Planning Commission

MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF COMMENTS Kathy Jones, Chair Greg McKnight, Interim Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Eddie Smotherman Margaret Ann Green, Principal Planner Warren Russell Marina Rush, Principal Planner Chase Salas Amelia Kerr, Planner Ronnie Martin Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Roman Hankins, Assistant City Attorney Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Inspector Chair Kathy Jones called the meeting to order after determining there was a quorum. Mr. Eddie Smotherman made a motion to approve the minutes from the January 14, 2020, Planning Commission meeting, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Consent Agenda Chair Kathy Jones read the following items to be considered for approval. Murfreesboro Gateway Vanderbilt, Resubdivision of Lot 3 [2020-2003] final plat for 1 lot on 30.03 acres zoned RS-15 located along North Thompson Lane and West College Street, New Vision Baptist Church of Murfreesboro developer. The Crossings of Three Rivers, Section 1, Phase 1 [2020-2005] final plat for 10 lots on 0.99 acres zoned PRD located along Hospitality Lane, Three Rivers, LLC developer. The Villas at Evergreen Farms, Phase 7 [2020-2006] final plat for 2 lots and horizontal property regime plat for 45 units on 14.76 acres zoned PRD located along Alysheba Run, Evergreen Farms Development, Inc. developer. 1  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 Fred H. Farrer Limited Partnership Property, Resubdivision of Lot 2 [2019-1024] preliminary plat for 2 lots on 3.27 acres zoned CH located along Brinkley Avenue and West College Street, Andrew Farrer developer. Marketplace at Savannah Ridge [2019-1042] preliminary plat for 8 lots on 24.14 acres zoned PUD located along Shelbyville Pike and Joe B Jackson Parkway, Murfreesboro North, LLC developer. Marketplace at Savannah Ridge [2019-2094] final plat for 8 lots on 24.14 acres zoned PUD located along Shelbyville Pike and Joe B Jackson Parkway, Murfreesboro North, LLC developer. Shelton Square, Section 2, Phase 1 [2020-1003] amended preliminary plat for 77 lots on 18.37 acres zoned PRD located along Blackman Road and Heirloom Drive, Shelton Square, LLC developer. Shelton Square Section 2 Phase 1 [2020-2004] final plat for 77 lots on 18.37 acres zoned PRD located along Blackman Road and Heirloom Drive, Shelton Square, LLC developer. Westwind Reserve, Section 1, Phase 1 [2020-2007] final plat for 61 lots on 26.73 acres zoned RS-6 located along Armstrong Valley Road, Cornerstone Development, LLC developer. Cracker Barrel Old Country Store, Resubdivision of Lot 2 [2020-2001] final plat for 2 lots on 4.17 acres zoned L-I located along Shelby Street, Kleda Brooks developer. Forrest Point Townhomes [2020-2002] final plat for 1 lot on 4.98 acres zoned RM- 16 located along Middle Tennessee Boulevard and Forrest Pointe Drive, Advent Capital Partners developer. The Gardens of Three Rivers, Section 2 [2020-1001] amended preliminary plat for 60 lots on 12.55 acres zoned PRD located along Eldin Creek Drive, Achiever Development developer. 2  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 The Gardens of Three Rivers, Section 3 [2020-1002] amended preliminary plat for 42 lots on 9.45 acres zoned PRD located along Audubon Lane, Achiever Development developer. Mr. Ken Halliburton made a motion to approve the consent agenda, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Gateway Design Overlay On-Target [2019-6010 & 2019-3131] initial/final design review for parking lot expansion on 1.3 acres zoned L-I & GDO-1 located at 915 North Thompson Lane, HDF Real Estate Holding, LLC developer. Ms. Margaret Ann Green summarized the initial and final design review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Charley Dean and Mr. Adam Williams were in attendance to represent the applicant. Mr. Charley Dean came forward to state he would continue working with staff to address all staff comments including the landscaping and irrigation for this property. In addition, they have provided a stormwater plan which would control the drainage towards the rear of the property, not into the roadway. Mr. Ken Halliburton made a motion to approve the initial design review subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Mr. Eddie Smotherman made a motion to approve the final design review subject to all staff comments, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. 3  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 Plats and Plans Brookhaven Place, Section 2 (Arris Apartments) [2019-3160] site plan review for 168-unit apartment complex on 9.8 acres zoned RM-16 and RS-15 located along Eleanor Way, Suzanne Landon Drive, and Overhill Court, Core Property Capital developer. Ms. Margaret Ann Green summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. She requested for the Planning Commission to discuss the following issues: • The revised plan shows an addition of seven parking spaces. This would meet the minimum parking requirements. • The architecture of the buildings and the side view of the buildings would be facing the roadway. • Should there be a full access drive to Overhill Court or an emergency access only? Mr. Brendan Boles and Mr. Chip Dillard were in attendance to represent the applicant. Mr. Brendan Boles came forward to make known they had made changes to their