Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 CITY HALL 1:00 P.M. Members Present Staff Present Ken Halliburton Vice-Chair Greg McKnight, Planning Director Jennifer Garland Matthew Blomeley, Assistant Planning Director Ronnie Martin Margaret Ann Green, Principal Planner Warren Russell Marina Rush, Principal Planner Chase Salas Amelia Kerr, Planner Eddie Smotherman Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Inspector Jafar Ware, Planner Ram Balachandran, Traffic Engineer Sam Huddleston Executive Dir. Develop. Serv. Vice-Chairman Ken Halliburton called the meeting to order after determining there was a quorum. Old Business RaceTrac [2020-3023] site plan for 16,371 ft2 gas station/convenience market on 2.8 acres zoned CH located along NW Broad Street and N Thompson Lane, RaceTrac Petroleum Inc 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. She explained that this site plan had been presented at the March 18, 2020 Planning Commission meeting. However, the site plan had been deferred to consider the following items: • Signage should be added to discourage large trucks into this site. • Right-turn only from this site onto North Thompson Lane due to the proximity of the Northwest Broad Street intersection. • Make certain there is enough land to provide future right-of-way for the possibility of a bridge to be constructed over Northwest Broad Street. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 Continuing, Ms. Green made known Mr. Matt Taylor, who is representing the application, met with the City’s Traffic Engineer and other City Staff members to discuss parking and access. Mr. Ram Balachandran, City Traffic Engineer, provided an analysis that made known the time-of-day prohibitions and restrictions are not very effective and create other unintended problems. If full access onto Thompson Lane from the Racetrac site is not allowed, motorists would not be able to get back onto Broad Street heading southeast without making illegal U-turns or left turns. There are no other cross-streets close-by that connect back to Broad Street. During the Planning Commission meeting on March 18, 2020, there was discussion about making it a right-in/right- out entrance similar to the existing BP site across the street. The BP site is a little different because there is a full access just north of the right-in/right-out entrance. If the full access was not granted when we approved it several years ago, motorists would be facing a similar situation. Traffic from the BP site would not be able to head north-east on Thompson Lane. Therefore, Staff is recommending for RaceTrac to have full access. In addition, Staff is recommending for RaceTrac to include a design on their site to provide full access to the adjoining property to the northeast that could be used in the future. The applicant has provided this design for cross access to that adjacent property with this site plan. Mr. Matt Taylor was in attendance to represent the applicant. Mr. Taylor came forward making known the applicant’s design team has been working with City Staff for the past 6 weeks to make changes for road access to Thompson Lane, Broad Street, and to provide access to the adjoining northeastern property. The Planning Commission began discussion the improvements that had been made and expressed their gratitude resolving this unique challenge and issues for this site plan for this location. Mr. Chase Salas made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 Tommy Car Wash [2019-3114] site plan for a 5,200 ft2 vehicle wash on 0.99 acres zoned CH located along Memorial Boulevard, Tommy Car Wash Systems developer. Ms. Margaret Ann Green explained that this site plan had been presented at the March 18, 2020 Planning Commission meeting. This item had been deferred so the applicant could revise their plans to attempt to meet the Design Guidelines for a car wash. Also, during the meeting, the applicant had requested for several exemptions to the Design Guidelines. Mr. Steven Blake, the applicant’s architect, began to address the proposal by Zoom audio. Mr. Blake made a PowerPoint presentation, explaining in detail the revisions that had been made to the elevations. Mr. Blake requested for two exemptions be considered for the following: • The required 24-inch minimum base of the building located on the back of the building and at the front of the wash tunnel. • The thirty-five percent void calculations from the elevation in front of the building. The Planning Commission began discussing the revisions and made known they appreciate the developer listening to Staff’s comments. Mr. Ronnie Martin wanted to know if this site meets the Design Guidelines. Ms. Green answered this proposal is more compliant with the Design Guidelines than the applicant’s first car wash, which is not compliant. Mr. Martin commented how difficult it has been for him this being the same franchise owner with two different buildings. In the future, if the applicant decides to construct a third car wash, it would be known what would be expected. Mr. Eddie Smotherman commented how much he appreciates the developer listening and that every situation is unique. Vice-Chairman Ken Halliburton addressed the exemptions and made known he approves of the front 24-inch base. He understands the areas that do not have the 24-inch