Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Matthew Blomeley, Acting Planning Director Ken Halliburton, Vice-Chair Margaret Ann Green, Principal Planner Ronnie Martin Marina Rush, Principal Planner Warren Russell Amelia Kerr, Planner Chase Salas Austin Cooper, Planner Jennifer Garland Jafar Ware, Planner Eddie Smotherman Carolyn Jaco, Recording Assistant Roman Hankins, Assistant City Attorney David Ives, Deputy City Attorney Katie Noel, Project Engineer Jim Luebbering, Project Engineer Sam Huddleston, Exec. Director Dev. Services Chair Kathy Jones called the meeting to order after determining there was a quorum. Mr. Matthew Blomeley introduced to the Planning Commission Mr. Jim Luebbering, the newest team member with the Planning Department. Mr. Luebbering is a Project Engineer who has come to the Murfreesboro with years of experience and a wealth of knowledge regarding transportation and stormwater. Mr. Luebbering had been with the City of Chattanooga as an Assistant Transportation Director and Assistant City Engineer. We are very excited to have Jim on board with us and look forward working with him on future projects. Consent Agenda Chair Jones read the following items to be considered for approval. Brighton Park at Kingdom Ridge, Resubdivision of Lot 195 [2019-2079] final plat for 1 lot and a common area on 0.35 acres zoned PUD located along Kirk Lane and Swanson Lane, Premier Group, LLC, developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 South Rutherford Woods Subdivision, Resubdivision of Lot 41 [2019-2086] final plat for 1 lot and 1 common area on 0.28 acres zoned RS-A, Type 1 located along Rutherford Street and Lismore Drive, Premier Group, Inc. developer. Shelton Square, Section 2, Phase 2 [2019-2084] final plat for 58 lots on 15.7 acres zoned PRD located along Hopetown Way and Willoughby Way, Shelton Square, LLC developer. Shelton Square, Section 2, Phase 1 [2019-2085] final plat for 77 lots on 16.07 acres zoned PRD located along Hopetown Way and Heirloom Drive, Shelton Square, LLC developer. Salem Glen, Lot 12 and the 2nd Resubdivision of Lot 7 [2019-2083] final plat for 2 lots on 5.49 acres zoned OG, CF, and RS-A, Type 1 located along Saint Andrews Drive, Decker and Belt developer. Larry Clark Subdivision [2019-2091] final plat for 2 lots on 20.3 acres zoned RS-15 located along Manson Pike and Catalina Court, Larry and Rebecka Clark developers. Legacy Pointe, Section 1, Phase 1 [2019-2082] final plat for 18 lots on 4.62 acres zoned RS-6 located along Twin Oak Drive, Rutherford County Area Habitat for Humanity, Inc. developer. West Point, Lot 4 [2019-2090] final plat for 1 lot on 1.04 acres zoned L-I located along Beasie Road, Charlie Mitchell, Jr. developer. The Meadows at Kimbro Woods, Section 5 [2019-1038] preliminary plat for 59 lots on 11.5 acres zoned PRD located along Holderwood Drive, KW53, LLC developer. John Enterprises Limited, Lot 1 & 2 [2019-2081] final plat for 2 lots on 6.11 acres zoned CH located along Memorial Boulevard and Byrd Avenue, Johns Enterprises Limited Partnership developer. Jordan Farms Siegel Park Restrooms [2019-3138] site plan for 1,156 ft2 restroom zoned RS- 15 located along Cherry Lane, City of Murfreesboro Parks and Recreation Department developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 Mr. Ronnie Martin made a motion to approve the consent agenda as presented, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Plats and Plans Westlawn Commercial MOB [2019-3144] site plan for 55,000 ft2 Medical Office Building on 4.8 acres zoned PUD located along Veterans Parkway, Oman-Gibson Associates developer. Ms. Margaret Ann Green summarized the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green explained the proposal is a part of the Westlawn Planned Unit Development. During the zoning process, the applicant had committed to meet the Gateway Design Overlay standards and regulations. She made known there were several staff comments that needed to be addressed before final approval. Mr. Wes McGill and Mr. Jeff Harris were in attendance to represent the applicant. Mr. Wes McGill came forward making known they had addressed staff comments and would continue working with staff. Mr. Jeff Harris came forward to present their material board and to explain the proposed building. He agreed to work with staff so their proposal would meet all Gateway Design Overlay standards. Mr. Ken Halliburton made a motion to approve subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Oakland Court, Phase 1 [2019-3141] site plan for 76 single-family attached dwelling units on 10.2 acres zoned PRD located along North Academy Street and East Hembree Street, Murfreesboro Housing Authority developer. Ms. Amelia Kerr summarized the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Chair Jones wanted to know how many buildings were proposed for Phase 1. Ms. Kerr answered Phase 1 would be 76 units, which would be approximately 44 buildings. There would be a Phase 2 in the future. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 Ms. Margaret Butler, Mr. Jake Thomas and their design team were in attendance to represent the applicant. Ms. Butler came forward to explain the proposed materials and the variety of colors for the proposed units. She stated they had designed the units to blend with the existing neighborhood. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Westlawn Pavilion [2019-1039] master plan and preliminary plat for 6 lots on 24.01 acres zoned PUD located along Veterans Parkway and Westlawn Boulevard, American Management, LLC developer. Mr. Austin Cooper summarized the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. He made known this proposal is for 6 commercial lots and it is consistent with the approved Westlawn Planned Unit Development. Mr. Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Westlawn Pavilion [2019-2089] final plat for 6 lots on 24.01 acres zoned PUD located along Veterans Parkway and Westlawn Boulevard, American Management, LLC developer. Mr. Austin Cooper summarized the final plat from the staff report, which had been provided to the Planning Commission in the agenda packet. This proposal is consistent with the approved Westlawn Planned Unit Development. Mr. Eddie Smotherman made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Bellmore, Section 2 [2019-1035] master plan amendment and preliminary plat for 12 lots on 15.2 acres zoned RS-15 located along East Overall Creek Road, Alcorn Properties, LLC developer. Mr. Jafar Ware summarized the master plan amendment and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 Matthew Blomeley explained the second section that is being considered had not been on the original master plan which warrants for the master plan to be amended. Mr. Ken Halliburton commented, from the standpoint of the Board of Zoning Appeals, some of the lots are odd-shaped. Therefore, the house design for these lots should not be permitted to go before the BZA for variances due to the width of the lots. The builder for these lots would be discouraged to apply for a variance due to self-created issues. Mr. David Alcorn came forward stating he would comply with all staff comments. Mr. Eddie Smotherman 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. Westwind, Section 5 [2019-1040] master plan amendment and preliminary plat for 15 lots on 3.97 acres zoned RS-8 located along Fuji Apple Lane south of Veterans Parkway, Cornerstone Development, LLC developer. Mr. Jafar Ware summarized the master plan amendment and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. The purpose for this amendment is due to the adjacent property becoming available and the applicant adding the property to the master plan. Mr. Rob Molchan was in attendance to represent the applicant. He explained the applicant would be able to utilize an existing stub street to create a street section from an existing development. This allowed the applicant to add 15 lots onto the additional property for their development. Mr. Eddie Smotherman wanted to know what would the density be with this proposal? Mr. Rob Molchan answered 3.77 units per acre. The lots would be consistent with the existing lots in this area of Westwind subdivision. Ms. Jennifer Garland made a motion to approve subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 New Business Zoning application [2019-408] for approximately 0.3 acres located along East Vine Street and Kerr Avenue to be rezoned from RS-8 to RS-4. Will Crunk applicant. Ms. Amelia Kerr summarized the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ken Halliburton wanted to know if this zoning application passed during the December 4, 2019 public hearing, how would this proposal be considered in the City Core Overlay district. Mr. Blomeley explained the current regulations would apply until the adoption of the amended regulations. This would include the height of the structure, setbacks, etc. For this application there would be less of an impact with the property due to it currently being in the existing City Core Overlay district. Mr. Ronnie Martin commented on this being a great opportunity to make improvements in this area. Mr. Ken Halliburton made a motion to schedule the public hearing on December 4, 2019, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Annexation plan of services and annexation petition [2019-515] for approximately 1.15 acres located along Yearwood Avenue, Greenland Partners, LLC, applicant. Ms. Amelia Kerr summarized 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. Ronnie Martin requested for Staff to discuss with the developer to add sidewalks along Yearwood Avenue for this site. Ms. Katie Noel stated this a ditch section road and adding sidewalks could impact the drainage. She stated they would look further into this request. Mr. Eddie Smotherman agreed that sidewalks should be added along Yearwood Avenue because this is a commercial site. The existing road is not a good road for the neighborhood to walk to a commercial site. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 Mr. Rob Molchan was in attendance to represent the applicant. Mr. Molchan requested the applicant pay fees in lieu of constructing the sidewalks. In the future, there is a possibility for cross-section improvements to Yearwood. Mr. Matthew Blomeley stated there would be ongoing discussions with the applicant and made known there would be additional information provided to the Planning Commission before the public hearing. Ken Halliburton made a motion to schedule a public hearing on December 4, 2019, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Zoning application [2019-442] for approximately 0.68 acres located along Yearwood Avenue and North Rutherford Boulevard to be zoned from RS-15 to PCD (The Shoppes at Yearwood PCD) and approximately 1.15 acres to be zoned PCD simultaneous with annexation Greenland Partners, LLC applicant. Ms. Amelia Kerr summarized the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Rob Molchan was in attendance to represent the applicant. Mr. Molchan made known the correct name for the application is called East Side Village. He began describing the proposal from the pattern book. He stated this proposal would include a drive-thru along the north end of the building. In addition, they would provide a dedicated space for the loading zone area. The applicant is proposing the design for a brick building to look similar to structures in the Gateway Design Overlay area. He would provide architectural renderings before