Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Asst. Planning Director Ronnie Martin Margaret Ann Green, Principal Planner Warren Russell Marina Rush, Principal Planner Chase Salas Carolyn Jaco, Recording Assistant Eddie Smotherman David Ives, Deputy City Attorney Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Inspector Sam Huddleston, Executive Dir. Of Dev. Services Gary Whitaker, Assistant City Manager Chair Kathy Jones called the meeting to order after determining there was a quorum. Consent Agenda Veterans Cove [2020-1011] preliminary plat for 4 lots on 22.8 acres zoned PRD located along the north side of Veterans Parkway, Alcorn Properties, LLC developer. Elam Farms, Resubdivision of Lot 3 [2020-1012] preliminary plat for 2 lots on 77.65 acres zoned L-I located along Elam Farms Parkway and Elam Road, Prologis, LP developer. Beckham Pointe [2020-2023] final plat for 32 lots on 17.86 acres zoned RS-6 located along Esquire Drive and Mary Beth Court, BRS Development developer. Buford Creek [2020-2035] final plat for 21 lots on 16.22 acres zoned RS-12 located along Osborne Lane, BRS Development developer. Pinnacle Bank [2020-3061] site plan for 12,250 ft2 building on 1.09 acres zoned CBD and CCO located at the northeast corner of West College Street and North Maple Street, Pinnacle Financial Partners developer. East Side Village [2020-3057] site plan for 11,100 ft2 multi-tenant commercial building on 1.93 acres zoned PCD located along North Rutherford Boulevard and Yearwood Avenue, Greenland Properties, LLC developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 Evergreen Cemetery Maintenance Building [2020-3037] site plan for 4,800 ft2 maintenance building at existing cemetery on 1.4 acres zoned RS-10 located at 519 Greenland Drive, Evergreen Cemetery developer. Mr. Chase Salas made a motion to approve the consent agenda subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Plats and Plans Prologis [2020-3065] site plan for 1,244,493 ft2 warehouse/industrial building on 77.65 acres zoned L-I located along Elam Farms Parkway north of Joe B Jackson Parkway, Prologis 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 requested for the applicant to continue working with staff to address the following:  Improve the architecture in front of the building for the office area;  The applicant has proposed a future public right-of-way along the southern property line that would tie in with Elam Road that would need to meet all City street standards. Mr. Terry Mulvaney, Mr. Mike Hunkler, and Mr. Ryan George were in attendance to represent the application. Mr. Mulvaney came forward to make known he had worked with Mr. Brad Barbee to address all landscaping issues. They have agreed to enhance the Type E buffer to be located beside the adjoining residential properties. Their landscaping would include a berm with two rows of 6-foot trees and evergreen shrubs with a fence. The Planning Commission began discussing the proposal and wanted to make certain that all lights and noise have been addressed with this property especially beside the adjoining residential areas. Mr. Ryan George came forward to make known they did not have a user at this time. However, they agree to be a good business partner and good neighbor by addressing any noise and lighting issues and would make certain any refrigeration would be located away from the residential area. Their goal is to have a long-term user for this property. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 Vice-Chairman Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Salem Square [2020-1013] master plan for 9 lots on 29.18 acres zoned CH located along New Salem Highway and Barfield Road, New Salem Land Development, LLC developer. Mr. Jafar Ware summarized the master plan from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ware made known that in the Spring of 2020, the Planning Commission and City Council approved the annexation and zoning of this property. If the master plan is approved, it would allow the applicant to submit construction plans for this property. Mr. Matt Taylor was in attendance to represent the application. Mr. Taylor came forward and made known he has been working with City Staff and the Tennessee Department of Transportation to address all access points for this site including road improvements to Barfield Road. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Vice-Chairman Ken Halliburton. The motion carried by unanimous vote in favor. Salem Square, Section 1, Lot 1 (Pinnacle National Bank - Resubdivision Lot 1) [2020- 2037] final plat for 1 lot on 2.16 acres zoned CH located along New Salem Highway and Barfield Road, New Salem Land Development, LLC developer. Ms. Kathy Jones commented that the plat name for this subdivision is Pinnacle National Bank, Resubdivision Lot 1. However, this plat does not have anything to do with Pinnacle National Bank, so she will not abstain. Mr. Jafar Ware summarized the final plat from the staff report, which had been provided to the Planning Commission in the agenda packet. Staff recommends approval for this final plat subject to all staff comments. 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. