Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 6:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Warren Russell Marina Rush, Principal Planner Chase Salas Amelia Kerr, Planner Jennifer Garland Carolyn Jaco, Recording Assistant Ronnie Martin David Ives, Deputy City Attorney Teresa Stevens, Sign Administrator Sam Huddleston, Exec. Dir. Dev. Services Chair Kathy Jones called the meeting to order after determining there was a quorum. Ms. Jennifer Garland made a motion to approve the minutes from the September 2, 2020, and September 16, 2020, Planning Commission meetings, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Public Hearings Zoning Application [2020-415] to amend the PS (Planned Signage) Overlay District zoning for Saint Thomas Rutherford Hospital for approximately 70.7 acres along North Thompson Lane, Medical Center Parkway, and Gateway Boulevard, Ascension Saint Thomas applicant. Ms. Jennifer Garland announced that she would be abstaining from all discussion and vote regarding this zoning application. Ms. Teresa Stevens, Sign Administrator, came forward to summarize the zoning application form the staff report, which had been provided in the Planning Commission agenda packet. She made known that there would be new signage for the hospital campus. The application for these changes had been reviewed and approved at the Design Review Committee meeting on August 4, 2020. The hospital has requested for the amendment to allow rebranding the hospital from Saint Thomas Rutherford to Ascension Saint Thomas. The signage would improve the visibility of the building with identification signs throughout their property. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 Ms. Denise Simmons was in attendance to represent the application. Ms. Simmons came forward to explain the master sign conversion. She began a PowerPoint presentation from the applicant’s pattern book making known the materials which would be used and the locations of the changes. She explained that each entrance would be changed with their new logo. In addition, Ms. Simmons presented the trinity from the applicant’s pattern book making known how it represents the applicant’s mission. The trinity would have a new design with the A in the middle for Ascension. In addition, they would be adding the new trinity design within their memorial gardens. 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. Warren Russell made a motion to approve subject to all staff comments, seconded by Mr. Chase Salas. The motion carried unanimously in favor with one abstention (Ms. Garland). Zoning application [2020-417] for approximately 1.23 acres located along the east side of Gresham Lane to be rezoned from RS-15 to CH, Tony Emmanuel applicant. Ms. Amelia Kerr summarized the zoning application from the staff report, which had been provided in the Planning Commission agenda packet. Mr. Clyde Rountree was in attendance to represent the application. Mr. Rountree came forward to make known that this proposal would allow the applicant to expand his existing operation and to increase the storage capacity of mulch materials. The applicant, Mr. Emmanuel, would not be adding any additional buildings on the property. 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. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 Mr. Ronnie Martin wanted to know if a buffer would be placed on this property. Ms. Amelia Kerr explained that the applicant would be required to provide a site plan in the future for the expansion of the use and that would include a buffer. Mr. Greg McKnight came forward stating the applicant would add a buffer before utilizing the land. A site plan would be provided to show where the buffer would be located between the commercial properties and residential properties. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Zoning application [2020-413] for approximately 12.56 acres located along Christie Knob Way to be rezoned from CH to PRD (Tiger Hill Townhomes PRD), Celebration Homes applicant. Ms. Marina Rush summarized the zoning application from the staff report, which had been provided in the Planning Commission agenda packet. Ms. Rush explained that the property topography includes a steep grade which would make commercial development difficult. Therefore, the applicant is requesting for the property to be zoned residential. The residential building pads would be graded as a stair step to fit the slope of the hill. Continuing, Ms. Rush explained that in the applicant’s pattern book on pages 14-18, there are two different color options that depicts how the buildings would appear, one being a gray color and the second being a tan color. She requested for the Planning Commission to discuss the two different colors and decide if the colors would be appropriate for this particular location. In addition, the applicant proposes to use a mixture of the two colors on different buildings. Continuing, Ms. Rush stated the Future Land Use Map of the Murfreesboro 2035 Comprehensive Plan indicates that “Auto-Urban (General) Commercial” is the most appropriate land use character for the project area. The rezoning request is more consistent with the “Auto-Urban (General) Residential" land use character. If the rezoning is adopted, staff recommends the FLUM be revised to reflect Auto-Urban (General) Residential land use character for this property. Staff is in support of the zoning request because the property topography is relatively steep and residential development would be able to be constructed compatible with the natural grade of the site. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 Mr. Matt Taylor and Mr. John Harney were in attendance to represent the application. Mr. Matt Taylor came forward to begin a PowerPoint presentation from the applicant’s pattern book. Mr. Taylor made known the proposed request would include the following:  68 dwelling units  5.41 dwelling units per acre  5.6 acres of open space  Underground utilities  Each two-story home would be a minimum of 1,700 square feet with a one- or a two-car garage.  