Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Ken Halliburton, Vice-Chair Greg McKnight, Interim Planning Director Eddie Smotherman Matthew Blomeley, Asst. Planning Director Warren Russell Margaret Ann Green, Principal Planner Ronnie Martin Marina Rush, Principal Planner Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Roman Hankins, Assistant City Attorney Katie Noel, Project Engineer Jim Luebbering, Project Engineer Brad Barbee, Landscape Site Plan Site Inspector Sam Huddleston, Executive Dir. Of Dev. Services Vice-Chair Ken Halliburton called the meeting to order after determining there was a quorum. The minutes of the December 4, 2019 Planning Commission meeting were approved as submitted. Old Business 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 summarizing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor came forward to discuss the proposed improvements from the applicant’s revised pattern book. The Planning Commission began discussing the improvements that had been addressed for this proposal. Mr. Eddie Smotherman had questions regarding solid waste pickup for the townhomes and the single-family detached homes. Mr. Taylor explained this site would include two compactors for the townhomes. All single-family residences would have City solid waste services. Mr. Smotherman made known he still had concerns with the density of this 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 development. Continuing, Mr. Smotherman commented on how this type of development would not be the best use for the property. This proposal does not raise the bar for the City of Murfreesboro due to what the applicant is asking for; therefore, he would not support this application. Mr. Ronnie Martin stated that, from the beginning of this application, the Planning Commission has asked for the applicant to make improvements to their development. He feels the applicant has addressed those concerns such as improving the building elevations, increasing the landscape buffers adjoining the industrial properties, and addressing the commercial area, etc. He is very appreciative of the changes that have been made. Mr. Warren Russell stated the City needs affordable housing and he feels this development would provide homes for those who want to move into our City. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion passed by a vote of 3-1 (Mr. Smotherman voted no). Consent Agenda Vice-Chair Ken Halliburton read the following items to be considered for approval. Waite’s Creek Crossing, Section 5 [2019-1048] preliminary plat for 47 lots on 9.6 acres zoned RS-A, Type 1 located along Barringer Lane, O’Brien Loyd, LLC developer. Waite’s Creek Crossing, Section 4 [2019-1047] preliminary plat for 21 lots on 4.2 acres zoned RS-A, Type 1 located along Barringer Lane, O’Brien Loyd, LLC developer. Waite’s Creek Crossing, Section 3 [2019-1046] preliminary plat for 15 lots on 2.0 acres zoned RS-A, Type 1 located along Welltown Lane, O’Brien Loyd, LLC developer. Hayden Cove [2019-1045] preliminary plat for 46 lots on 19.61 acres zoned PUD located along Veterans Parkway, Alcorn Properties, LLC developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 Beasley Road Subdivision, 2nd Resubdivision of Lot 1 [2019-2100] final plat for 2 lots on 3.65 acres zoned CH located along Veterans Parkway and Franklin Road, Veterans Partnership developer. Magnolia Grove, Section 1, Phase 1 [2019-2103] final plat for 96 lots on 26.47 acres zoned PRD located along Pitchers Lane, Hon Shores Tennessee, LLC developer. Hooper’s Bend [2019-1037] preliminary plat for 6 lots on 3.3 acres zoned RS-15 located along North Thompson Lane, Shane Fogle developer. Oakland Court [2019-2101] final plat for 3 lots on 18.71 acres zoned PRD located along North Academy Street, Murfreesboro Housing Authority developer. Marketplace at Savannah Ridge, Phase 1 [2019-3146] site plan for 43,680 sf2 commercial buildings on 24.15 acres zoned PUD located along Shelbyville Pike at Joe B Jackson Parkway, BSM County Farm Road, LLC developer. Murfreesboro Airport [2019-3163] site plan for parking lot expansion on 0.2 acres zoned RS- 15 located along Airport Road, City of Murfreesboro applicant. Mandatory Referral [2019-727] to consider a property swap with a private property owner for 1,906 ft2 of property along North Thompson Lane, Shane Fogle applicant. Mandatory Referral [2020-701] to consider property acquisition for right-turn lane from Robert Rose Drive onto North Thompson Lane, City of Murfreesboro Public Works Department applicant. Mandatory Referral [2019-728] to consider the abandonment of a sanitary sewer easement located along Memorial Boulevard to serve Lot 4 of the Northgate Commercial Subdivision, Huddleston-Steele applicant. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 Mr. Warren Russell made a motion to approve the consent agenda, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Gateway Design Overlay Vantage Murfreesboro Lot 2 (Manson Pike Retail) [2019-6011 & 2019-3145] final design & site plan review for 15,400 ft2 commercial center on 2.2 acres zoned CF, RM-16 and GDO- 1 located along Manson Pike, Egbert Rebeiro developer. Ms. Margaret Ann Green began by summarizing the final design and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known from the initial design review the applicant has addressed Staff’s concerns by adding the following to their elevations: • Added stone material at the back of the building. • Included awnings for the rear doors at the back of the building. Mr. Bill Huddleston and Mr. Bob Thorn were in attendance representing the application. Mr. Huddleston came forward stating they had upgraded the architecture to address staff’s comments. Mr. Bob Thorn stated they have added awnings to the rear doors, improvements had been made to the four-sided elevations with brick, stone, glazing, and tile element materials to comply with the fifty-percent fronts and thirty-five percent sides and rear. In addition, they have revised the outdoor eating area and the photometric site plan. 