Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 CITY HALL 2:30 P.M. Members Present Staff Present Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Jennifer Garland Amelia Kerr, Planner Warren Russell Jafar Ware, Planner Ronnie Martin Carolyn Jaco, Recording Assistant Chase Salas David Ives, Deputy City Attorney Eddie Smotherman Robert Holtz, Building & Codes Director Brad Barbee, Landscape Site Plan Inspector Teresa Stevens, Sign Administrator Katie Noel, Project Engineer Chair Kathy Jones called the meeting to order after determining there was a quorum. Old Business 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. Mr. Matthew Blomeley summarized the site plan from the staff report which had been provided to the Planning Commission in the agenda packet. He stated this site plan is for Phase 1 only. Continuing, Mr. Blomeley made known the applicant has been working with Ms. Margaret Ann Green to address the concerns that had been discussed during the May 20, 2020 day meeting being the following: • Provide exhibits to address the viewshed from all four sides of the property for the entire development. • That the buffer along the back side of Phase 1 would remain when Phase 2 is constructed. • A letter has been submitted by the applicant confirming that he understands that if the site plan is approved at today’s meeting, it is for Phase 1 only. Mr. Matt Huff (the landscape architect) and Mr. Paul Bass (the architect) were in attendance to represent the application. Mr. Paul Bass came forward to begin a PowerPoint presentation to 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 explain the viewshed from Google maps along I-840 and I-24. In addition, he provided renderings of the buildings in Phase 1. Mr. Bass stated that most of the site would be screened by landscaping, topography, and future development. The materials for the buildings would be 50 percent brick and 50 percent hardi board and the site would have black aluminum fencing. Mr. Matt Huff came forward to explain the landscaping and made known the landscaping has been designed to be close to the buildings and could grow up to 20 feet tall or taller. Vice-Chairman Halliburton made a motion to approve the site plan for Phase One only subject to all staff comments, seconded by Mr. Eddie Smotherman. The motion carried by unanimous vote in favor. Consent Agenda Mr. Ronnie Martin requested for item M on the consent agenda for Pretoria Falls [2020-3079] site plan to be removed from the consent agenda. He asked for this item to be placed under “Staff Reports and Other Business” for further discussion. Chair Kathy Jones read the following items to be considered for approval. East Side Village, Lot 1 [2020-2039] final plat for 1 lot on 1.9 acres zoned PCD located along North Rutherford Boulevard and Yearwood Avenue, Greenland Partners, LLC developer. Greenhouse Ministries [2020-2040] final plat for 1 lot on 1.1 acres zoned PUD and CCO located at the southeast corner of South Academy Street and East Sevier Street, Greenhouse Ministries, Inc. developer. Kingsbury, Section 2 [2020-2041] final plat for 47 lots on 9.62 acres zoned PRD located east of Asbury Lane, Kingsbury 156, LLC developer. Laurelstone, Section 1, Phase 1A [2020-2042] final plat for 22 lots on 8.46 acres zoned PRD located along Lascassas Pike, Clayton Properties Group, Inc. developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 Elam Farms, Resubdivision of Lot 3 [2020-2043] final plat for 2 lots on 77.65 acres zoned L-I located along Elam Farms Parkway and Elam Road, Prologis, LP developer. Shelton Crossing, Lot 1 (Including the Resubdivision of Shelton Square, Lot 132) [2020- 2044] final plat for 1 lot on 11.65 acres zoned PRD located along Florence Road and Pointer Place, Ole South Properties, Inc. developer. Oakland Court, Resubdivision of lot 3 [2020-2045] final plat for 3 lots on 15.5 acres zoned PRD located along North Academy Street and East Hembree Street, Murfreesboro Housing Authority developer. The Crossings of Three Rivers, Resubdivision of Lots 5, 6, 7, & 24 [2020-2047] final plat for 8 lots on 0.75 acres zoned PRD located along Hospitality Lane, Three Rivers, LLC developer. Tommy Car Wash [2020-2048] final plat for 1 lot on 0.99 acres zoned CH located along Memorial Boulevard, Tommy Car Wash developer. University Villas and Lyon Property, Section 1 [2020-2049] final plat for 2 lots on 31.83 acres zoned CH and RM-16 located along John Bragg Highway, Front Street Partners developer. Westwind, Section 5 [2020-2050] final plat for 15 lots on 12.58 acres zoned RS-8 located along Fuji Apple Lane, Cornerstone Development, LLC developer. Marketplace at Savannah Ridge [2020-2051] final plat for 9 lots on 24.14 acres zoned PUD located