Each home would be sold under a Horizontal Property Regime. In addition, the development would be managed by a Homeowners Association.  This would be a walkable community with benches and private streets throughout.  Buffers would be added along each side of the property.  Building materials would include brick, stone, fiber cement board. Vinyl would only be used in the trim and soffits.  The variations of the rooftops, windows and doors would work with the terrain. The façade has been designed to fade in and out, and each home would have decorative lights.  The proposed colors would be discussed further during site plan review.  Amenities include an activity area with a pavilion, a playground and kiosks. The dog park would be away from the units and it would be accessible from the sidewalk.  There would two access points. One access would lead to a signal light onto Shelbyville Pike. Mr. Ronnie Martin wanted to know if there would be a sidewalk connection to the outparcels beside this site. Mr. Taylor explained the outparcels would construct sidewalks to connect to Christie Knob Way. Mr. Martin requested for a sidewalk connection with this development to the outparcels. Mr. Taylor made known RaceTrac would include sidewalks to Wal-Mart. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 Chair Kathy Jones requested additional information regarding the buffers for this property. Mr. Taylor explained that on page 24 of the pattern book a buffer would be added to areas as noted. Chair Jones made known that on page 12 it did not have same information as page 24. Mr. Taylor made known he would revise page 12. Ms. Jennifer Garland addressed the proposed colors on pages 14 and page 15. She stated the colors appeared differently on each page. She requested for a material board to be provided that would have the appropriate colors. Mr. Taylor stated he would provide a material board during site plan review. 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. Warren Russell made known along the rear of the site in the corner area there is a hammerhead access point and an access point in the middle of the site. Could there be two access points? Mr. Taylor agreed and said that during construction they could add two connections located at the back of the property. Mr. Taylor stated that he would spend more time on the issue when he works on the grading plan. Chair Jones stated that on page 13 of the pattern book the trash enclosure should be the same materials as the proposed homes, not being red brick that is being displayed. 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. Zoning application [2020-414] for approximately 1.0 acre located along Gresham Lane to be rezoned from CL to PCD (Secure Lawn PCD), Mark Lovinski applicant. Ms. Marina Rush summarized the zoning application form the staff report, which had been provided in the Planning Commission agenda packet. Ms. Rush explained the applicant is currently operating a lawn 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 company and would like to expand his business in Murfreesboro. The applicant would be converting the existing residential structure to a commercial office. The pattern book for this development includes the following:  Site plan approval for the conversion to a commercial site to meet current building and codes standards  ADA accessibility  Parking area  Commercial access  Landscaping and screening  The temporary storage building at the rear of the office area would be used until a new storage building is completed.  The new storage building would require site plan approval. Continuing, Ms. Rush stated the proposed zoning is not consistent with the recommendations of the Future Land Use Map. However, it is compatible with the use of the adjacent Lane Agri-Park property, which is designated as Public/Institutional on the Future Land Use Map, and the auto storage property across the street, which is designated as General Commercial. If the rezoning is adopted, staff recommends the FLUM be revised to reflect General Commercial for this property. Mr. Clyde Rountree and Mr. Mark Lovinski were in attendance representing the application. Mr. Rountree came forward to begin a PowerPoint presentation from the applicant’s pattern book. He made known the applicant proposes the following:  Keep the existing tree line around the subject property which provides screening.  The existing residential structure would be remodeled with a new façade that includes architecture detailing, with a porch, ramp, shutters, paint, etc.  The existing storage building does not meet current guidelines and would be used for temporary storage to keep their trucks in. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020  A future warehouse building would be a combination of masonry materials.  The gravel driveway would be upgraded as an asphalt driveway that would provide public parking and employee parking.  An enhanced foundation landscape, split rail fence, and proper signage. Mr. Mark Lovinski the applicant came forward stating he has been in business in Murfreesboro since 2003. Currently, they have nine employees, and a limited number of customers with their business. They have occasional deliveries being up to four times a month; however, they would not keep a lot of product on their site. Operating hours would be around 7:00 a.m. to 5:00 p.m. There would not be any night operations or noise that would disturb the neighboring properties. Lastly, Mr. Lovinski stated their operation would be the employees and their trucks operating within a thirty-mile radius around the Nashville area. Their intentions for this new location would be to stay in the City of Murfreesboro. 