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 New Business Zoning application [2020-407] to amend the Victory Station PUD to modify the use chart on approximately 32.6 acres located south of Franklin Road and east of Rucker Lane, Swanson Development 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 made known the amendment proposes the following changes to the PUD: 1. Combine Parcels J and K – due to their adjacent proximity and nearly identical uses permitted; 2. Combine Parcels Q and R – due to their adjacent proximity and nearly identical uses permitted; 3. Modify the Uses Permitted Chart – add missing uses on Parcels J, K, Q, and R, and add new uses on Parcels V and O2. Attached to the staff report are the proposed revisions to the Permitted Use Chart.; and 4. Formally adding the building at 3781 Franklin Road to Parcel O2 of the Victory Station PUD. This building was previously used as a volunteer fire station and has since been converted into a multi-tenant commercial building. The building is located within the PUD zoning, but the “parcel” it belongs to in the PUD has never formally been identified. Ms. Rush stated the proposed changes were consistent with the 2035 Comprehensive Plan. Mr. Matt Taylor was in attendance to represent the application. Mr. Warren Russell made a motion to schedule the public hearing on July 8, 2020, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 Zoning application [2020-409] for approximately 78 acres located along Medical Center Parkway, Robert Rose Drive, Wilkinson Pike and Willowoak Trail to be rezoned from MU, GDO-1 and GDO-2 to PUD (Clari Park), GDO-1 and GDO-2, Hines Acquisitions LLC applicant. Ms. Margret Ann Green summarized the zoning application from the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Green made known that Staff had reviewed the applicant’s PUD pattern book and had determined the request does not support the City’s vision for a mixed-use district. The applicant’s pattern book, as submitted, appears to be a large residential development consisting of townhomes, multi-family condominiums, and apartment complexes, and commercial outparcels. Ms. Green explained that Staff has concerns regarding the applicant’s pattern book due to the following:  Lack of true commitment or guidance on future development.  Several images have been provided in the program book that depict a desirable, mixed-use development that is in keeping with the vision Murfreesboro has established for this area; however, there are very few commitments being made that guarantee this project would develop as suggested.  The applicant has expressed a desire to allow this project to be open-ended and market-driven and requesting the PUD be approved as such.  A few conceptual layouts have been shown; however, these layouts are for illustrative purposes only. They do not depict future design.  The developer is requesting the future layout be reviewed at the site plan stage with Planning Commission.  Staff has made known to the applicant that the depicted conceptual plans may conflict with service-delivery vehicle circulation, not meet street design standards, would need further review, etc. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 Also, in the PUD pattern book on page 17 the applicant is requesting several exceptions to typical zoning requirements as follows: 1. To allow townhomes (single-family, attached) as a permitted use within the MU district; 2. To exceed the maximum density of 25 dwelling units per acre for the apartments; 3. To reduce the required parking for one-bedroom apartments from 1.5 to 1.1 spaces per unit. To exempt the potential first floor office/personal service uses from any required parking standards; 4. To reduce the required rear-yard setback for townhomes (single-family, attached); 5. To allow garages to count toward minimum off-street parking requirements; 6. To allow outdoor sales of food and alcohol in specified areas for temporary events. In addition, Ms. Green made known that Staff from our Development Services and Public Infrastructure divisions have provided to the design team comments and feedback regarding the proposed street networks, layouts, improvements, infrastructure, and streetscape elements. The proposal conflicts with several of the recommendations from these divisions. Staff has requested for the design team to address improvements to existing infrastructure and has requested conformance with the approved master plans for the street network. The Gateway Streetscape Master Plan also applies to this property and the design team is reluctant to participate in some of those improvements. Continuing, Ms. Green stated the Murfreesboro 2035 Future Land Use Map indicates that Urban Commercial/Mixed-Use (UC) is most appropriate land use character for the subject property. Therefore, because of the speculative nature of the PUD, it is unclear if it would be consistent with the Future Land Use Map. If the property develops as a mixed-use development, it would be consistent with the UC character. If the property develops with mostly apartments and townhomes, then it is more consistent with the Auto Urban/General Residential land use character (AUR) and Auto-Urban/General Commercial land use character (GC). 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 Lastly, Ms. Green made known Staff recommends for the developer to conduct a neighborhood meeting before a public hearing is scheduled; therefore, she recommended a public hearing be scheduled for August 5, 2020. Mr. Kevin Guenther, Mr. Randy Caldwell, Mr. Tommy Smith, and Mr. Walter O’Shea were in attendance to represent the application. Mr. Kevin Gunther came forward to explain the PUD proposal would allow single-family attached dwellings to be allowed as a permitted use. This type use would bring ownership to the Gateway in a walkable community. This is a large piece of property for the developer to create long-term opportunities with residential, office use, retail, etc. At this time, they do not know exactly where these uses would occur so the Hines team would work with the land use, the infrastructure, and continue look at current market and investment opportunities. Their team is committed to continue working with Staff to address architecture, open space, the Gateway Design Overlay and the Murfreesboro Design Guidelines. Mr. Guenther agreed a neighborhood meeting would be conducted to share the vision of this property. Mr. Walter O’Shea said they have incorporated many of Staff’s suggestions but not all. However, they have provided thoughtful responses so Staff could understand their thought processes. The know how important the