along Shelbyville Pike, Murfreesboro North, LLC developer. Mr. Warren Russell made a motion to approve the consent agenda, with the exception of the Pretoria Falls site plan, which would be discussed later in the meeting under “Staff Reports and Other Business”, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 Plats and Plans Kimbro Woods/The Meadows at Kimbro Woods [2020-1014] master plan amendment for 314 lots on approximately 83.4 acres zoned PRD located west of Saint Andrews Drive and north of Veterans Parkway, KW53, LLC developer. Mr. Jafar Ware summarized the master plan amendment from the staff report, which had been provided to the Planning Commission in the agenda packet. Mr. Ware explained that this proposal would be to close the current intersection of Genoa Drive and Saint Andrews Drive and to create a new intersection to the south instead. The purpose of closing the intersection is to allow the city to make improvements to a current drainage issue in this area. The City of Murfreesboro would maintain ownership of the closed right-of-way. Lastly, street naming/renaming issues would be resolved at a later date. Mr. Manly Thweatt was in attendance to represent the application. Mr. Chase Salas made a motion to approve subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. New Business Street renaming [2020-901] to rename an approximately 700’-long segment of East Overall Creek Road to Constantine Drive, 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. Mr. Blomeley stated this would be a good time to address the renaming of the street due to new lots and new houses being developed in the Bellemore Subdivision that would be facing this street segment. Currently, there is only one home facing this segment of East Overall Creek Road and it is owned by the Bellemore developer. The renaming action would likely require a change to its address. The Bellemore developer is in agreement with this request. Mr. Blomeley recommended for a public hearing to be scheduled for August 5, 2020. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 Ms. Jennifer Garland made a motion to schedule a public hearing on August 5, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Sign Ordinance Amendment [2020-802] to amend Murfreesboro City Code, Chapter 25.2 Signs, Section 25.2-2, 25.2-4, 25.2-23, 25.2-24, 25.2-25, and Section 25.2-26, for the purposes of: (1) adding a definition of “External Customer Transaction Portal” and allow certain, limited electronic changeable signs at external locations such as ATMs, drive-up windows, and gasoline pumps; (2) decreasing the time a temporary sign can be claimed and increasing the fee of temporary signs picked up in the ROW; (3) prohibiting certain materials from use in signage; (4) reducing the maximum allowable size of temporary signs; and (5) allowing murals on more than two sides of a building, City of Murfreesboro Building and Codes Department applicant. Ms. Teresa Stevens summarized the staff report, which had been provided to the Planning Commission in the agenda packet. Ms. Stevens explained there are several proposed changes that are being presented which would clearly define a specific use of signage in Section 25.2-26. She made known a stakeholders meeting had been conducted on June 2, 2020. The Planning Commission began discussing that currently around the city there are temporary signs being displayed that exceed the proposed requirements. How would the current large signs be addressed? Mr. David Ives stated they would have to address the current temporary signs being displayed within the City. Ms. Jennifer Garland inquired if this proposal would impact or affect current temporary construction signs, in which Ms. Stevens answered yes. Mr. Warren Russell asked if approved, when would this sign ordinance amendment go into effect. He expressed his concerns on how there may be individuals whom are currently having temporary signs made that would not meet the new requirements contained in this proposal. Mr. David Ives stated that normally this would go into effect 15 days after City Council’s 2nd and final reading. Mr. Eddie Smotherman requested for a 6-month moratorium be considered on reducing the maximum 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 allowable size of temporary signs. Mr. David Ives stated a 6-month moratorium could be done. Chair Kathy Jones requested for this to be changed before a public hearing. Ms. Jennifer Garland made a motion to schedule a public hearing on August 5, 2020, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Revision to Amendment of McKnight Park Master Plan [2020-S101], City of Murfreesboro Legal Department applicant. Mr. David Ives began to summarize the staff report which