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. Warren Russell made a motion to approve subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Zoning application [2020-416] for approximately 12.8 acres located along Veterans Parkway to be rezoned from CH to PRD (Sullivan’s Retreat PRD), Cornerstone Development applicant. Ms. Marina Rush summarized the zoning application from the staff report, which had been provided in the Planning Commission agenda packet. She made known that the pattern book on pages 14-18 depicts the exterior of the buildings with the architectural design and materials. Within the development, the roads and parking areas would be private, and the site would include sidewalks and trees. The amenities have been included in the applicant’s pattern book with additional details. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 Continuing, Ms. Rush made known the Future Land Use Map of the Murfreesboro 2035 Comprehensive Plan indicates that “Auto-Urban (General) Commercial” is the most appropriate land use character for the project area. The general characteristics of the Auto-Urban (General) Commercial land use character include larger, taller commercial buildings, higher traffic volumes, and the necessity for large parking lots. Staff feels that the proposed single-family use is inconsistent and incongruous with the existing and proposed commercial uses in the immediate vicinity. The proposed rezoning and use for this property are inconsistent with the recommendations of the Murfreesboro 2035 Comprehensive Plan’s future land use map (FLUM). Staff feels that the subject property would be most appropriate for commercial or office uses. It is more consistent with the Auto-Urban (General) Residential land use character. Ms. Rush stated that the Planning Commission would need to determine if this is an appropriate instance to deviate from the FLUM. If the rezoning is adopted, staff recommends that the FLUM be amended to reflect an Auto-Urban (General) Residential land use character for this property. In addition, the subject property is contiguous to commercial development to the south (a grocery store) and west (a dental office and veterinary clinic) and future commercial development to the north (a retail center and self-service storage facility). Because the proposed single-family attached use is inconsistent and incongruous with the existing and proposed commercial uses in the immediate vicinity, and the proposed rezoning and use are inconsistent with the recommendations of the Murfreesboro 2035 Comprehensive Plan’s future land use map for this property, which recommends an “Auto-Urban (General) Commercial” land use character, Staff agrees with the recommendations of the 2035 Comprehensive Plan regarding the subject property and that commercial or office uses are the most appropriate future land uses. Staff is not supportive of deviating from the future land use map in this instance. In addition, according to the Water Resources Department (MWRD), the area in the vicinity of the subject property needs to be assessed as to whether it meets the goal of 3.4 single-family unit 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 equivalents per acre and whether the basin currently has greater than 3.6% multi-family uses and 11% medium-density uses (townhomes). MWRD is not supportive of any increases in density until this assessment can be made due to potential limitations regarding sanitary sewer infrastructure in this area and it would not be supportive of any rezoning that would increase density if it is determined that the stated goals are already being exceeded. Also, the site is within the Overall Creek Elementary School zone, a school zone which has seen rapid growth over the last several years. According to Murfreesboro City Schools, the Overall Creek, Scales, and Salem Elementary Schools are all at or near capacity. Finally, contrary to the proposed rezoning request, Staff is supportive of the site developing with a commercial use under the existing CH zoning in order to limit impacts to the aforementioned City services and to minimize potentially incompatible land uses. Staff requests that the Planning Commission take all of the above factors into consideration when determining whether to approve this application to move forward to City Council. Mr. Matt Taylor, Mr. John Harney and Mr. Justin Harney were in attendance representing the application. Mr. Taylor came forward to begin a PowerPoint presentation from the applicant’s pattern book. He made known the site is currently zoned Commercial Highway. The property had been previously cleared to put in infrastructure, a detention pond, and sewer for the outparcels that front along Veterans Parkway. The property that is being discussed sits back 175 feet from Veterans Parkway. This site is well hidden from Kroger and other surrounding commercial properties and future buildings along Veterans Parkway. In the past this particular piece of property had the potential to be a big box retail. However, big box retail is no longer as viable as it once had been in the past. Mr. Matt Taylor explained the proposed Planned Residential Development would include the following:  89 townhomes with the density being less than 7 dwelling units to the acre. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020  Fifty percent of the site would be open space which would be distributed throughout the neighborhood to create a walkable community.  The property in front of this site would remain as commercial property.  The townhomes would be sold under a Horizontal Property Regime with a Homeowners Association.  Buffers would be along all sides of the property except along the creek side.  There would be private internal streets for the PRD, and a segment of public streets from Veterans Parkway into the commercial sites.  The two-story homes would be a minimum of 1,350 square-feet. The building materials include brick, stone, and fiber cement board with a mixture of one- and two-car garages.  The architecture would be the same as the homes at Joe B Jackson Parkway and Manchester Pike, which had been approved by the Planning Commission.  