site plan to address staff comments. He began discussing the architecture of their buildings from their material board. He stated they would continue working with staff on any adjustments that needed to be made regarding the buildings facing the roadway. Mr. Chip Dillard expressed his appreciation working with Ms. Margaret Ann Green over the last few months to improve their site plan. He explained how the density of buildings had been designed far away from the existing neighbors. In addition, they had provided a six-foot fence, a landscape buffer, and a berm next to the existing residential area along the north and east sides of this property. There would not be a fence in areas that are adjoining commercial property. Mr. Brendan Boles submitted to the Planning Commission a copy of the restrictive covenants that had been recorded after the rezoning public hearing had occurred for this property in 2012. Mr. Boles explained that during the public hearing in 2012, the area residents had voiced their 4  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 opposition regarding a full access drive into their existing neighborhood. It was made known during the public hearing there should not be a public access connection from this site onto Brentmeade Drive and Overhill Court. Therefore, they are proposing an emergency crash gate with this proposal. The Planning Commission began discussing the material board colors and agreed they were too dark. Mr. Dillard stated they could make adjustments with the colors for the buildings if they needed too. Continuing, Chair Kathy Jones made known there was no need to allow a full access onto Overhill Court. The neighbors that live beside this development made known they wanted emergency access only onto Overhill Court. Mr. Ronnie Martin wanted to know if there was any public benefit for a full access drive from this property. Mr. Blomeley stated this site would be private property and, as a result, outside vehicles would be trespassing if they used it as a cut- through. Mr. Ronnie Martin commented on this property being RM-16, how would the sewer ordinance impact this development after the ordinance goes into effect on April 15, 2020? Ms. Green answered that if the plan had not met the deadline for an exemption, they would have to dramatically reduce the number of units from 17 dwelling units per acre to 9 units per acre. Mr. Brendan Boles commented that it was his understanding if their plan is approved it would be granted the appropriate sewer allocation for the RM-16 density. He made known they were planning to obtain permits as soon as possible. Mr. Ronnie Martin made a motion to approve subject to all staff comments; including an emergency crash gate to be provided at Overhill Court, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Storplace at Memorial [2020-3009] site plan for 79,183 ft2 self-service storage facility on 2.02 acres zoned CH located along Memorial Boulevard, Ed Freeman developer. Ms. Margaret 5  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 Ann Green summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. David Kidd, Mr. Bill Huddleston, and Mr. Ed Freeman were in attendance for the meeting. Mr. Bill Huddleston came forward to make known he would continue working with staff regarding the design of the egress and ingress access for the entrance into this site with a keypad detail. In addition, he has provided exhibits which address the formal open space in front of the revised detention area. Mr. Ken Halliburton made a motion to approve subject to staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Farrer Commercial Center [2019-3149] site plan review for 4,005 ft2 retail/warehouse on 0.76 acres zoned CH located along West College Street and Brinkley Avenue, Fred H. Farrer Limited Partnership developer. Ms. Margaret Ann Green summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Continuing, Ms. Green explained the developer would be dedicating additional right-of-way that is needed along West College Street that has been identified on the City’s Major Transportation Plan. 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. The Villas at Amanda Square [2019-3109] site plan for 23 single-family attached dwelling units (townhomes) on 1.46 acres zoned RM-16 located along the northeast side of Southeast Broad Street, Centennial Construction, LLC and Landmark Homes of Tennessee, Inc. developers. Ms. Amelia Kerr summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Kerr explained how the applicant was proposing two different styles of buildings with their site plan. She made known that some buildings would have back doors with a patio and the other buildings would not have a 6  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 back door but would have an outdoor “Juliet balcony”. Ms. Kerr stated there were several outstanding comments that needed to be addressed before final approval. Mr. Nathan Melson, Mr. Dickie Sullivan, and Mr. Gary Wisniewski and their design team were in attendance for the meeting. Mr. Melson came forward stating they have been working with Staff and would continue working with Staff to address all comments. They do not have a material board for this site plan, however, they have provided color elevations. The Planning Commission began discussing the proposal and made known they have concerns regarding the following: • The color