had been provided to the Planning Commission in the agenda packet. This proposal would be to reconfigure an access road for a portion of surplus property at McKnight Park. This is to relocate the access road from the East side of the of the property to the West side. In addition, there would be a new gated park access with these changes. The adjoining properties connected to the surplus property which faces Memorial Boulevard would have rear access available for future businesses. This revision constitutes an amendment to a Master Plan. A 30-day legal notice is required for the Planning Commission to conduct a public hearing. Vice-Chairman Halliburton made a motion to schedule a public hearing on September 2, 2020, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Staff Reports and Other Business 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. Mr. Matthew Blomeley began by explaining that this item had been presented during the June 17, 2020, day meeting. The Planning Commission had deferred action so the applicant could address several issues before a public hearing could be scheduled. Since that time, Staff has met with the applicants and their design team to continue working on the proposal. This includes architecture of the proposed product, transportation network improvements, etc. Continuing, Mr. Blomeley made known that staff would like to continue working with the applicant and would recommend a public hearing to be scheduled on September 2, 2020. The 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 applicant has agreed to continue working with staff before a public hearing is conducted. Also, the applicant has scheduled a neighborhood meeting for July 28, 2020 at Firehouse 4. Mr. Kevin Guenther, Mr. Walter O’Shea, and Mr. Randy Caldwell were in attendance to represent the application. Mr. Walter O’Shea came forward stating they were in full concurrence with Staff’s recommendation for a public hearing on September 2, 2020. They would continue working with Staff to resolve the outstanding issues. Continuing, Mr. O’Shea stated they have made a few changes to the plan for three areas. One, is to provide more specificity on the architecture, site planning, and timing to improvements with this site. Second, they have reduced the areas designated for residential use, and they would be reducing the maximum number of units by 19 percent in the overall plan. Third, they have increased their commitment to public infrastructure, such as Wilkinson Pike improvements with turn lanes during the first phase of this project. Mr. Matthew Blomeley distributed a revised pattern book from the applicant to the Planning Commission. Mr. Kevin Guenther began a PowerPoint presentation making known the specifics of the revisions to the pattern book. Mr. Guenther stated the primary changes were located in the revised pattern book on page 13 for Area 1 and Area 4. Those areas have removed specifics of the residential component out of the plan. Now, they are proposing commercial and mixed-use for Area 1 and Area 4. In Area 2 and Area 6 they have committed to very specific land uses and they would continue working with Staff on these areas. Area 5 and Area 7 they have committed to clearly allow multi-family with a dedicated commercial component and Area 3 would remain commercial. Continuing, Mr. Guenther explained it was not in the pattern book, but they would be providing a pedestrian connection network that would work with the street network, the green space, and the single-family attached units. Lastly, Mr. Guenther made known that the pattern book provides a list of details for building construction, including specific design criteria and materials. Chair Kathy Jones wanted to know if the residents in the Wilkinson Pike area would be notified about the public hearing. Mr. Matthew Blomeley made known that he had provided a mailing list 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 to the applicant that included a 500-foot radius around the property which will cast a wider net than the standard 250-foot radius used for Planning Commission public hearings. Ms. Jennifer Garland inquired if there had been any changes to the exceptions that had been brought up during the June meeting. Mr. Guenther answered yes, they are requesting an exception to allow porches, eaves, and bay windows in the single-family attached product to encroach in the front and side setbacks. This would impact Area 2 and Area 6. Mr. Ronnie Martin made a motion to schedule a public hearing on September 2, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Pretoria Falls [2020-3079] site plan for 53 single-family, detached dwelling units on 10.5 acres zoned PRD located along Asbury Road and Asbury