Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 1:00 P.M. MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Jennifer Garland Margaret Ann Green, Principal Planner Ronnie Martin Marina Rush, Principal Planner Warren Russell Amelia Kerr, Planner Chase Salas Carolyn Jaco, Recording Assistant Eddie Smotherman David Ives, Deputy City Attorney Sam Huddleston, Dev. Services Exec. Director Chair Kathy Jones called the meeting to order. She stated that in accordance with Executive Order No. 16 issued by Governor Bill Lee, the Murfreesboro Planning Commission April 29, 2020 meeting would be conducted electronically and there would not be physical public access to the meeting as necessary to protect public health, safety and welfare in light of the coronavirus. The public may view the meetings electronically through Murfreesboro CityTV which is broadcast on Comcast Xfinity Channels 3 and 1094 and on AT&T U-verse Channel 99. The meeting can also be streamed on Roku, YouTube, and Facebook and the City’s website. Continuing, Chair Kathy Jones stated this information had been properly advertised to the public and the instructions were given in the advertisement on how the public could telephone to participate in this meeting. Chair Kathy Jones called the meeting to order and requested for a roll call vote for the determination of a quorum. Based on the roll call, it was determined that a quorum was present. Present: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Absent: None Chair Kathy Jones requested for a roll call vote in order to conduct the meeting electronically because it is necessary to protect the health, safety, and welfare of Tennessee and Murfreesboro citizens in light of the COVID-19 outbreak. Mr. Warren Russell made a motion for the meeting to be conducted electronically because it is necessary to protect the health, safety, and welfare of Tennesseans and Murfreesboro citizens in light of the COVID-19 outbreak, seconded by Mr. Chase Salas. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None Chair Kathy Jones asked for a motion to be made to approve the minutes of the March 11, 2020, and March 18, 2020 Planning Commission meetings. Mr. Warren Russell made a motion to approve the minutes of March 11 and March 18, 2020, seconded by Mr. Chase Salas. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Kathy Jones Nay: None Old Business The Villas at Amanda Square [2019-3109] site plan for 23 single-family attached dwelling units (townhomes) on 1.43 acres zoned RM-16 located along the east side of Southeast Broad Street, Centennial Construction, LLC and Landmark Homes of Tennessee, Inc. developers. Chair Kathy Jones announced she would be abstaining from all discussion and the vote regarding this item. Ms. Amelia Kerr summarized the site plan request from the staff report, which had been provided to the Planning Commission in the agenda packet. She stated this item had been deferred at the February 19, 2020 meeting to address concerns that had been made known during the meeting. Mr. Nathan Nelson, Mr. Dickie Sullivan, Mr. Ty Carter, and Mr. Gary Wisniewski were in attendance representing this application. Mr. Nathan Nelson and Mr. Dickie Sullivan made known they had addressed the conditions that had been discussed during the February 19th meeting as follows:  All HVAC units would be placed inside of each unit.  Increased 52 parking spaces, with 3 accessible spaces.  Increased the formal open space.  All the units would have direct access to the right-of-way.  They have provided a material board.  Addressed all staff comments. Mr. Eddie Smotherman made known he liked the improvements that have been made to this site. Mr. Ronnie Martin commented that he feels the number of units have been forced on this site. He 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 is not in support of this site plan due to the density. Mr. Warren Russell made known he appreciated the design team listening to the comments that were made at the previous Planning Commission meeting. However, he wanted to know how the rear of the units had been improved related to stepping out onto the stoops. Mr. Dickie Sullivan explained the improvements which had been made from their elevations. Mr. Chase Salas commented that he feels this development would be valuable to the neighborhood. He liked the materials to be used and the improvements to the stoops along the back of the units and he is in favor of this proposal. Vice-Chairman Ken Halliburton commented the applicant had made improvements to their site and he is in favor of this application. Mr. Eddie Smotherman made a motion to approve subject to all staff comments, seconded by Vice-Chairman Ken Halliburton. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Warren Russell Chase Salas Eddie Smotherman Nay: Ronnie Martin Abstained: Kathy Jones Consent Agenda Chair Kathy Jones announced that two items had been withdrawn from the Consent Agenda. The Enterprise Car Sales preliminary plat and Enterprise Car Sales site plan had been withdrawn by the applicant. Continuing, Chair Jones read the following items to be considered for approval. Rutherford Crossing, 3rd Resubdivision of Lot 1 and Garrison Cove Common Area [2020- 2021] final plat for 1 lot and common area on 14.61 acres zoned CH located on North Rutherford Boulevard, Lascassas Pike, and Norris Lane, Kroger Limited Partnership developer. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Regal Square, Resubdivision of Lots 13-17 [2020-2024] final plat for 1 lot on 7.55 acres zoned PRD located on Suzanne Landon Drive and Cedar View Drive, Halo Homes developer. Enterprise Car Sales [2020-1007] preliminary plat for 1 lot on 4.86 acres zoned CH located along Franklin Road, Enterprise Holdings, Inc. developer. WITHDRAWN Salem Landing, Section 1 [2020-2025] final plat for 117 lots on 30.71 acres zoned RS-6 located along New Salem Highway, Salem Land Company, 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. NHK Seating of America, 2nd Resubdivision of Lot 1 and Resubdivision of Lots 2 and 3 [2020-2022] final plat for 4 lots on 43.39 acres zoned H-I located along Joe B Jackson Parkway and Hollis Westbrooks Lane, NHK Seating of America, Inc. developer. Enterprise Car Sales [2020-3034] site plan for 5,915 ft2 vehicle rental and sales office and 1,700 ft2 car wash on 4.86 acres zoned CH located along Franklin Road, Enterprise Holdings, Inc. developer. WITHDRAWN Mandatory Referral [2020-707] for installation of irrigation lines in public right-of-way in the Blackman Village development, SEC, Inc. applicant. Veterans Plaza [2020-3029] site plan for fueling station and convenience market 5,000 ft2 (Lot 1) and commercial center 13,437 ft2 (Lot 2) on 3.36 acres zoned CH located at the northwest corner of Veterans Parkway and Franklin Road, Veterans Commons, GP developer. Vice-Chairman Ken Halliburton made a motion to approve the consent agenda, seconded by Mr. Eddie Smotherman. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Chase Salas Eddie Smotherman Kathy Jones Nay: None Gateway Design Overlay Saint Thomas Rutherford Hospital [2019-3081 & 2019-6007] initial/final design & site plan review for 813 ft2 CT scan addition on 68.4 acres zoned L-I & GDO-3 located at 1700 Medical Center Parkway, Middle Tennessee Medical Center developer. Ms. Jennifer Garland made known she would be abstaining from all discussion and the vote. Ms. Margaret Ann Green summarized the initial/final design and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Rob Whitson was in attendance to represent the application. Mr. Warren Russell made a motion to approve the initial and final design review and site plan review subject to all staff comments, seconded by Mr. Chase Salas. Upon roll call, the motion was passed by the following vote: Aye: Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None Abstained: Jennifer Garland 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Regions ATM [2020-3042 & 2020-6002] initial design review for accessory structure (ATM) on approximately 19.3 acres zoned L-I & GDO-1 located along North Thompson Lane and Robert Rose Drive, Regions Bank developer. Ms. Margaret Ann Green summarized the initial design review for an accessory structure (ATM) to be located adjacent to an existing Regions Bank from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Michael Foster and Mr. Phillip Pearcy were in attendance representing the application. Mr. Michael Foster explained the materials for the ATM structure. He stated that the light poles had been improved with materials and colors to blend with the existing structures in the area. In addition, they would be adding pervious paving and landscaping for this site. Mr. Phillip Pearcy complimented staff for their assistance and requested approval for the initial and final design review. Mr. Eddie Smotherman wanted to know if signage was permitted on the canopy. Ms. Green stated the proposed signage would be reviewed and approved separately by the Sign Administrator in the Building and Codes Department. Ms. Jennifer Garland made a motion to approve the initial and final design review and site plan review subject to all staff comments, seconded by Vice-Chairman Ken Halliburton. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Jackson Heights Shopping Center [2020-3019 & 2020-6007] initial/final design & site plan review for changes to building façade, addition of canopy and landscaping on 10.9 acres zoned CH & GDO-4 located at 810 NW Broad Street, Harris Building Group, Inc. developer. Ms. Margaret Ann Green summarized the initial/final design and site plan review from the staff report, which had been provided to the Planning Commission in the agenda packet. She explained that this proposal would not be major change; however, the façade would be updated and modernized with a new design. In addition, the majority of this property is not within the GDO -- only a portion of the front of the building which faces Medical Center Parkway. Mr. Jim Janowiak and Mr. Shawn Harris were in attendance to represent the application. Mr. Jim Janowiak began by explaining the proposal would be for the exterior only. This includes cosmetic upgrades with metal wall panels, hardi panels, paint, and a plexiglass roof for the small courtyard. The only minor structural change is a contemporary design canopy that would be located in front of the movie theater. The Murfreesboro Fire Department has reviewed and approved their canopy. Continuing, Mr. Janowiak stated there would not be any increase or decrease to the size of the building nor any changes to the utilities. However, there would be landscaping improvements at the north end of the center which faces Medical Center Parkway. Ms. Green made known that staff had requested for the applicant to consider adding landscaping along the back of the building to help screen the viewshed facing Medical Center Parkway. The Planning Commission complimented the design team for the updates and design to Jackson Heights Shopping Center. Members said that it is nice to see the interest to reinvest in the area and to an older structure along Broad Street. Ms. Eddie Smotherman made a motion to approve the initial and final design review subject to all staff comments, seconded by Mr. Chase Salas. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None Plats and Plans 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 reminded the Planning Commission that this site plan had been reviewed and approved during the February 19, 2020 meeting. Since then, the applicants have requested to come back to the Planning Commission with revisions to their plans. Ms. Kerr summarized the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. She made known the changes include the following:  They did not increase the density; however, they have reduced the size of the attached buildings.  They have reduced the proposed two-vehicle garages to one-vehicle garages.  Eliminated 63 parking spaces by decreasing the two-vehicle garages to one-vehicle garages.  Have proposed a mixture of 9-foot wide parking spaces and 8.5-foot wide parking spaces.  Removed the grass strip between each unit.  Architectural elevations have been revised with a shed roof instead of a pitch roof. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020  At the front entry of the porch area, the design team has not included the wood mounting brackets to match the balconies.  The color renderings do not match the architectural renderings that have been submitted.  If this site plan is not approved at this meeting, the applicant has approval from the February 19, 2020 meeting. Mr. Bailey Neal, Mr. Pat Sanders, and Mr. Bill Huddleston were in attendance to represent the application. Mr. Bailey Neal made known the reason to reduce the unit sizes and garages was from a cost perspective for market price. The proposal is for 3-story units and the garages would remain the same depth. With these changes they would still meet the minimum parking requirement and maintain 3.3 parking spaces for each household. The Planning Commission began discussing the proposed changes making known their concerns. They expressed how these changes made them uncomfortable from the original approved site plan. Their concerns were the following:  Changing the site plan after they had been approved two months earlier.  This is a dense site and they are requesting to remove 63 parking spaces by changing the two-vehicle garages to one-vehicle garages.  The quality of the product should be higher than just meeting minimum standards. Mr. Bill Huddleston made known the one-vehicle garage space would accommodate one vehicle and storage, as opposed to a skinny two-vehicle garage that would be difficult to park in. Also, they are meeting the minimum parking spaces. With this site plan they are proposing 12.5 units per acre for this property instead of the allowed 16 units per acre. Vice-Chairman Ken Halliburton made a motion to deny the request, seconded by Ronnie Martin. Upon roll call, the motion was passed by the following vote: Aye: Ken Halliburton 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Nay: Jennifer Garland Kathy Jones 611 Fairview Avenue Townhomes [2020-3038] site plan for an existing single-family detached dwelling unit and the addition of 4 multi-family dwelling units on 0.47 acres zoned RM-16 located along the west side of Fairview Avenue north of Ewing Boulevard, Eric Blum developer. Ms. Amelia Kerr summarized the site plan from the staff report, which had been provided in the agenda packet. Mr. Matt Taylor was in attendance to represent the application. The Planning Commission discussed the proposal and agreed this plan would be consistent with this area being close to M.T.S.U’s campus. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Mr. Eddie Smotherman. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None 627 East Street [2020-3039] site plan for a duplex on 0.16 acres zoned RM-16 located along the west side of East Street north of Ewing Boulevard, Kurt Blum developer. Ms. Amelia Kerr summarized the site plan from the staff report, which had been provided the agenda packet. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Mr. Matt Taylor was in attendance to represent the application. Mr. Eddie Smotherman made a motion to approve subject to all staff comments, seconded by Ms. Jennifer Garland. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None The Flats at 905 SE Broad Street [2020-3043] site plan for multi-family apartment complex with 22 dwelling units on 1.42 acres zoned RM-16 located along the east side of Southeast Broad Street, Xian “John” Zhang developer. Ms. Amelia Kerr summarized the site plan from the staff report, which had been provided the agenda packet. She made known there were outstanding staff comments which would need to be addressed by the applicant’s design team before final approval. The Planning Commission discussed the proposal and indicated that this proposal would be a good fit for the property and it is an attractive design for this area. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Mr. Eddie Smotherman. Upon roll call the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Chase Salas Eddie Smotherman Kathy Jones Nay: None Shalom Farms Apartments [2020-3046] site plan for 348-unit apartment complex on 32.33 acres zoned RM-16 located along New Salem Highway, World Outreach Church developer. Ms. Marina Rush summarized the site plan from the staff report, which had been provided in the agenda packet. Ms. Rush made known the proposal would include the following:  Ten 3-story residential buildings, 35.5 feet in height  One car wash/maintenance building  Eight, one-story garage buildings  One clubhouse building  One pool house building  One mail kiosk building  One pavilion structure  720 parking spaces and 32 accessible spaces  Amenities include a clubhouse, pool with pool house, pavilion, dog park with benches, water station and waste station, playground, play field, and pedestrian paths.  