The rear elevations mimic the front with covered porches, mixture of materials, and glass.  Amenities include a monument sign with landscaping, an open space with a pavilion, benches, playground, and dog park.  There would be a five-foot-wide sidewalk around the development with a walking trail to all the amenities, and to the creek along the rear of the property.  There would be two primary access points at Veterans Parkway that would also be used for the commercial uses. Currently, there is one access at this location with a traffic signal, the second access would be completed with this proposal. Chair Kathy Jones asked if the color of materials would be addressed at site plan review. Ms. Rush explained the materials would have to comply with the Murfreesboro Design Guidelines 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 during site plan review. Mr. Taylor stated they would provide a material board during site plan review. Chair Kathy Jones opened the public hearing.  Mr. John Harney – representing the applicants came forward stating that in the past this property had been discussed for a large retail use. For the past couple of years and since COVID has arrived, it has changed the retail market drastically. Now, it is unlikely this property would be developed as retail use. Now, the future for this property is to have commercial uses in the front and residential in back. He feels the location for a new residential development would work due to the growth that is occurring within this area. The residents would have a close drive to their work and be able to walk to commercial destinations. Chair Kathy Jones closed the public hearing. Mr. Ronnie Martin wanted to know how the Sewer Allocation Ordinance relates to this project. Ms. Rush replied that the resolution that had accompanied the Ordinance had put forth maximum limits for certain types of development. For a townhome development it meant the maximum density is to be seven dwelling units per acre. Although this proposal is consistent with the sewer allocation ordinance and resolution table, the sewer for the basin in this area has an overall number that needs to be achievable. For example, if we allow for development to occur that changes from a low sewer demand user, such as commercial, office, storage, warehouse etc., to a higher sewer demand user, even though both are consistent with the resolution, then this may ultimately impact the basin target number by providing additional sewer through rezoning to one, you may be taking away from another at a future time. Mr. Matt Taylor came forward stating he had several conversations with Ms. Valerie Smith, Assistant Director of the Water Resources Department. Ms. Smith made known their department continues to study and analyze the entire Overall Creek basin, which is several thousand acres. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 Their department would provide the information with the Murfreesboro Future Land Use Map update sometime after the new year 2021. Mr. Warren Russell commented that he understands the challenges for the City and the reality for retail due to the current problems. Mr. Russell asked how can the Planning Commission make decisions until the study is completed for the sewer basin and the completion of the Murfreesboro Future Land Use Map. Mr. Ronnie Martin wanted to know if the City had these concerns about the basin before this proposal was presented. Mr. Sam Huddleston came forward stating the sewer allocation study has provided a level of concerns for all basins. However, the issues with some basins are more acute than others. For example, the New Salem Highway basin is more acute because of undersized piping. Ms. Marina Rush made known that the Planning Staff meets with developers when proposals are being considered within this area. During the meetings with each developer, Staff makes known that there are concerns with sewer allocation. When Staff met with this developer it was made known during the meeting that Staff does not support residential use in this particular area. Whether or not a developer moves forward with their application is their choice. Mr. Sam Huddleston made known the study includes a table for land use and densities. In addition, there is a balance for a mix of uses. For this type of medium-density residential, being seven units per acre, the table shows approximately eleven percent of land use in a given basin. When the basin changes, it changes the distribution. When density is increased in an area that is already zoned commercial use, that is going to place a higher demand on the sewer system than what was anticipated. It is going to have to balance out somewhere. We are trying to avoid sewer running out of the ground or at the Overall Creek basin. Continuing, Mr. Huddleston explained that when a rezoning application is not consistent with the sewer allocation ordinance this would be the time for the Planning Commission to have these 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 discussions. If there needs to be an exception or a change, there is not a separate process, the rezoning application is the applicant’s request to consent to the sewer density. Mr. Ronnie Martin made known the challenge for him is not knowing how big this issue is for the sewer capacity relative to ninety units. Mr. Huddleston explained that the ninety units may not seem that great; however, it gets back to the makeup of the basin and the makeup of the assumptions that went into the sewer allocation ordinance. Staff will consistently make known whether or not the request is or is not consistent with the sewer allocation ordinance or underlying assumptions. Mr. Huddleston explained that if we approve every such request, it would triple the density and that would add up to a significant impact. This request is not just about sewer allocation, that is an element of the request. It is