base; however, there would be landscaping in these areas. He would like more information regarding the void calculations. Ms. Green explained the building could be broken up with shadow lines, dimensions, details, etc. Ms. Jennifer Garland commented on how 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 they have done a good job by bringing a tremendous amount of changes from their original site plan. She feels the exception regarding the void calculations is appropriate due to the red element bringing interest to the front of the building. Mr. Chase Salas stated this is a great project and that it would complement this area in Murfreesboro. Mr. Warren Russell stated he likes the design and appreciates the applicant working with Staff. He agreed that this development would complement the area. Mr. Eddie Smotherman made a motion to approve subject to all staff comments including the exceptions from the Design Guidelines being requested, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Consent Agenda Vice-Chairman Ken Halliburton read the following items to be considered for approval. Valley Farms, Section 2 [2020-1009] preliminary plat for 32 lots on 6.52 acres zoned PUD in unincorporated Rutherford County and served as an outside the City sewer customer located along Red Barn Road and Pinyon Street, Valley Farms Group, LLC developer. Westwind Reserve, Section 2 [2020-1008] preliminary plat for 45 lots on 10.6 acres zoned RS- 6 located east of Armstrong Valley Road, Cornerstone Development developer. American Plumbing [2020-2031] final plat for 1 lot on 5.78 acres zoned H-I located along South Molloy Lane, Joseph Miller developer. Harrison and Black, Lot 214 [2020-2028] final plat for 1 lot on 0.47 acres zoned RM- 16 located along Fairview Avenue, Kurt E. and Rosemarie Blum developers. Harrison and Black, Resubdivision of Lots 158 and 159 [2020-2030] final plat for 1 lot on 0.7 acres zoned RM-16 located along Crestland Avenue south of Division Street, Eric Blum developer. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 Parks and Holden Addition, Resubdivision of lot 41 [2020-2029] final plat for 1 lot on 0.17 acres zoned RM-16 located along East Street, Kurt E. and Rosemarie Blum developers. Shelton Square Common Area/Amenity Lot [2020-2034] final plat for 1 lot on 7.35 acres zoned PRD located along Blackman Road and Shelton Boulevard, Shelton Square, LLC developer. Liberty Valley, Section 7 [2020-2033] final plat for 24 lots on 8.18 acres zoned PRD located along General Yeager Drive, Liberty Heights, LLC developer. Brick Way, Resubdivision of Lot 11 [2020-2026] final plat for 2 lots on 2.84 acres zoned RS- 15 located along Pitts Lane, Peggy H. Moore developer. Buchanan Estates, Section 8, Phase 1 [2020-2032] final plat for 51 lots on 33.63 acres zoned RM in the unincorporated County and served as an outside of the City sewer customer located along Dusenburg Drive and Volta Road, Jones Construction Co. developer. Warrior Drive Self-Storage, Phases 1 and 2 [2019-3030] site plan for 41,900 ft2 storage facility on 4.6 acres zoned CH located along Warrior Drive south of New Salem Highway, Stuart Conway developer. Mr. Warren Russell made a motion to approve the consent agenda, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Plats and Plans Greenway Estates [2020-1010] preliminary plat for 24 lots on 12.7 acres zoned RS-10 located along Cason Trail east of Stoney Meadow Drive, Blue Sky Construction developer. Mr. Jafar Ware summarized the preliminary plat from the staff report which had been provided in the agenda packet. Mr. Matthew Blomeley stated this plat would provide part of the road connection from this property to World Outreach Church property in advance to the development of Hidden River Estates. Mr. Blomeley explained that Mr. Brian Burns had committed to provide a road connection 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 with this development before he could start the construction of Hidden River Estates. This commitment had been provided in the applicant’s approved pattern book. Mr. Brian Burns, the applicant, came forward to state that this development and a road connection would have to be completed before he could begin developing Hidden River Estates. Mr. Eddie Smotherman made a motion to approve subject to all staff comments, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Pinnacle Bank [2020-3051] site plan for a temporary drive-thru facility and demolition of an existing 44,055 ft2 building on 1.08 acres zoned CBD located at the northeast corner of North Maple Street and West College Street, Pinnacle Financial developer. Vice-Chairman Ken Halliburton and Mr. Ronnie Martin announced that they would be abstaining from all discussion and vote regarding this application. Ms. Amelia Kerr came forward to summarize the site plan from the staff report which had been provided to the Planning Commission in the agenda packet. She stated that this proposal is for a temporary portable building that would be placed on-site for drive-thru service operations while construction is occurring for the new permanent building. Therefore, they are requesting exemptions from the architectural design guidelines, because the building is temporary in nature. Mr. Neil Parrish was in attendance to represent the applicant. Mr. Parrish stated they anticipate for this temporary building to be used approximately 18 months from demolition to final construction. Mr. Warren Russell made a motion to approve subject to all staff comments including to approve the exemptions from the architectural requirements of the Design Guidelines, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor with two abstentions (Vice-Chairman Ken Halliburton and Mr. Ronnie Martin). 