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. Carpenter Group, Resubdivision of Lots 7 & 8 [2019-2102] final plat for 2 lots on 3.16 acres zoned H-I and GDO-4 located along Medical Center Parkway and Ridgely Road, Pirtle Family Limited Partnership developer. Mr. Austin Cooper began by summarizing the final plat from the staff report, which had been provided to the Planning Commission in the agenda packet. The applicant has addressed all staff comments. Mr. Matt Taylor was in attendance to represent the applicant. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 Mr. Warren Russell made a motion to approve subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Plats and Plans University Villas and Lyon Property [2019-1049] master plan and preliminary plat for 2 lots on 20.66 acres zoned CH and RM-16 located along John Bragg Highway, Front Street Partners developer. Mr. Brad Barbee began by summarizing the master plan and preliminary plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matthew Blomeley made known the applicant has addressed all Staff comments including the stub streets which would honor all street connections included in the Major Thoroughfare Plan. In addition, this entire development would include a STEP (Septic Tank Effluent Pumping) system. Mr. Jack Parker and Mr. Chad Gilbert were in attendance to represent the application. Mr. Ronnie Martin made a motion to approve the master plan and preliminary plat subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Farmhouse Multi-family [2019-3137] site plan for 288-unit apartment complex on 20 acres zoned RM-16 located south of John Bragg Highway, Front Street Partners developer. Ms. Marina Rush began by summarizing the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Rush explained the applicant proposes to construct all white buildings for their apartment development. However, Staff has conveyed to applicant the proposed bright white color is not consistent with the Murfreesboro Design Guidelines. Staff has worked with the applicant to agree on a lesser percent white color; however, the applicant asked to move forward with their request as originally proposed. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 Mr. Jack Parker and Mr. Chad Gilbert were in attendance to represent the application. Mr. Jack Parker came forward to present their material boards for their proposal. He made known their intent for the proposed development is to appear as farmhouse and farmland property. The color is creating an overall theme from a traditional farm to table. This development would include a community garden area, greenhouse, seating area, pool, etc. The buildings would match the overall theme with alabaster white color and architecture. Mr. Chad Gilbert explained their idea for the development would be for those leaving the City along John Bragg Highway to an area that would appear as farmland. They have a product that would communicate their theme to the residents. The Planning Commission began discussing the proposal. Mr. Ken Halliburton stated the awnings on the building would add contrast. He suggested additional dark awnings be applied to the buildings. Mr. Chad Gilbert commented the two-dimensional renderings do not justify their proposal. The awnings and the shed rooftops being sizable would produce a dark contrast. Mr. Eddie Smotherman stated on white being a shade not a color. The typical farmhouse is white, and he feels this is the direction the applicant is going. If any building is not properly maintained regardless of color, including white, the buildings would not look good. He is comfortable with the proposal even though it is different. Regardless of the white being presented he does not feel it is wrong and feels this would be an attractive project. Mr. Warren Russell suggested light fixtures should be added onto the buildings for improvement and safety. Mr. Chad Gilbert stated they would provide site lighting. Mr. Eddie Smotherman stated outdoor lighting has to be addressed for crime prevention. Ms. Marina Rush stated she had requested for the applicant to contact Murfreesboro Police Department for their input regarding CPTED (Crime Prevention Through Environmental Design) guidelines. Mr. Gilbert stated he would contact the Police Department for their proposal. Mr. Ronnie Martin stated he would like the applicant to have the Police Department involved for safety 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 lighting for the buildings, parking areas, sidewalks, and the landscaping for this development. Mr. Chad Gilbert stated he would address the concerns. 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. College Pointe Center [2019-3162] site plan for 96-unit apartment complex and 6,000 ft2 multi-tenant commercial center on 4.95 acres zoned PUD located along Old Lascassas Road and Greenland Drive, Dr. Rajesh Aggarwal developer. Mr. Matthew Blomeley began by summarizing the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Overall the site plan is in good order; however, Staff recommends before final approval the applicant address the following: • Continue working with the Murfreesboro Police Department for their input regarding CPTED (Crime Prevention Through Environmental Design). • Staff’s final review and approval of the architecture elevations prior to any permits being issued. • All units would be leased as a unit not as a room or as a quad. Mr. Ed Stevens and Mr. Brian Oliver were in attendance to represent the application. 