also a question about the City’s vision, by the Mayor, City Council and the Planning Commission for this corridor. The 2035 Land Use Plan has suggested this property to be commercial. Commercial nodes do very well along intersections, a five-lane roadway which connects to an interstate system/interchange. Chair Kathy Jones expressed her concerns that the previous rezoning application has been approved that was very similar to this request. Why was it approved; was it because it was less impact to sewer and schools. Ms. Rush explained there were significant differences between the two applications. The previous application included the topography of Tiger Hill which is a very steep area and it would not be practical for commercial development. If the property had a relatively flat grade, Staff’s position would had been very similar to this application. Chair Jones wanted to know when would the Future Land Use Map update be made available? Ms. Rush answered that a local consultant was currently drafting the map and has been working with City staff over the last several months. The map will include map revisions depicting the approved rezonings since the adoption of the map. The 2035 update will be presented to the City Council, the Planning Commission, and to the public. Mr. Greg McKnight came forward stating that the basins are being added as well as the 2040 Transportation Plan. All City departments and 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 stake holders have been involved providing their input. The map should be completed sometime around March 2021. Chair Kathy Jones commented how the Planning Commission knows changes would be ongoing, but she does not want to continue looking at applications that may not move forward until more information is provided with the Future Land Use Map. Do we place everything on hold until March 2021? Chair Jones commented that she wants to do what is right and what is fair, not being reckless regarding the sewer allocation. However, at this meeting two different identical applications for new projects have been presented. She is struggling that one project had been approved and this project, as presented, is not approved. Mr. Greg McKnight came forward stating the differences between the Tiger Hill project and this project. Mr. Matt Taylor came forward stating that in the conversations that he has had with Ms. Valerie Smith with Water Resources, there is not necessarily a stress of this particular basin versus any other. Discussions had begun a year ago regarding the sewer allocation. He was provided a chart on how the City would develop with 3, 7, and 9 units per acre, depending on the type of residential development. It is his understanding that the study would need to be done with this basin. He explained that he is aware of the sewer allocation and that is why they have designed this proposal to be under seven units to the acre. He agrees that there is a give and take with the zoning within this area and corridor. One year ago, along Veterans Parkway they had requested the opposite, by changing 150 townhome units to commercial use. Now, the City is going to reap the benefits with a surgery center and a medical office building that would be constructed on that particular property. Mr. Sam Huddleston came forward stating the sewer allocation ordinance makes known the Water Resource Director would report back on an annual basis to provide commitments the City has made over the past year with capacities and basin levels and corrections. Currently, Mr. Darren Gore and the Planning staff are trying to catalog an inventory of developments that have already been obligated with the sewer which would consume some of the capacity that is available. In 14  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 addition, over the last few months since we have passed the sewer allocation ordinance there have been additional commitments to connect facilities to the sewer. The Water Resources Board and Water Resource Department would be accounting for those commitments to better understand the allocation of the sewer. Sewer allocation is important to us and the vision is important to us. If it is not practical it is not a good vision. There has to be a balance in the land use that is based in reality. He feels that the Tiger Hill application brought today’s vision, because fifteen years ago, it was considered as commercial use. Today’s vision is that for Tiger Hill, with its steep slope, commercial use is not practical. This property along Veterans Parkway has merit to be commercial use in the future. The Sullivan’s Retreat application has some basis in reality in that it could be developed as commercial someday. There are some available properties that need to be consumed before this property develops. The Planning Commission, Mayor, and City Council will express their opinions and vision with the new Future Land Use Map update. Mr. John Harney came forward stating that, based on the comments that have been expressed during this meeting, how long would it be before the Future Land Use Map update would be available? He agreed that developers have been aware of the sewer capacities since December 2019. The landowner and the developer are willing to withdraw their application or defer their application until March 21. Mr. Greg McKnight came forward stating that Mr. Darren Gore, Director of Water Resources would have the sewer allocation report available sometime in January 2021. The Future Land Use Map update would be available sometime in March 2021. Mr. Warren Russell commented if the report is provided in January and it shows the same information for this property as being discussed today, the Planning Commission would have to wait another year for the next report to consider the project again. From this analysis, it would provide answers to what the Planning Commission could approve and could not approve. Mr. Huddleston stated the first sewer