the public hearing. Continuing, Mr. Molchan stated that for this proposal Murfreesboro City Code considers this building as having two fronts due to the building facing Rutherford Boulevard and Yearwood Avenue. He requested for the building to be considered as being one front due to Yearwood Avenue having a low volume of traffic. Mr. Blomeley made known they would review his request 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 further once they receive architectural renderings to see if the building meets the intent of the guidelines. Mr. Warren Russell requested for staff to review the stacking lanes to make certain this area would function properly with adequate room for the proposed drive-thru circulation. Mr. Molchan stated they could provide a second lane to assist with the drive-thru. Eddie Smotherman wanted to know if a liquor store had been included with this zoning application. Mr. Molchan answered it was on the list of uses. Ms. Jennifer Garland made a motion to schedule a public hearing on December 4, 2019, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Zoning application [2019-443] for approximately 2.41 acres located along Franklin Road west of Rucker Lane to be rezoned from CF to PCD (Tire World PCD), Tire World, Inc. applicant. Ms. Marina Rush summarized the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known this proposed zoning request is consistent with the Murfreesboro 2035 Plan. In addition, Mr. Molchan has provided a revised site plan which shows internal access with the adjoining properties. Mr. Rob Molchan was in attendance to represent the applicant. He made known Tire World is a locally owned company in Murfreesboro and there are several locations. With this zoning application, the applicant is requesting to construct a new Tire World business operation as well as a new corporate headquarters. On this property there would be two different buildings with two different uses. Continuing, he explained the garage bay doors would be closed during operating hours so the vehicles in the garage would not be visible from the roadway. Mr. Eddie Smotherman made a motion to schedule a public hearing on December 4, 2019, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 Mandatory Referral/Right of Way abandonment [2019-726] to consider the abandonment of a small portion of Williams Drive right-of-way, Volunteer Behavioral Health applicant. Ms. Margaret Ann Green summarized the mandatory referral/right-of-way abandonment from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ken Halliburton made a motion to schedule a public hearing on December 4, 2019, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Staff Reports and Other Business Update to Future Land Use Map of Murfreesboro 2035 Comprehensive Plan [2019-S102], Murfreesboro Planning Department. Mr. Matthew Blomeley began by making known City Council had conducted a day work session on November 13, 2019. During the work session a proposal had been approved for Ragan Smith & Associates to update the update the Future Land Use Map. As you are aware there have been several zoning applications over the last couple of years that have deviated from the recommendations of the Murfreesboro 2035 Comprehensive Plan. Continuing, Mr. Blomeley stated that City Council, Planning Commission, and Staff have been aware of these issues before the Water Resource Sewer Allocation Ordinance was being discussed. Therefore, it is even more important to look at our future land use map to see what areas need to be changed. Ragan Smith & Associates has provided us with a proposal and City Council has approved their proposal. The timeline for Ragan Smith to review and analyze the existing conditions and market changes could be up to 6 to 8 months to process and revamp the land use map. This process would be a collaborative process engaging the Planning Commission, City Council, and the citizens at-large to provide input and feedback before a public hearing is scheduled and before any changes would be adopted through the process. The Planning Commission agreed on how the updated land use map would be a good tool so there would be fairness and more accuracy. Mr. Ken Halliburton commented that he feels this would 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 help with the density and the sewer capacity located in certain areas. Overall, it is important in making good decisions and we need to have as much information available. The Planning Commissioners need to be engaged during the process due to the decisions that are being made for the future. Mr. Ronnie Martin stated the Planning Commission should be the decision-making body relating to planning. The City Council should not deviate from the decisions that have been made by the Planning Commission. Chair Kathy Jones stated this proposal is moving in the right direction and she is very appreciative. In closing, Mr. Blomeley announced before the meeting the applicant for the annexation and zoning for “The Harvest” development had requested for their application be withdrawn from the December 4, 2019 meeting. Mr. Blomeley requested for a motion to be made to unschedule the annexation and zoning public hearings. The applicant wants to improve their pattern book before a public hearing is scheduled. Mr. Warren Russell made a motion to unschedule the annexation/plan of services public hearing on December 4, 2019, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Mr. Warren Russell made a motion to unschedule the zoning public hearing on December 4. 2019, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2019 There being no further business the meeting adjourned at 2:50 p.m. ___________________________________ Chair ____________________________________ Secretary MB: cj 11