elevations were too dark for this site plan. • The Dumpster should be relocated away from the residential area. • Relocate the formal open space away from Broad Street. • Improvements would need to be made for the landing area behind the units 1-11. • There should not be any parking permitted in front of any of the easements. • Instead of a gazebo for the formal open space Staff recommends a pergola canopy. • The drainage plan would have to be revised to address all Staff comments. Chair Kathy Jones voiced her concerns regarding the density for this site. She feels the proposed density was creating issues with all the requirements that needed to be met. She asked if this site could be tweaked to improve the site such as reducing the number of units. Mr. Gary Wisniewski commented that he could look into eliminating the proposed 2-story building in front of the site to provide smaller stacked units instead. Also, to address the parking concerns, he could assign two parking spaces for each unit. Mr. Ken Halliburton stated that, due to the large number of constraints for this property and the severe topography and drainage easement issues, he recommended for this site plan to be deferred. 7  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 Mr. Matthew Blomeley recommended the applicant continue working with Ms. Amelia Kerr to address all Staff comments and bring back to the Planning Commission in the near future. Mr. Eddie Smotherman made a motion to defer, seconded by Mr. Ken Halliburton. The motion carried by unanimous vote in favor. Forrest Pointe Townhomes [2020-3003] site plan for 63 single-family attached dwelling units (townhomes) on 4.98 acres zoned RM-16 located along the south side of Middle Tennessee Boulevard west of Forrest Pointe Drive, Advent Capital Partners developer. Ms. Amelia Kerr summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Kerr stated that there were several outstanding staff comments that needed to be addressed. She explained that improvements should be made to the HVAC units which are being proposed in front of the units which had been designed to face Middle Tennessee Boulevard and Forrest Pointe Drive. The applicant has agreed to address the HVAC units and make revisions. In addition, Staff recommends for the Planning Commission to address the amenities with this plan. This site would be a recorded as a Horizontal Property Regime. Mr. Bill Huddleston, Mr. Pat Sanders, and Mr. Tyler Conger were in attendance to represent the applicant. Mr. Huddleston came forward making known they would make revisions to the proposed HVAC units by placing them in the front of the units instead of the back or side. Mr. Pat Sanders stated he would design the boxes to hold the HVAC units to have the same type material and color to match the front bay window area for each unit. In addition, there would landscaping added in front of the buildings. The Planning Commission began discussing the site and agreed the HVAC box could be placed in front of the units with proper screening and with some type of access to the units for maintenance. Chair Kathy Jones recommended for the HVAC box have a brick material with landscaping. Next, the Planning Commission began discussing the amenities and wanted an 8  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 update regarding the proposed office. Mr. Pat Sanders stated they no longer wanted an office that had been shown on the plans in front of the outdoor kitchen. They would be removing the office and providing a revised site plan. Mr. David Ives asked if there would be any on-site management for this development. Mr. Sanders answered no. The Homeowners Association would be in charge of this community, including for security. Ms. Amelia Kerr requested for the applicant to contact the Murfreesboro Police Department to address the CPTED (Crime Prevention through Environmental Design). Mr. Eddie Smotherman recommended for the front of the units to be improved with columns under the shed roof. Mr. Tyler Conger agreed and said that they could add posts or a wall-mount bracket to the front porches. Chair Kathy Jones asked if the landscaping requirements had been addressed between the existing Forrest Pointe lots and with this development. Mr. Matthew Blomeley commented on how the Planning Commission has the ability to increase the landscaping to a Type C buffer with this proposal. In addition, there are existing trees on this property that could be used toward credits for the applicant along the southern lot line. Mr. Warren Russell agreed the landscaping should be increased beside the adjoining residential properties. Mr. Ken Halliburton made a motion to approve subject to the following conditions: • Improvements should be made to the HVAC boxes that would be placed in the front of the units and to be properly screened with landscaping; • Improvements need to be made in front of the units with column details; and • Increase the landscaping to a Type C buffer along the south lot line. and all other all staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. New Business Zoning application [2020-401] for approximately 0.36 acres located along East Vine Street and South Bilbro Avenue to be rezoned from RS-8 to PRD (Bilbro & Vine Towns PRD), 9  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 Gregg Stanley applicant. Ms. Amelia Kerr summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Kerr