Gateway area is to City Staff, the Planning Commission, and Murfreesboro. They want to create an exceptional mixed-use community on this property. They do not excel in volume or commodity real estate. They carefully select sites that warrant custom execution. Their request for a zoning change to allow higher density, for-sale housing, which is currently not permitted in the mixed-use zone district, is to complement the office, retail, and hospitality uses that are permitted. Mr. O’Shea began a PowerPoint presentation to make known their company is privately owned and they have developed in the Nashville and Cool Springs areas. From the pattern book he began to explain their master plan starting at the Grand Lawn outdoor area (page 29 & 30) which includes a plaza. The outdoor space would include programmed outdoor activities and food trucks. Their intent is for this area to become the heart and soul of the community. The Grand Lawn would be 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 tied into a hotel, retail, office, and residential uses. These areas would be linked together through a linear park network. The linear park would allow walkways, pocket parks, seating, and bike trails with the potential for a Rover transit location. To address Staff’s concern, they have committed to the following:  Committed uses for Areas 2,3,5,6 in the pattern book on page 13. These areas would be sixty percent of the overall total of land. o Area 2, and Area 6 would be for sale housing; o Area 3, commercial use only; o Area 5, multi-family residential; o Area 6, residential;  For areas 1,4,7, in the pattern book on page 13, they are requesting flexibility. These areas could be for office use, hospitality, retail, and/or residential use.  Their goal is to truly develop a mixed-use community. Mr. O’Shea said that page 24 in the pattern book addresses the infrastructure for public improvements for this property. Mr. O’Shea stated they had addressed Staff comments about a connection point to Wilkinson Pike by widening it to three lanes for the portion that is in front of this project. However, they have provided a traffic report for this site during peak hours which made known there was not enough traffic to include turn lanes onto Wilkinson Pike. Therefore, they feel it is inappropriate to burden the project to widen Wilkinson Pike. They have agreed to provide a buffer and berm with each phase of development. Mr. O’Shea agreed to schedule a neighborhood meeting for this proposal; therefore, he asked for consideration for a public hearing on July 8, 2020. Mr. David Ives announced he had legal concerns with this proposal. He does not see how this qualifies as a plan or a planned development. At least a third of this proposal is uncertain. There 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 is potential for this property to be eighty percent high-density residential. If this is a planned development, it needs to have a plan. What is being discussed is a concept plan with ideas in areas but that is not a plan. He does not see how the City can adopt this pattern book as a planned development that is not sufficient to enforce or administer future development. Mr. Randy Caldwell came forward stating for this proposal they are designing infrastructure and definitive plans for areas 2, 5, and 6. He commented on how the nature of the market changes daily, especially now with the pandemic. The developer is well known and would deliver a quality product. They would deliver commercial uses in the appropriate areas that would work in context with adjoining properties. Internally, the open space network would connect the various uses. This proposal would allow flexibility but would still commit to the Gateway Design Overlay and the Murfreesboro Design Guidelines. They could submit something for the areas 1,4,7, but it would change. In addition, they have submitted a list of committed uses for their development. The Planning Commission began discussing the proposal making known their concerns with the uncertainty of how areas 1,4, and 7 could be developed. They agreed this is a commitment to a high-density development. In addition, Mr. David Ives has made known this pattern book is not sufficient for a planned development. Also, this project would bring additional traffic to Wilkinson Pike. Currently, Wilkinson Pike is a substandard street and this development would have road frontage. Therefore, road improvements would need to be added with this development or fees in lieu of improvements to Wilkinson Pike. Mr. Eddie Smotherman made a motion to defer, seconded by Mr. Ronnie Martin. 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 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JUNE 17, 2020 applicant. Mr. Matthew Blomeley summarized the site plan from the staff report, which had been provided to the Planning Commission in the agenda packet. He made known the proposed regulations for garages are primarily with regards to townhome developments, multi-family developments and properties zoned RS-A/Type-1, Type-2, and Type-3. This would require dimensional requirements for garages in those developments where developers are voluntarily seeking to count garage parking spaces toward the minimum parking requirements. For a two-car garage, the proposed minimum dimensions are 19 feet, 4 inches wide x 20 feet deep. For a one car garage, the proposed minimum dimensions are 11 feet, 4 inches wide x 20 feet deep. Mr. Blomeley asked that if the Planning Commission is comfortable with these proposed amendments, he requested for a public hearing to be scheduled on July 8, 2020. Vice-Chairman Ken Halliburton made a motion to schedule the public hearing on July 8, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. There being no further business the meeting adjourned at 3:10 p.m. ________________________________ Chair _________________________________ Secretary GM: cj 10