Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Ronnie Martin Margaret Ann Green, Principal Planner Jennifer Garland Austin Cooper, Planner Warren Russell Carolyn Jaco, Recording Assistant Chase Salas David Ives, Deputy City Attorney Shawn Wright Katie Noel, Project Engineer Brad Barbee, Landscape Site Plan Site Inspector Teresa Stevens, Sign Administrator Chair Kathy Jones called the meeting to order after determining there was a quorum. Chair Kathy Jones welcomed Mr. Shawn Wright to the meeting who is the newest member to the City Council and Planning Commission. Consent Agenda Chair Kathy Jones read the following items to be considered for approval. Salem Creek, Section 8 [2020-1022] preliminary plat for 48 lots on approximately 25.95 acres zoned RS-10 located along Shady Forest Drive, Salem Creek Partnership developer. Shelton Square, Section 5 [2020-1020] preliminary plat for 46 lots on 12.6 acres zoned PRD located along Bridgemore Boulevard, Shelton Square, LLC developer. Carlton Landing, Section 1, Phase 2 [2020-2083] final plat for 25 lots on 23.6 acres zoned RS- 10 located west of New Salem Highway, Cornerstone Development, LLC developer. Wal-Mart Supercenter, Resubdivision of Lot 3 [2020-2082] final plat for 2 lots on 4.45 acres zoned CH located along Shelbyville Pike and Tiger Hill, RaceTrac Petroleum, Inc. developer. West Point, Lots 5 & 6 [2020-2075] final plat for 2 lots on 1.93 acres zoned L-I located along Beasie Road, Charlie B. Mitchell, Jr. developer. WITHDRAWN BY APPLICANT 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 Buchanan Estates, Section 8, Phase 2 [2020-2080] final plat for 46 lots on 22.5 acres zoned RM in unincorporated Rutherford County and served as an outside the City sewer customer located along Ronstadt Drive, Jones Construction Co. developer. Maney Station [2020-2079] final plat for 1 lot on 0.47 acres zoned PUD and CCO located along South Maney Avenue, Rhett Kelton developer. Greenburg [2020-2078] final plat for 2 lots on 0.54 acres zoned RS-8 and CCO located along North Maney Avenue, Carmen Greenburg developer. Valley Farms, Section 2 [2020-2081] final plat for 32 lots on 6.5 acres zoned PUD in unincorporated Rutherford County and served as an outside the City sewer customer located along Pinyon Street and Red Barn Road, Valley Farms Group, LLC developer. Oakland Court, Phase 2 [2020-3111] site plan for 74 multi-family dwelling units on 10.07 acres zoned PRD and CCO located along North Academy Street and East Hembree Street, Murfreesboro Housing Authority developer. Autumn Plaza, Phases 2 and 3 [2020-3069] site plan for a 55,059 ft2 senior apartment building and a 66,925 ft2 assisted living facility on 4.1 acres zoned PUD, located along Old Fort Parkway and Autumn Towne Way, Autumn Plaza Partners developer. Mandatory Referral [2020-714] to consider the abandonment of an existing drainage easement located within the Puckett Creek Station subdivision along Cedar Glades Drive, Mr. Matt Taylor (on behalf of Regenwood LLC) applicant. 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. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 Gateway Design Overlay Commons at the Gateway (Valvoline) [2020-6004 & 2020-3101] final design & site plan review for 2,078 ft2 motor vehicle services facility on 14.8 acres zoned MU and GDO-1 located along Medical Center Parkway, Valvoline Instant Oil Change developer. Ms. Margaret Ann Green summarized the staff report which had been provided to the Planning Commission in the agenda packet. Ms. Green explained the 2.7 acres being considered is a portion of a larger property which consists of 14.8 acres. The developers had opted to, in lieu of creating lot lines, have lease lines for most of their development. The applicant’s development is on one lot, with the exception of a bank, that is an outparcel. Therefore, the lack of property lines was to create lease lines, which means that some of the standards that are normally seen in the Gateway Design Overlay area for commercial developments do not apply in this instance. Typically, Staff discourages this type of development due to developers potentially choosing to sell the leased areas as lot in the future. That is why Staff prefers for large parcels of property to be designed to meet all standards. However, in this case, it had been demonstrated that there is a strong ownership regime. Ms. Green explained to the Planning Commission that when they review this site plan, they would understand why the buildings were close together. In addition, this property has a significant TVA easement which runs across it. The TVA easement is highly regulated, and it strongly dictates what can be constructed in it, including landscaping, etc. Ms. Green stated that this site plan had been presented during the last day meeting for initial design review when the focus had been on architecture. Since that previous meeting, the applicant has addressed Staff comments by adding a masonry base, spindle glass, brick columns and lighting. However, Ms. Green has requested for the applicant to add additional buffering on their master plan along the back of the property between the proposed