Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 CITY HALL 6:00 P.M. MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Asst. Planning Director Eddie Smotherman Margaret Ann Green, Principal Planner Ronnie Martin Marina Rush, Principal Planner Warren Russell Amelia Kerr, Planner Chase Salas Austin Cooper, Planner Jennifer Garland Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Roman Hankins, Assistant City Attorney Sam Huddleston, Dev. Services Exec. Director Chair Kathy Jones called the meeting to order after determining there was a quorum. Continuing, Chair Kathy Jones announced, as of today, Mr. Greg McKnight has been officially appointed as our Planning Director. New 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 amendment application from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Rush explained the changes that were being made included the of number of beds for the one- bedroom units and two-bedroom units. These changes would affect the number of parking spaces. Overall, the changes as presented for the two buildings would reduce the parking from 136 parking spaces to 126 parking spaces. This allows more room for buildings and improvements to the buffer along the west property line. Continuing, Ms. Rush explained the revision being made to the architecture would be predominantly brick materials. Staff feels the new architecture is an improved design and would be compatible with the existing building which is currently being 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 completed on this site. In addition, this amendment is consistent with the future land use map and it would not make any changes to the zoning or land use. Mr. Eric Brock of Wiser Company was in attendance to represent the applicant. He came forward to explain the original zoning which had been approved in 2016. Since then, there had been changes made to the architecture, which produced changes to the shape of the buildings, and the ratio of the bedrooms. He explained how they are working with staff to address changes to the buffer, landscaping, amenities, drainage, and all other staff comments. Mr. Brock made known they would take as much care as possible in preserving the existing mature trees located on this property. In addition, all the proposed buildings would have full access onto Autumn Towne Way. Chair Kathy Jones commented on the applicant’s pattern book on page 13, is the driveway for this site on adjoining property, or is it a public road? Mr. Brock stated the driveway is a private driveway with the existing Autumn Wood Apartments. There is a gate at the end of the driveway for the apartments which includes a joint access easement. Chair Jones wanted to know if the landscaping to be placed in front of the Assisted Living building is on the subject property. In the applicant’s pattern book, it appears to be on the adjoining property. Mr. Brock explained the landscaping would be on their property. With their site plan they would be submitting landscaping plans which would provide additional details. Ms. Marina Rush requested for the landscaping to be addressed and revised in the applicant’s pattern book. Mr. Brock agreed. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the zoning application; therefore, Chair Kathy Jones closed the public hearing. Vice-Chairman Ken Halliburton made a motion to approve the zoning application subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 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), Gregg Stanley 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. Clyde Rountree of Huddleston-Steele Engineering, Mr. Gregg Stanley, and Mr. Michael Picklesimer, the architect, were in attendance to represent the application. Mr. Clyde Rountree came forward to begin a PowerPoint presentation from the pattern book. He explained the style of the development would be like the existing properties within this area. Continuing, Mr. Rountree make known they had discussions with the property owner who resides north of this project to address their concerns such as the scale of the building, the lighting, the formal open space area, and the dog run. Mr. Rountree stated the dog run area may be removed to prevent any issues regarding noise with the residential properties. Also, they have made the commitment for the garages to be used for vehicular use only. The parking area would be enclosed with a perimeter fence for privacy. The landscaping in front of the structure would be pulled away from the foundation towards the road with a boxwood hedge. Mr. Michael Picklesimer came forward to address the proposed architecture. He began to describe the front of the building facing Bilbro and that it was designed to appear similar as the larger homes along East Main Street instead of as traditional townhomes. The materials include a stone base and two different primary brick colors with offsets across the front. Along the backside of the building above the garages would be fiber cement board siding. Along the north side of the building they have scaled down to two stories to be similar to the existing adjoining residential property. Chair Kathy Jones opened the public hearing. