become part of the walking trails. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 • They have agreed to a large scale of commitments which include three miles of road improvements, extend the sewer for two miles, upgrading the water in the area, and dedicating two acres for a future fire station. Lastly, Mr. Taylor agreed to work with Ms. Marina Rush on improving the applicant’s pattern book. He made known a neighborhood meeting had been conducted in February 2019, at Overall Creek Elementary school. They had mailed over 500 notices to invite the neighbors to their meeting; in which over a 150 people came to the meeting. Mr. Ronnie Martin commented that he liked the commercial area and the amenities. However, he has concerns with the density due to the sewer allocation. If this project is approved, it would take a significant amount of the current sewer capacity for residential use. In addition, he wished the project was close to the City limits. Mr. Ken Halliburton wanted to know the buildout for this proposal; in which Mr. Taylor answered up to 15-20 years. Mr. Ken Halliburton made a motion to schedule a public hearing on December 4, 2019, seconded by Mr. Chase Silas. The motion carried by a vote of 4-1 (Mr. Eddie Smotherman voted no.) Zoning application [2019-435] for approximately 1.44 acres located at the northeast corner of Gold Valley Drive and North Rutherford Boulevard to be rezoned from PCD to PRD. WITHDRAWN Proposed amendment to the Zoning Ordinance regarding Section 24. Overlay District Regulations, Article VI. CCO, City Core Overlay District [2019-807], pertaining to the CCO zoning district, City of Murfreesboro Planning Department applicant. Mr. Matthew Blomeley begin by describing the proposed amendment from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ronnie Martin made a motion to schedule a public hearing on November 6, 2019, seconded by Mr. Chase Silas. The motion carried by unanimous vote in favor. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Zoning application [2019-438] for 2,348 lots (approximately 920 acres), as shown on accompanying map, to be zoned City Core Overlay (CCO), City of Murfreesboro Planning Department applicant. Mr. Matthew Blomeley began by describing the proposed zoning application with the accompanying map from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ken Halliburton requested for a fact sheet to be provided with the public hearing maps to be additional information. Mr. Blomeley stated the mailouts would include a City website link for additional information. This would allow the public to locate any answers to their questions on our website. Mr. Ken Halliburton made a motion to schedule a public hearing on November 6, 2019, seconded by Mr. Chas Silas. The motion carried by unanimous vote in favor. 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 began by requesting for the Planning Commission to consider addressing the zoning request before she went any further regarding the annexation. She commented from a previous day meeting the Planning Commission and Staff had concerns with the zoning plan. If the Planning Commission approves the zoning request, she would recommend for two separate motions to schedule public hearings for the annexation petition and the zoning application. 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 began by describing the proposed zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known from the previous Planning 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Commission meeting there had been several items the applicant needed to address and revise before moving any further as being the following: • The applicant should provide a traffic impact study. • Improvements should be made to the circulation and street network within their development. • Improvements should be made to enhance the formal open space. • The townhomes along Broad Street should be relocated so they are away from Broad Street. • The architecture for the snout houses and townhomes should be improved. Mr. Matt Taylor representing the applicant came forward making known they had completely started over from their original plan. They have made improvements to their sight to address the concerns that had been made by providing the following: • Relocated and increased the size of the commercial property to be in front of the site along Broad Street. • Relocated the townhomes away from Broad Street which would include a Type C buffer. • They have completed and submitted a Traffic Study. From the Traffic Study it has recommended a traffic signal and left and right turn lanes. • They had improved the street network within the development and added cul-de-sacs. • The architecture for the proposed homes and townhomes have been improved. • They proposed to work with the Core of Engineers/Tennessee Department of Environmental Conservation to include launch point areas along the river for kayak use. • They are proposing a pool in the center of the development and playground areas throughout the development. • A Type C buffer been added to joining properties. The areas that have existing landscaping, they would add landscaping in those areas. 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 Mr. Ronnie Martin complimented Mr. Taylor for the improvements made to the commercial area and adding buffers to the joining properties. Mr. Matt Taylor commented this proposal is at a great location having accessibility to Nashville, Murfreesboro, Smyrna and I840. Mr. Ken Halliburton requested for renderings to be provided of the proposed houses before a public hearing is conducted. Mr. Matt Taylor agreed to provide renderings before the public hearing. Mr. Ronnie Martin made a motion to schedule a public hearing for the annexation plan of services and annexation petition on November 6, 2019, seconded by Mr. Ken Halliburton. The motion carried by a vote of 4-1 (Mr. Eddie Smotherman voted no.) Mr. Ken Halliburton made a motion to schedule a public hearing for the zoning request on December 6, 2019, seconded by Mr. Chase Silas. The motion carried by a vote of 4-1 (Mr. Eddie Smotherman voted no.) Staff Reports and Other Business Sewer Allocation Ordinance Draft Ordinance presentation [2019-S101] Mr. Adam Tucker and Mr. Darren Gore were present to provide information regarding the Sewer Allocation Ordinance. The information presented to the Planning Commission would be used for recommendation to City Council from the November 6, 2019, meeting. Mr. Tucker stated there would not be a public hearing scheduled for the Sewer Allocation Ordinance. 14  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 16, 2019 There being no further business the meeting adjourned at 4:00 p.m. __________________________________ Chair _________________________________ Secretary MB: cj 15