building and the apartments buildings that are currently being constructed. Due to there being no property lines, the apartment buildings are close to this proposed building. She has concerns with noise between this site and 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 the apartments. Also, in the future if this proposed building changes its use, the additional buffer would already be in place. Mr. Matt Taylor came forward stating they had addressed Staff’s comments and have addressed the formal open space which includes the restrictions they had received for the TVA easement. As far as the buffer, their proposal is to provide services to change oil. Therefore, this site would not create loud noises with air wrenches, etc. Also, they have designed their bay doors to face away from the apartments. Any noise from this business would not be funneled directly to the apartments. At the back of this site they have added holly trees around the perimeter as a visual buffer. Vice-Chairman Ken Halliburton commented on the strong ownership regime having lease lines between this structure and wanted to know if there would be additional landscaping towards the north of the property along the private access drive. Ms. Green explained the lease line is a private agreement. The owner of the property makes a private deal to lease an area to someone. By State law, the Planning Commission and City Council regulates property lines. Unless a real property line is created, the City cannot regulate it. The entire property has two lots of record. First, there is a lot of record for a bank, and the second lot of record is for the remaining property. This had been approved with the master plan and the preliminary plat. She is requesting for the master plan to address the 22-foot-wide access drive. The proposed building would be close to the new apartment buildings and she would like to see treatments added because this is a mixed-use development. There are two different uses that would be close to one another and she would like input from the Planning Commission about whether or not these two uses are compatible and if there needs to be additional treatments to mitigate negative impact. Ms. Jennifer Garland made known she was comfortable with the site plan. The proposed building is narrow, and the additional landscaping would not be adjacent to a parking area. Mr. Ronnie 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 Martin commented that the apartments are not completed; therefore, he feels the owner would have more risk from a prospective tenant looking for a place to reside or if they choose to leave. Ms. Jennifer Garland made a motion to approve the final design review and site plan review subject to all staff comments, seconded by Mr. Ronnie Martin. The motion carried by unanimous vote in favor. Puckett Creek Station Lot 5 [2020-6005 & 2020-3103] final design & site plan review for 6,103 ft2 office on 0.83 acres zoned CH and GDO-1 located along Cedar Glades Drive, Regenwood, LLC developer. Ms. Margaret Ann Green summarized the staff report which had been provided to the Planning Commission in the agenda packet. She stated that Lot 5 had already been created due to the public road frontage along Cedar Glades Drive. A mandatory referral had been presented and approved for this property earlier in the meeting. Staff had recommended approval to dispose of a drainage easement on the property that does not have infrastructure on it. In addition, with this site plan, Staff has requested for the applicant to provide a buffer along the back of the property that adjoins a residential area. Lastly, Ms. Green stated that the architecture has materials and details that meet the Gateway Design Overlay guidelines. Also, they have revised their plans to comply with the Gateway Streetscape Master Plan. Mr. Matt Taylor was in attendance to represent the application. Vice-Chairman Ken Halliburton made a motion to approve the final design review and site plan review subject to all staff comments, seconded by Mr. Warren Russell. The motion carried by unanimous vote in favor. Plats and Plans Molloy Property, Lot 1 [2020-1023] master plan and preliminary plat for 1 lot on 20.12 acres zoned L-I located along New Salem Highway and Middle Tennessee Boulevard, Newton Molloy developer. Mr. Brad Barbee summarized the staff report which had been provided to the 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 Planning Commission in the agenda packet. Mr. Barbee made known the request was to create one lot of record. The remaining property would be reserved for future development. This proposal would also include one new street. This application is in good order and Staff recommends approval subject to all staff comments. Mr. Ronnie Martin made a motion to approve subject to all staff comments, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Westlawn Commercial East, Section 1, Lot 1 [2020-1021] master plan and preliminary plat for 1 lot on 2.36 acres zoned PUD located along Veterans Parkway and Blackman Road, Oscar Properties, LLC developer. Mr. Austin Cooper summarized the staff report which had been provided to the Planning