stated the applicant is asking for the property to have 13.8 dwelling units per acre which is not consistent with the vision of the Suburban Residential land use character. The proposed development closely resembles the Auto-Urban (General) Residential land use. She requested for the Planning Commission to determine whether this proposal is an appropriate instance to deviate from the recommendations of the future land use map. In addition, she requested for the applicant to continue working with Staff on several outstanding issues from the applicant’s pattern book prior to a public hearing. Mr. Clyde Rountree was in attendance to represent the applicant. He came forward to make known this proposal had been addressed as being part of the City Core Overlay District. They are requesting to deviate from the recommended density of the land use map. He began to describe the applicant’s pattern book for the development which includes a formal open space in the front of the property. In addition, the units would have architectural elements that would blend within the area. Each unit would have a balcony located along the back. In addition, the units would have two levels of living space and a parking garage below the units. They have addressed the parking area which is going to be screened from the public right-of-way. Mr. Rountree made known they do not have a material board, but he explained the materials from the applicant’s pattern book. Ms. Kerr made known the colors and the materials for the development would have to be addressed with the applicant’s pattern book before the public hearing. Mr. Eddie Smotherman made a motion to schedule a public hearing on March 11, 2020, seconded by Mr. Ken Halliburton. Zoning application [2019-434] for approximately 2.42 acres located along East College Street, North Spring Street, East Lytle Street, and North Church Street to be rezoned from 10  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 OG-R to PUD (One East College PUD), 705 4th Avenue South Holding Company applicant. Ms. Amelia Kerr summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor, Mr. Brian Davis, Mr. Jeff Reid, and Mr. Bart Kline were in attendance to represent the applicant. Mr. Taylor came forward to begin a PowerPoint presentation from the applicant’s pattern book. Chair Kathy Jones asked for additional information regarding the parking for the retail use and office building. Mr. Brian Davis explained there would be public access entry to the garage and there would be a private access to the garage for the residents. Mr. Bart Kline explained the proposed materials from the applicant’s pattern book. He made known they would provide a material board before the public hearing. Mr. Ken Halliburton made a motion to schedule a public hearing on March 11, 2020, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Annexation plan of services and annexation petition [2020-501] for approximately 26.8 acres located along New Salem Highway and Barfield Road, New Salem Land Development, LLC applicant. Ms. Marina Rush summarized the annexation request 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. 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 [2020-402] for approximately 26.8 acres located along New Salem Highway and Barfield Road to be zoned CH simultaneous with annexation and approximately 1.1 acres to be rezoned from RS-15 to CH, New Salem Land Development, 11  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 LLC applicant. Ms. Marina Rush summarized the zoning request from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Rush stated there was no proposal for development at this time. Mr. Matt Taylor and Mr. Chris Bratcher were in attendance to represent the applicant. Mr. Chase Salas made a motion to schedule a public hearing on March 11, 2020, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Zoning Ordinance amendment [2020-801] for outdoor storage, temporary and accessory structures and uses, review time limits, lighting, and yard encroachments, City of Murfreesboro Planning Department applicant. Ms. Margaret Ann Green summarized the site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known the proposal is amend the Zoning Ordinance to clearly define outdoor storage and to enhance the language regarding yard encroachments, review timeframes, and lighting. Mr. Ronnie Martin made a motion to schedule a public hearing on March 11, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Staff Reports and Other Business 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 summarized the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Rush requested that the applicant’s pattern book should address Staff’s comments before a public hearing is conducted. Mr. Eric Brock was in attendance to represent the applicant. Mr. Eric Brock came forward to explain the proposed changes and he agreed to provide an updated pattern book before the public hearing. 12  MINUTES OF THE MURFREESBORO COMMISSION FEBRUARY 19, 2020 Mr. Matthew Blomeley reminded the Planning Commission the zoning application had already been scheduled for a public hearing during the January 15, 2020, Planning Commission meeting and that no action was needed today. There being no further business the meeting adjourned at 3:45 p.m. _ _______________________________ Chair _______________________________ Secretary GM: cj 13