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 1. Mr. Ron Taylor, 816 East Main Street – came forward to make known he loved the proposal and welcomed this type development in their neighborhood. He hopes this will begin a positive impact to development within the downtown area. He thanked the Planning Department and the Planning Commission for their approval of this request. Chair Kathy Jones closed the public hearing. Mr. Eddie Smotherman made a motion to approve the zoning application, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 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 OG-R to PUD (One East College PUD), 705 4th Avenue South Holding Company 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. Matt Taylor (the design engineer), Mr. Brian Davis (the applicant’s representative), Mr. Bart Kline (the project architect), Mr. Jeff Reed (the applicant’s attorney), and Mr. John Harney (the applicant’s representative) were in attendance to represent the application. Mr. Matt Taylor came forward to begin a PowerPoint presentation form the pattern book. He stated that this project had been discussed for several years since the City of Murfreesboro purchased the property from the previous owners. Continuing, Mr. Taylor provided the following additional details: • 490,000 square-feet proposed buildings on 2.42 acres • Pedestrian Plazas • 627 Parking Spaces • Parking Garage • Limited Access Points • Office/Retail Building • 110 Room Hotel • 156 Residences • Existing Church Building to Remain • Owners’ Association 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 Mr. Taylor discussed the building design that would include the following: • Materials would include brick, stone veneer, fiber cement panel, EIFS, storefront windows. • Features include defined entryways, multiple planes, and 145-foot maximum building height. • The amenities with this proposal include location to local restaurants in the downtown area, public areas such as the courthouse and the new judicial building. Also, this proposal would include restaurants and entertainment venues that would contribute to the whole downtown area and the City. • An outdoor plaza area would be located near the former church that could be used for potential outdoor activities such as artwork. • A full list of allowable uses has been provided in the pattern book. This includes a mix of residential, commercial, and entertainment uses, hotel, police precinct, retail, offices, restaurant, etc. Mr. Taylor stated a neighborhood meeting had been conducted for this proposal on Monday, March 9, 2020, at First Presbyterian Church. They had mailed over 430 letters about the neighborhood meeting and approximately 70-75 people attended. There were concerns made regarding the impact during construction, which they have made known the impact would be kept to a minimum. There were a couple of disagreements regarding the architecture. Overall, they felt the project had been received well at the neighborhood meeting. Mr. Taylor said that this is a very attractive project that will be very successful, and the City will be very proud of it for years to come. Vice-Chairman Ken Halliburton asked on page 16 in the applicant’s pattern book, what is the view looking down from the penthouse windows? Mr. Taylor answered it is the parking garage. Ms. Jennifer Garland wanted additional information regarding the parking. Mr. Matt Taylor stated the parking table would have to be updated stating the total parking would be 627 spaces. These parking spaces would be regulated for the residences, the hotel, and retail uses. Mr. Bart Kline came forward stating they would continue to work on the parking garage parking spaces for the residential use. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 Mr. Warren Russel inquired about the phasing for this project. Mr. Matt Taylor explained, after demolition the phasing would be 1) Garage 2) Office/Retail 3) Hotel 4) Residential 5) Church restoration could occur at any time. This would be a 2-3 year project. Chair Kathy Jones opened the public hearing. 1. Mr. Keith Beckman – owner of Beckman’s Prescription Shop at 120 East College Street – came forward to voice his concerns regarding that his patients and customers would need to have access to his store during the construction. This is a good project, but he wants to make certain there is safe access for his patients and customers to gain entry and exit at the drive-thru and parking lot area. 2. Mr. Bob Woods - 411 Lytle Street – made known his concerns regarding the parking spaces in the downtown area. 3. Ms. Charlene Taylor – 813 East Main Street – made known her concerns regarding the architecture for this project and that it lacks the design and the poetry of downtown Murfreesboro. Chair Kathy Jones closed the public hearing. The Planning Commission began discussing the proposed parking which Mr. Matthew Blomeley explained the formulas for the parking calculations. He provided information for the project from the Zoning Ordinance and the requirements from the City Core Overlay. Mr. Matt Taylor came forward to make known the overlap in time for the shared parking would include: • The hotel would not be at full capacity during certain times of the day. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 • Staggering of all of the proposed uses were made available in the pattern book. It explains there would be a surplus of 77 parking spaces during certain times of the day. • Shared parking is normal for urban downtown elements. • The downtown area is a walkable environment which the public would be parking at the courthouse square, city garage, and the Judicial Center parking garage. Chair Kathy Jones stated that she had received numerous telephone calls and emails after the neighborhood meeting on Monday night. The architecture and style of the building being presented had upset the historic downtown area. Continuing, Chair Jones commented that after seeing the material boards with the textures, the colors of the brick material makes known how the building would actually look. She requested for the design team for this project to continue to choose materials that would elevate the character of this project that everyone will be very proud of. Mr. Matt Taylor made known their commitment on the selection of materials and the construction to make decisions through the process to be a good neighbor to the downtown area. There will be times that deliveries will be made that will shut down part of a street; not the whole street. These will be very limited instances. These instances would be coordinated with the City for timing due to this being a very sensitive matter. Vice-Chairman Halliburton made known he liked the project, and he is proud being part of it. This development will become a game changer to the City of Murfreesboro. Vice-Chairman Halliburton made a motion to approve the zoning application subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 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 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. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the annexation petition; therefore, Chair Kathy Jones closed the public hearing. Mr. Eddie Smotherman made a motion to approve the annexation plan of services and annexation petition; seconded by Mr. Warren Russell. 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, LLC applicant. Ms. Marina Rush summarized 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 stated at this time they do not have any plans for development. This proposal is consistent with the other properties in this area. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the zoning application; therefore, Chair Kathy Jones closed the public hearing. Mr. Eddie Smotherman made a motion to approve the zoning application, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 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 Zoning Ordinance amendment from the staff report, which had been provided to the Planning Commission in the agenda packet. Chair Kathy Jones opened the public hearing. No one came forward to speak for or against the Zoning Ordinance amendment; therefore; Chair Kathy Jones closed the public hearing. Mr. Ronnie Martin made a motion to approve the Zoning Ordinance amendment, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Staff Reports and Other Business Mandatory Referral [2020-706] dedication of sanitary sewer easement on Siegel Soccer Park property on Cherry Lane. Mr. David Ives began by making known Siegel Landing Townhomes is a project to be developed off of Cherry Lane and across from the Siegel Soccer Park. In order to provide sanitary sewer to the project, the City needs to extend a sanitary sewer line and easement across the parking lot area of the Siegel Soccer Park. A drawing had been provided for the Planning Commission’s review. This project would have minimal impact to the parking lot area. Mr. Ives made known the Murfreesboro Parks and Recreation and Water Resources Departments recommend approval of this request. Therefore, he asked for the Planning Commission to consider for approval and make a recommendation to send forward to City Council. Vice-Chairman Halliburton made a motion to approve, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Mandatory Referral [2020-704] City of Murfreesboro Sale of 154+/- acres of land to Rutherford County Schools along Franklin Road. Mr. David Ives began by making known in 2017 the City acquired the two referenced parcels of land totaling 154 +/- acres along Franklin 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 Road about 1.25 miles west of Veterans Parkway. This was a potential location for a full- service park on the west side of the City. After additional study and analysis, t h e City Administration and Parks and Recreation Departments have determined that a west side park would be better placed in another location. Other potential sites are a c t i v e l y under consideration. Rutherford County Schools has approached the City about acquiring these parcels for a County School site and a contract to sell the property to Rutherford County is in negotiation. Staff requests that the Planning Commission consider this proposed sale and forward with a recommendation to the City Council. The Planning Commission began discussion their concerns with the sale of property without additional information. Mr. Eddie Smotherman made known the property had been purchased for a park at a reasonable price. Since then, Rutherford County has been searching for property to build a high school. The City is willing to pass the savings to the County. At this time, the best use for this property is for the use as school property. Currently, there is no urgency to search for a park or have immediate plans for a park. Mr. David Ives stated there is a possibility this property could remain as a park. However, the City feels there is a better place for a park on the west side of the City. Mr. Ronnie Martin made known he would be abstaining from the vote due that he is not certain what his vote may be with City Council regarding this proposal. Ms. Jennifer Garland wanted to know if the Parks and Recreation Department and Commission approved the sale of this property. Mr. David Ives answered he was not certain if they had approved this request. Mr. Smotherman made known he was on the Parks and Recreation Commission. He stated there are a couple of other properties on the west side which would be a better opportunity for a park on the west side. Chair Jones asked if the it could be approved subject to the negotiations with the County being approved by City Staff and City Council. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 11, 2020 Vice-Chairman Halliburton made a motion to approve the mandatory referral subject to the approval of negotiations to sell the property to Rutherford County by City Staff and City Council, seconded by Mr. Warren Russell. The motion carried by a vote of 6-0 with one abstention (Mr. Martin). Lastly, Mr. Matthew Blomeley acknowledged Ms. Marina Rush, Ms. Margaret Ann Green, and Ms. Amelia Kerr for the items that that have been presented at this meeting. Each worked very hard with the developers and the public. Mr. Blomeley stated that it shows in their work and he wanted to make certain the Planning Commission knew the effort that they put into these applications. There being no further business the meeting adjourned at 8:25 p.m. _______________________________ Chairman _______________________________ Secretary GM: cj 11