allocation report would be most helpful for the Planning Commission, Mayor, City Council, Water Resources Board, and City Staff. It would look back to 15  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 evaluate what has been committed in the past several months and ways to look forward. The report would not change significantly year to year but there would be some accounting with the commitments that have been made and the connections. The commitments would be land use and zoning related from the Planning Commission. It would make known the real sewer connections that we have committed to. It is a “point in time” analysis, but the increments get closer together because we would have a baseline with the annual reports in January. For example, this year we are anticipating 2,000 residential units to be permitted, which are real connections. Also, there are commitments with site plans, preliminary plats, and zoning applications. We would be able to compare those each year. Mr. Warren Russell stated his concern is about when properties are trying to flip the zoning; for example, commercial use to a townhome use. There would have to be a way to keep these types of requests current. Mr. Huddleston agreed, it would be ongoing by reporting the information and the Water Resources Department would keep track of all the changes. These types of changes/flips would be real time. This would include accounting, not just year-to-year information. Mr. Greg McKnight made known the GIS Department would provide real time information on the GIS map program to keep current information online which would include current residential rezoning commitments. Mr. Ronnie Martin commented it is difficult for the Planning Commission to make decisions without all the information. Mr. Warren Russell asked if the Water Resources Department could provide the Planning Commission with information regarding sewer basins for the remainder of this year. Mr. Huddleston stated the Planning Commission’s decisions are more subjective taking into account the land use, assistance from staff, the economy, the markets, and ongoing changes on how it would have an impact on sewer. This is heavy lifting by the Planning Commission to help the City manage these uses. Mr. Martin commented he would be more comfortable deviating from a plan for a small a project. If this project had been a 250-unit project, he would be more afraid than what is being presented today. However, the location of the property sits further back 16  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 from the roadway and it slopes down to the river approximately 18 feet, which creates limitations for its use. This property would have to be raised up before development. Mr. Martin stated he agrees with Mr. Harney that in the short-term it would be hard for someone to develop this property with a commercial use. Chair Kathy Jones agreed that the Planning Commission wants to approve applications that work best for the City in long term. She stated that the Planning Commission needs more information to be available for the next few months for what is acceptable to the applicants. If it is to be deferred would it be deferred indefinitely or six months or until the applicant is ready to come back to the Planning Commission with more information? Mr. David Ives stated if an application is deferred, it would be deferred as long as needed if agreed by the applicant. Without their consent, there is a time limit requirement. If the applicant withdraws and reapplies, they would have to apply with a new filing fee. If the report is expected to be out in January 2021, a deferral until February 2021 would be appropriate, if the applicant agrees. Chair Jones agreed that if the report is available in January 2021, the applicant may want to address some changes in their plan in the interim, if they so choose. In addition, Chair Jones requested for the architecture to be improved. Mr. John Harney stated they are willing to work on architecture, colors, materials, etc. Mr. Harney requested to defer this request until March 2021. Mr. Ronnie Martin complimented City Staff for bringing this to the Planning Commission early because it makes things easier as we work through these conversations. Mr. Ronnie Martin made a motion to defer, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Staff Reports and Other Business Stephenson Subdivision, Resub Lots 3 & 4 [2013-2057] final plat for 2 lots on 43.5 acres zoned H-I located along General Mills Way, General Mills developer. Mr. David Ives summarized the staff report, which had been provided to the Planning Commission in the agenda 17  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 7, 2020 packet. He explained the Planning Commission had approved the final plat in 2013 for the General Mills property. After that, City staff had a couple of snags in getting the plat signed and recorded. Finally, a month ago, he was able to get the final signature on this final plat, which it had already been signed by other owners and utilities. Unfortunately, the timeframe from the Planning Commission approval from 2013 had expired. Therefore, he is presenting the final plat to the Planning Commission again for re-approval. All staff comments have been addressed. Once the plat is approved, he would get the Planning Commission Secretary signature and record the final plat, and this file would be closed. Mr. Ronnie Martin made a motion to approve, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Consideration of 2021 Planning Commission Calendar. Mr. Greg McKnight came forward to request for a motion to be made to approve the 2021 Planning Commission Calendar. Mr. Chase Salas made a motion to approve the 2021 Planning Commission calendar, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. There being no further business the meeting adjourned at 8:10 p.m. ________________________________ Chair _________________________________ Secretary GM: cj 18