Lane, Landmark Homes of Tennessee, Inc. developer. Chair Kathy Jones announced that she would be abstaining from all discussion and vote regarding this application. Mr. Matthew Blomeley summarized the site plan from the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley explained that the development would provide right-of-way dedication as needed for a future road widening to accommodate future realignment of Asbury Road. In addition, the developer has decreased the number of units from 55 to 53. In the cul-de-sac area at the rear of the development, there would be only one dwelling unit near the common area, which will include a playground and guest parking spaces. Mr. Ronnie Martin made known he has been in support of this development; however, he has concerns regarding the one dwelling unit being located at the back of property. The future property owner could possibly have a lot of foot traffic towards the open area and from those who want to walk to the nearby river. Mr. Nick Wisniewski and Mr. Kyle Griffin were in attendance to represent the application. Mr. Kyle Griffin came forward to explain that the developer wanted to keep the three lots in the back of the proposal to form more unity instead of just one lot. Due to the limitations such as to fill in 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 areas needed for the floodplain, the size of the detention pond, and the right-of-way dedication, they had to give up two lots. It was not by choice that they had to eliminate two lots. The developer would love to keep as many lots as possible for their development because every lot is precious. Mr. Nick Wisniewski came forward to explain how they had to make changes over the last 6 months. He explained that they have been working with Staff to conform to the requirements. The one dwelling unit being discussed was included in the approved PRD pattern book. There is no way to shift the detention area, grading, nor fit any other units in the back of the development. The cul-de-sac in the back is required for fire trucks to maneuver for egress and for safety. Having the home in the back prevents this area from solely being a dead end. The Planning Commission began discussing the proposal and suggested the one dwelling unit in the back should have a 10-foot buffer between the homeowner and the open space/common area. The 10-foot buffer would provide security for the one dwelling unit. Mr. David Ives commented that a fence could be placed between the two areas. Mr. Warren Russell requested for a direct path to be added for access for those walking towards the river. This would keep people away from the single dwelling unit. Mr. Ronnie Martin made known he was not in favor of the one dwelling unit being by itself with this proposal. Mr. Chase Salas stated he had concerns with the single dwelling unit as well. Vice-Chairman Halliburton made known he was in favor of this request. He said that the topography, the flood zone, detention pond, etc., had limited where they could place the one dwelling unit. He suggested for the applicant to work on how to guide people towards the open space and to Overall Creek. Ms. Jennifer Garland commented how this lot could be the dream lot, but the owners would have to know the constraints for their property. She suggested that the owner of the one lot should have the flexibility to have a fence or a patio. Mr. Nick Wisniewski stated how this development is a Horizontal Property Regime which means there are no lot lines, and it is a one lot of record. They have a landscape plan for the community with buffers. Before the one single dwelling unit is transferred, they could record on the master 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 15, 2020 deed for that home to have limited common area at its rear. Mr. David Ives agreed it could be recorded on the master deed. Vice-Chairman Halliburton made a motion to approve subject to all staff comments as well as the following conditions: • The site plan shall be revised to show a pedestrian connection from the parking lot at the end of the cul-de-sac to the creek. • A 10’ deep limited common area belonging to the single unit at the end of the cul-de- sac shall be provided along the entire width of the rear of the building. This limited common area shall be fenced or landscaped subject to staff’s approval in such a manner to signify that it belongs to that dwelling unit. The motion was seconded by Ms. Jennifer Garland and carried by a vote of 4-2 (Mr. Ronnie Martin and Mr. Chase Salas voted no, and Chair Kathy Jones abstained from the vote). There being no further business the meeting adjourned at 4:20 p.m. ____________________________ Chair ____________________________ Secretary GM: cj 10