Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 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 Eddie Smotherman Amelia Kerr, Planner Warren Russell Carolyn Jaco, Recording Assistant Chase Salas David Ives, Deputy City Attorney Ronnie Martin Roman Hankins, Assistant City Attorney Jennifer Garland Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Inspector Jim Luebbering, Project Engineer Sam Huddleston, Executive Dir. Of Dev. Services Carl Peas, Fire Marshal Chair Kathy Jones called the meeting to order after determining there was a quorum. Ms. Jennifer Garland made a motion to approve the minutes of the October 16, 2019, November 6, 2019 and November 20, 2019 Planning Commission meetings, seconded by Mr. Warren Russell. The motion was carried by unanimous vote in favor. Consent Agenda Chair Kathy Jones read the following items to be considered for approval. Rivers Edge, Section 5 [2019-1044] preliminary plat for 59 lots on 19.1 acres zoned RS-10 located along Parkwood Drive, Rivers Edge Homes, LLC developer. Rigsby Industrial [2019-1043] preliminary plat for 2 lots on 2.28 acres zoned H-I located along Northwest Broad Street and Van Cleve Lane, Brenda Rigsby developer. Rigsby Industrial [2019-2097] final plat for 2 lots on 2.28 acres zoned H-I located along Northwest Broad Street and Van Cleve Lane, Brenda Rigsby developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 Wilson Corner [2019-2095] final plat for 2 lots on 3.48 Acres zoned CF and CH along South Rutherford Boulevard, Bradyville Pike, Floyd Avenue, and Wilson Drive, David V. Waldron developer. Parkway Place, Section 1 [2019-2098] final plat for 4 lots on 8.35 acres zoned PID located along Joe B Jackson Parkway, Swanson Development, LP developer. Mr. Chase Salas made a motion to approve the consent agenda subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Gateway Design Overlay Vantage Murfreesboro Lot 2 (Manson Pike Retail) [2019-6011 & 2019-3145] initial design review for 15,400ft2 commercial center on 2.2 acres zoned CF, RM-16 and GDO-1 located along Manson Pike, Egbert Rebeiro 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. Mr. Bill Huddleston and Mr. Bob Thorn were in attendance representing the application. Mr. Huddleston came forward to explain that the proposed retail site would be fronting Manson Pike. In addition, this site would be utilizing two access drives that are being built by Vantage at Murfreesboro Apartments. The apartments are currently being constructed behind this proposed retail building. He explained how this site would have a drive-thru area located along the east side of the building with a patio. Mr. Bob Thorn came forward to explain the material board for the elevations of the building. Mr. Ronnie Martin wanted to know if there would be a sidewalk connection along the east side of this property to the adjoining property. Ms. Green made known Staff had requested for the applicant to provide sidewalks along both sides of their property to the adjoining property. Mr. Martin agreed, due to the foot traffic from the rooftops behind this location. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 Mr. Chase Salas requested for awnings to be included to the back doors of the building to help improve the four-sided building. This would add definition to the blank wall. Ms. Jennifer Garland suggested a strong base be added on the back of the building. She feels the proposed two-color brick material is too similar. Mr. Bob Thorn explained the proposed materials would blend with the property behind their building. Ms. Green requested for the cast stone material be added on the back of the building to blend with the front of the building. Mr. Warren Russell made a motion to approve subject to all staff comments including the awnings being added to the back doors of the building, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Plats and Plans Primrose School Lot 1 [2019-3154] site plan for 13,362 ft2 Daycare Center on 1.6 acres zoned CH located along Wendelwood Drive, Primrose Schools 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 that the Planning Commission would need to review and approve the proposed off-site traffic improvements with this request. Mr. Bill Huddleston and Mr. Aaron Becker were in attendance representing the application. Ms. Jennifer Garland requested the applicant provide photos of the different types of fencing that would be used for this proposal. Mr. Aaron Becker stated he would provide the information. Ms. Kathy Jones wanted to know if a four-foot fence is appropriate around the HVAC unit, in which Mr. Becker made known it is their standard height for their HVAC fencing. Mr. Ken Halliburton wanted to know if there were any concerns regarding this site being near to a retail area that sells alcohol. Mr. David Ives answered that it was not an issue for a daycare center. It is only an issue for schools and places of worship. Ms. Jennifer Garland made a motion to approve subject to all staff comments, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 New Business Zoning application [2019-445] for approximately 0.89 acres located along Bradyville Pike west of Minerva Drive to be rezoned from RS-10 to PCD (Bradyville Center PCD), Ken Xayabudda applicant. Ms. Amelia Kerr summarized the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Kerr made known there were a few outstanding issues with the applicant’s pattern book that would need to be addressed prior to a public hearing. Mr. Clyde Rountree was in attendance to represent the applicant. Mr. Rountree explained that the owner would like to reinvest into the community by proposing a 7,280 square foot multi-tenant commercial center. The quality building would include 7% formal open space consisting of 2 plaza areas with bench seating. Mr. Eddie Smotherman commented that this proposal would be a beautiful building and would be great for the neighborhood. He requested that the list of prohibited uses include payday loans, financial services, cash advance, quick cash, etc. in the applicant’s pattern book. Ms. Jennifer Garland made a motion to schedule a public hearing on January 8, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Zoning application [2019-440] for approximately 0.71 acres located along East Vine Street east of South Highland Avenue to be rezoned from RS-8 to PRD (East Vine Villas PRD), Blue Sky Construction, Inc. applicant. Ms. Amelia Kerr summarized the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Kerr made known there were a few outstanding issues with the applicant’s pattern book that would need to be addressed prior to a public hearing. Mr. Matthew Blomeley made known to the Planning Commission that Staff had suggested to the applicant about reducing the density from six units down to a total of four units. Due to the growth in the downtown area, Staff feels this proposal should include additional green space that would 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 benefit the