They have provided all architectural elevations for this project. Mr. Matt Taylor was in attendance to represent the application. Mr. Ronnie Martin asked for additional information regarding how this project would work with the future road connections and access in this area. Mr. Matt Taylor explained the road plan is part of a subdivision plan that has been designed and approved by the Planning Commission and the city’s Engineering Department. Currently the property owner has bids for the road improvements; however, there is not a start date at this time. 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 Vice-Chairman Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Eddie Smotherman. Upon roll call the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None Costco Wholesale [2020-3033] site plan for 154,134 ft2 wholesale club building, fueling station, and 4,745 ft2 car wash building on 18.64 acres zoned L-I located along Beasie Road and Warrior Drive, Costco Corporation developer. Ms. Marina Rush summarized the site plan from the staff report, which had been provided in the agenda packet. Ms. Rush made known the proposal would include the following:  720 parking spaces which exceeds the parking requirements  Parking stalls would be 10 feet in width and 20 feet in length  17 accessible spaces  Building materials would include variation in colors of metal panels  A material board had been included for this proposal  The applicant has worked with Staff to address the Design Guidelines.  The applicant has provided a memorandum to the Planning Commission making known their business model requires energy efficiency and sustainability for their building.  The only openings to their building would be for the front entry doors and the auto service area. 14  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020  The front structural columns are encased with masonry product.  The color palette includes a variation of gray colors and the roofline would also have different variations to break up the large scale of the building. Mr. Erich Brann and design team were in attendance to represent the application. Mr. Erich Brann stated they had been working with the Planning Staff to address all staff comments for this project. They are excited to be coming to Murfreesboro. Mr. Eddie Smotherman complimented the project by stating that Costco is a great business to come to Murfreesboro. It is proposed at a good location near the interstate; and it would also create new jobs. The Planning Commission requested more information to be provided to make known why they are requesting variances for this property. Mr. Eric Brann stated they have to make a building to be as efficient as possible to remain on the property for 20-25 years. The building envelope is a prefabricated metal building made from 85 percent recycled product. They are not utilizing raw materials; they are utilizing recycled metal panel materials. They do not have exterior windows due to the inside of the building being designed for high pile storage which is placed up against the interior walls. The façade of the building has been designed to break up the exterior walls, which helps the building to appear smaller. Also, the building mixes well with the other buildings in the area. Currently, they have 787 Costco stores in operation in the world. This store would be their 548th building in the United States. Mr. Warren Russell wanted to know what the percentage of glass was for Costco building relative the Design Guidelines. Ms. Rush commented it would be minimal, being less than one percent. Mr. Warren Russell stated this building does not meet the Design Guidelines due to it being located in an area of mixed uses such as retail and industrial. Ms. Rush stated the Design Guidelines does not address an industrial warehouse-type building to be a retail use. In addition, their signage would be reviewed and permitted by the Building & Codes Department. 15  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 The Planning Commission agreed the design team had addressed staff comments regarding the building mass to include a varied roofline and architectural interest. Vice-Chairman Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. Upon roll call, the motion was passed by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Eddie Smotherman Kathy Jones Nay: None New Business Staff Reports and Other Business Mr. Eddie Smotherman asked Mr. David Ives if the Shalom Farms Apartments would have a forty percent property tax rate like other apartments. Mr. Ives answered it would be taxed just like all other apartments. Mr. John Harney made known that World Outreach Church would not be building or leasing Shalom Farms Apartments. They are selling this site to someone else to build and lease on this property. This site would be kept on the tax rolls. There being no further business the meeting adjourned at 2:55 p.m. 16  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 29, 2020 ______________________________________ Chair ______________________________________ Secretary GM: cj 17