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 840 Storage Solutions [2019-3148] site plan for 32,130 ft2 self-service storage facility on 8.2 acres zoned PUD located along Florence Road and Santana Street, The Downs Group LLC developer. Ms. Margaret Ann Green summarized the staff report which had been provided to the Planning Commission in the agenda packet. Ms. Green stated the PUD zoning allows this type use for this property. Staff has worked with the applicant over the past several months to work on the layout of the site and their traditional single-story building. This proposal meets the Design Guidelines. Staff has provided several comments about this property since it would be located at a highly visible site along I-24 and I-840. Continuing, Ms. Green made known this site plan is for phase one and it would be facing Santana Street. The applicant owns the remaining property and proposes commercial outparcels that would be fronting Florence Road. The commercial outparcels would help screen this proposal. The proposal would be for interior storage only and the buildings would not be climate controlled. Mr. Dickie Sullivan and Mr. Paul Bass were attendance to represent the application. Vice- Chairman Ken Halliburton wanted to know if this site would be viewed downward from the interstate or be at the same level as I-24 and I-840. Mr. Dickie Sullivan explained the view would be a similar elevation as I-24 with screening in all directions. Continuing, Ms. Sullivan stated the view for Phase 1, facing I-840, would be limited due to the interstate ramp. However, Phase 2, would be visible to I-24. Mr. Warren Russell commented how this site would be a Gateway into Murfreesboro. He asked for additional information regarding the screening and buffer for Phase 1. Mr. Brad Barbee came forward stating a Type D buffer would be placed on the eastern property line located beside the existing residential area. On the southern property line for Phase 1, a single row of trees would be planted to screen the bay doors and roll up doors from the ramp of I-840 and I-24. However, the applicant wants to remove the trees whenever Phase 2 occurs. The applicant proposes to provide screening for the entire property when the balance is developed. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 Mr. Brad Barbee explained that for Phase 1 this proposal would be a typical one-story mini- storage development with bay doors that would need to be screened from public right-of-way. Ms. Margaret Ann Green explained that she opposes the applicant’s plan to provide landscaping with Phase 1, then remove the trees during Phase 2. This is losing time on the growth of the trees. She has suggested for the applicant to place a buffer and trees with Phase 1, so it would be more effective for screening. At this time, there is no timeline for Phase 2. The Planning Commission began discussing the proposal and expressed their concerns due to the location and the visibility of this site being the follow: • Two different types of fencing for this project. • Would like to see the architecture be similar as the compact storage buildings that have been recently approved and constructed in Murfreesboro. • The applicant would need to provide an exhibit of the viewshed from all four sides of the property for the entire development. • The applicant would need to provide a master plan to make known the future expansion for this development with landscaping and buffer details. • The Planning Commission felt like this proposal is a step back from current approved storage facilities. This proposal is not raising the bar. Mr. Paul Bass came forward stating the long slender buildings would have roll up doors with 50 percent brick and 50 percent hardi material to appear as retail. The buildings could be re-adapted from roll-up doors to a storefront assembly. In addition, Mr. Bass agreed to keep the landscaping in place from Phase 1 to be included with the landscaping for Phase 2. Mr. Eddie Smotherman made a motion to defer, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 New Business Zoning application [2020-408] for approximately 0.54 acres located along South Maney Avenue north of East Castle Street to be rezoned from CH and CCO to PUD (Maney Station PUD) and CCO, Rhett Kelton applicant. Ms. Amelia Kerr summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Clyde Rountree, Mr. Brian Oliver, and Mr. Rhett Kelton were in attendance representing the application. Mr. Rhett Kelton came forward making known his plans for this development would be for young professionals or empty nesters to enjoy an urban environment within the downtown area. For the commercial use he would like to see a neighborhood coffee shop, offices, etc. Mr. Clyde Rountree came forward to make known the details from the applicant’s pattern book. In addition, Mr. Rountree made known the proposed uses and prohibited