residents as well as being aesthetically pleasing. He feels there would be more requests for development in the downtown area and the Planning Commission can provide guidance for this application and for the Downtown area moving forward. Mr. Eddie Smotherman wanted to know if this property would be in the City Core Overlay, in which Mr. Blomeley answered, yes. Mr. Ken Halliburton expressed his concerns with high density in the downtown area due to the increase with on-street parking. Mr. Clyde Rountree made known there were two visitor spaces near the dog run area and each unit would have four parking spaces. Mr. Blomeley stated that each unit would have 3 bedrooms and 3.3 parking spaces would be required per unit. Mr. Clyde Rountree and Mr. Brian Burns were in attendance to represent the applicant. Mr. Rountree began explaining the architectural features for the 6-unit proposal. Mr. Brian Burns explained this proposal would be a nice development along East Vine Street. He feels this development would create a trend for future developments within the downtown area. Mr. Ronnie Martin made known he did not have any concerns regarding the density for this proposal. He feels the parking has been addressed for this site. In addition, there are no concerns regarding the approved sewer allocation if the City Core Overlay passes due to this property being located in the CCO. Mr. Sam Huddleston stated that Planned Developments with density above what is recognized in the Sewer Allocation Ordinance would have to petition for an increase in the sewer allocation. Mr. Brian Burns stated he has not decided what type of material he would like to have for the two different types of privacy fences such as wood and a metal decorative fence. Ms. Amelia Kerr said that Mr. Burns would need to provide photos of the type of fences he would be using and where the fences would be placed in his pattern book. Chair Kathy Jones wanted clarification on the outside grilling station. Mr. Rountree stated they would continue working with Staff prior to the public hearing. Ms. Margaret Ann Green stated the formal open space is very important for those who would live at this development. She 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 encouraged more creativity for the formal open space. Mr. Eddie Smotherman asked if there were hours of operation for a dog run. Mr. Brian Burns answered it would be enforced by the Homeowners Association. Mr. Smotherman complimented Mr. Burns for raising the bar for the downtown area. He feels this will begin a domino effect for additional development that will occur within this area. Mr. Ken Halliburton made a motion to schedule a public hearing on January 8, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Annexation plan of services and annexation petition [2019-516] for approximately 190 linear feet (0.22 acres) of Annell Drive right-of-way, City of Murfreesboro applicant. Mr. Matthew Blomeley summarized the annexation petition from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley made known the City would like to annex this segment of Annell Drive right-of- way in preparation for the time when Staff receives development plans for the adjacent parcel. If annexed, the subject right-of-way and the adjacent property would all be in one jurisdiction for plans review and permitting purposes. Chair Kathy Jones wanted to know if City Staff had met with Rutherford County Road Board for this request. Mr. Blomeley made known a meeting has been scheduled for January 6, 2020, for the Road Board’s consent for the annexation. Mr. Eddie Smotherman wanted to know who would be responsible for road improvements and street lights for this request; Mr. Blomeley stated additional information would be provided in the annexation plan of services. Mr. Warren Russell made a motion to schedule a public hearing on January 8, 2020, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 Proposed amendments to the Zoning Ordinance [2019-809] to Section 2: Interpretation and Definitions, regarding the definition of “family”; Section 10: Variances; Section 18: Regulations of General Applicability, regarding lighting fixtures at recreational fields; and Section 27: Landscaping and Screening, regarding landscaping for stormwater management areas, City of Murfreesboro Planning Department applicant. Mr. Matthew Blomeley summarized the proposed amendments from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley made known the following sections were proposed to be amended: Section 2: Interpretation and Definitions, regarding the definition of “family”; Section 10: Variances; Section 18: Regulations of General Applicability, regarding lighting fixtures at recreational fields; and Section 27: Landscaping and Screening, regarding landscaping for stormwater management areas. Mr. Ken Halliburton made a motion to schedule a public hearing on January 8, 2020, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Staff Reports and Other Business Proposed acquisition for a site to develop a Transit Center [2019-729] on 5.4 acres at SR 99 and Bridge Avenue. Mr. David Ives stated that the City of Murfreesboro is proposing to acquire a 5.4-acre site at New Salem Highway and Bridge Avenue. The proposal would be for developing a transit center with offices, a waiting area, and restrooms for the present and expanding operations of Rover buses. In addition, this location could provide a potential bus stop for Greyhound, and to replace the Old Fort Park “Park & Ride” lot. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2019 Mr. Ives stated the majority of funding for the Transit Center would be from the Federal and State agencies. He requested for the Planning Commission to consider this site for a new transit center location and to recommend approval of the acquisition so it would move forward to the City Council meeting on December 19, 2019. Mr. Eddie Smotherman made a motion to approve the acquisition request subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Lastly, Mr. Matthew Blomeley made known that the Planning Commission meeting that had been scheduled for January 15, 2020 needed to be changed due to conflicts with other meetings being conducted on the same date. He requested for the Planning Commission meeting be changed to Tuesday, January 14, 2020, at 1:00 p.m. If the Planning Commission agrees to this date and time, he requested for the Planning Commission to vote on amending the Planning Commission calendar for their meeting to be conducted on Tuesday, January14, 2020, at 1:00 p.m. Chair Kathy Jones and Ms. Jennifer Garland made known they would not be able to attend the January 14th meeting. Mr. Eddie Smotherman made a motion to amend the Planning Commission calendar to Tuesday, January 14, 2020, at 1:00 p.m., seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. There being no further business the meeting adjourned at 2:45 p.m. _____________________________ Chair ___________________________________ Secretary MB: cj 8