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. New Business Annexation plan of services and annexation petition [2019-517] for approximately 1.6 acres located at 3505 Florence Road, Wiseman Investments applicant. Ms. Margaret Ann Green began by summarizing the annexation petition from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Clyde Rountree was in attendance to represent the applicant. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 Mr. Warren Russell made a motion to schedule a public hearing on February 5, 2020, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2019-448] for approximately 1.6 acres located at 3505 Florence Road to be zoned CF simultaneous with annexation, Wiseman Investments applicant. Ms. Margaret Ann Green began by summarizing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known the existing home on this property has tenants renting the home. She has explained to Mr. Clyde Rountree the single-family use is not permitted in a CF district; however, the applicant has stated he would like for his property to be rezoned as CF. Mr. Clyde Rountree was in attendance to represent the applicant. Mr. Rountree came forward stating there were renters in the existing home. At this time, the applicant does not have any plans for development. Also, the applicant is aware of Staff’s concerns. The Planning Commission began discussing the proposal wanting to know the intent for this request. If the applicant is not ready to move forward with development, why has the applicant requested rezoning. There is a renter in the home and the applicant is no hurry to move forward developing the property. Mr. Rountree stated he would discuss further with the applicant to get clarification regarding the best use of their property. Mr. Eddie Smotherman stated the applicant should continue working with Staff regarding clarification for their property. Mr. Eddie Smotherman made a motion to schedule a public hearing on February 5, 2020, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2019-447] to amend the Old Fort Plaza PUD for approximately 5.4 acres located along Old Fort Parkway in order to modify the site and building design, Autumn Plaza Partners applicant. Ms. Marina Rush made known the applicant has requested in writing to schedule their public hearing a month from now which would be March 11, 2020. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 Continuing, Ms. Rush began summarizing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known there were several outstanding issues that needed to be addressed before a public hearing is conducted. Mr. Eddie Smotherman stated the applicant’s pattern book would need to be revised and updated with the proposed changes. Ms. Rush stated she would provide an update during the February 19, 2020, Planning Commission meeting. If the Planning Commission does not feel the applicant has addressed Staff’s concerns at the February meeting, Staff would recommend for the applicant to withdraw their request. Mr. Warren Russell made a motion to schedule a public hearing on March 11, 2020, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2019-446] for approximately 1.11 acres located along South Academy Street north of East State Street to be rezoned from CH and CCO to PUD (Greenhouse Ministries PUD) and CCO, Greenhouse Ministries applicant. Mr. Matthew Blomeley began by summarizing the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. He made known this development would be affordable housing for this area. Mr. Matt Taylor was in attendance to represent the application. Mr. Taylor came forward to explain that Greenhouse Ministries had purchased two adjoining properties to expand their program. This proposal would not be a homeless shelter. On the first floor of the building there would be services provided such as a kitchen to teach people how to cook, financial aid, a small clinic, and a laundry service area. This program would be a good service to assist those in our community to learn independent living and care while providing housing for those in need for up to 18 months. Continuing, Mr. Taylor explained the architecture for the two-story building. In addition, the proposal includes downtown streetscape elements such as on-street parking, trees, decorative 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JANUARY 14, 2020 lighting, and sidewalks. Continuing, Mr. Taylor made known they have provided a buffer and a fence for the adjoining residential property. Mr. Ronnie Martin commented on there being a need for programs in our community; however, due to the history of the area, he asked for this development to be as safe as possible with lighting and landscaping. Mr. Taylor stated they would add in the applicant’s pattern book that this development would comply with the CPTED (Crime Prevention Through Environmental Design) guidelines. Mr. Warren Russell wanted to know if they had addressed the neighbor’s concerns about the right- of-way abandonment of East Sevier Street. Mr. Taylor answered they had met with the neighbor and they feel it is better to leave the right-of-way in place for a possible future development. Mr. Ronnie Martin made a motion to schedule a public hearing on February 5, 2020, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Staff Reports and Other Business There being no further business the meeting adjourned at 2:50 p.m. _______________________________ Chair _______________________________ Secretary MB: cj 10