uses that were listed in the pattern book. Mr. Brian Oliver came forward to describe the architecture of the three-story building being brick and EIFS. There would be a total of six units on the second and third floors. On the first floor would be one single accessible dwelling unit that would have access from the inside of the building. The commercial area would be open on the first floor and divided as needed. Continuing, the parking for this site would be located at the rear of the building and the lighting would be away from the residential area. Mr. Ronnie Martin made a motion to schedule a public hearing on June 3, 2020, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Zoning application [2020-406] for approximately 5.09 acres located along Robert Rose Drive to amend the North Thompson Place PUD (also known as Gateway Village) to expand the uses permitted, Swanson Development, LP applicant. Ms. Margaret Ann Green summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Matt Taylor and Mr. Joe Swanson, Jr. were in attendance to represent the application. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 Mr. Eddie Smotherman made a motion to schedule a public hearing on June 3, 2020, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Staff Reports and Other Business Proposed amendments to the Zoning Ordinance [2020-803] to Section 26: Off-Street Parking, Queuing, and Loading, regarding off-site parking agreements, joint parking agreements, and other miscellaneous items, City of Murfreesboro Planning Department applicant. Mr. Matthew Blomeley summarized the staff report which had been provided to the Planning Commission in the agenda packet. He stated that this proposed amendment was to add clarity and to address standards for parking. This amendment would be for properties to meet minimum parking requirements for properties zoned RM-12, RM-16, RS-A/Type-1, Type-2, and Type-3. In addition, this amendment would address standards for garage parking for townhomes and other types of single-family attached dwellings. Mr. Blomeley made known a stakeholders meeting had been conducted on May 19, 2020, in which those who attended the meeting provided their valuable feedback. The Planning Commission began discussing the proposal and requested that Staff further review how garage parking would be regulated. Mr. David Ives made known he appreciated the comments and discussion. Mr. Ives recommended for this item to be reviewed further and should come back at a later date for consideration. No action was taken. Hear report from Staff regarding modified language for temporary signage and consider request from Legal Department to modify the Planning Commission’s conditions of approval, both pertaining to the Zoning Request [2020-403] for PSO (Planned Signage Overlay) zoning for approximately 30 acres located along North Thompson Lane, West College Street, and West Northfield Boulevard, New Vision Baptist Church applicant. Mr. David Ives summarized the staff report which had been provided to the Planning Commission in 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 the agenda packet. Mr. Ives stated this proposal is to modify the language for the Planning Commission’s original recommendation of approval, so that they would not be required to approve the proposed mural design on the building. In addition, language in the pattern book had been revised regarding banners and temporary signs that would be placed on the property during events. The applicant’s pattern book includes the revised language for banners on sheet 9. The mural design has been removed from the applicant’s pattern book. The revised pattern book would be presented to City Council. Two different motions were made that would address the discussions for banners and the discussions for the mural from the applicant’s pattern book. Mr. Ronnie Martin made a motion to approve the revisions to the applicant’s pattern book on sheet 9 regarding temporary signage, subject to all staff comments, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Mr. Eddie Smotherman made a motion to delete the original condition of approval that required the applicant to bring back the mural design for approval to the Planning Commission, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Mandatory Referral [2020-712] to consider abandoning any City interest in Tax Map 090J, Group A, Parcel 03200 by quitclaim deed to the current lot owner of 732 Greenbrier Drive. Mr. Sam Huddleston summarized the mandatory referral by making known the request is for the abandonment of any City interest in Tax Map 90J, Group A, Parcel 03200 by quitclaim deed to the current lot owner and to authorize the Mayor to sign on behalf of the City subject to approval by the City Attorney. Mr. Huddleston made known the Murfreesboro Water Resources Department had confirmed the Tax Parcel has no continuing benefit to the City. The Legal staff would prepare a quitclaim deed to abandon the City’s interest in the tax parcel. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Ms. Chase Salas. The motion carried by unanimous vote in favor. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MAY 20, 2020 There being no further business the meeting adjourned at 3:35 p.m. _____________________________ Chair _____________________________ Secretary GM: cj 12