Commission in the agenda packet. He stated that the master plan and preliminary plat are consistent with the applicant’s pattern book. Also, with this final plat, the applicant has made a commitment to construct a portion of the realignment of Blackman Road. Mr. Cooper requested any approved should be subject to all staff comments. Mr. Matt Taylor was in attendance to represent the application. Mr. Warren Russell made a motion to approve subject to all staff comments, seconded by Mr. Shawn Wright. The motion carried by unanimous vote in favor. Westlawn Commercial East, Section 1, Lot 1 [2020-2084] final plat for 1 lot on 2.36 acres zoned PUD located along Veterans Parkway and Blackman Road, Oscar Properties, LLC developer. Mr. Austin Cooper summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Cooper requested any approval be made subject to all staff comments. Mr. Matt Taylor was in attendance to represent the application. Vice-Chairman Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mr. Shawn Wright. The motion carried by unanimous vote in favor. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 New Business Zoning application [2020-418] for approximately 13.1 acres located along the north side of West Thompson Lane to be rezoned from RS-15 to PRD (Kings Landing Villas PRD), Black Diamond Development applicant. Ms. Margaret Ann Green summarized the staff report which had been provided to the Planning Commission in the agenda packet. Ms. Green made known the subject area surrounds a 2.2-acre single-family parcel that is not a part of this application. The parcel is currently developed with an owner-occupied, single-family house. Continuing, Ms. Green explained that the Murfreesboro 2035 Future Land Use Map recommends the Suburban Residential (SR) land use character for the subject property. The description of SR had been included in the agenda packet from Chapter 4 in the Murfreesboro 2035 Comprehensive Plan. The SR character does allow for smaller lot sizes, as shown on the Kings Landing Villas PRD plan, provided, however, that greater open space is included, with the additional open space devoted to maintaining the suburban character and buffering adjacent properties and roads. The Kings Landing Villas does not appear to dedicate additional open space; therefore, it is inconsistent with the Murfreesboro 2035 Future Land Use Map SR character description. Continuing, Ms. Green made known the development would include:  42 single-family attached townhomes; two story and a minimum of 1,000 square feet each.  29 single-family detached lots concentrated on the east side of the development, which would adjoin the existing Northboro neighborhood. Mr. Clyde Rountree, Mr. Randy Friedsam, Mr. Brian Oliver, Mr. Bill Huddleston, and Mr. Enoch Jarrell were in attendance representing the application. Mr. Rountree came forward to explain that the project that would be consistent with other projects in the area. Also, they have discussed this proposal with Valerie Smith, Assistant Director of the Water Resources Department, to address the sewer allocation. A neighborhood meeting had been held on September 29, 2020, at 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 McKnight Park. During the meeting, drainage concerns had been made expressed from the Northboro Court residents. Mr. Rountree stated that he had explained during the meeting how this development would help their current drainage issues. In addition, he made known to the neighbors that the existing treeline should be removed to help improve their drainage issues. Vice-Chairman Ken Halliburton wanted to know if anyone would continue living in the home that will be surrounded by this development. Mr. Rountree answered yes and that the current owner does not wish to sell. However, the applicant has a master plan to include that property if the owner wishes to sell in the future. Mr. Rountree explained the entrance and buffer for the development. Mr. Ronnie Martin wanted to know if the existing trailers were still on the property. Mr. Rountree answered the trailers were empty and will be removed. Mr. Ronnie Martin made a motion to schedule a public hearing on November 4, 2020, seconded by Ms. Jennifer Garland. The motion carried by unanimous vote in favor. Zoning application [2020-421] for approximately 10.7 acres located at the northeast corner of New Salem Highway and Warrior Drive to be rezoned from RS-15 to CH, Investment Partners, Inc. applicant. Mr. Matthew Blomeley summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley made known the applicant has provided a concept plan with their intent to develop a commercial site that would include a gas station/convenience market as well as several restaurant uses. However, with bulk zoning there is nothing to guarantee that a specific plan will be implemented. The proposed rezoning to CH is consistent with the recommendations of the future land use map of the Murfreesboro 2035 Comprehensive Plan. Mr. Matt Taylor and Mr. John Harney were in attendance to represent the application. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 Mr. Warren Russell made a motion to schedule a public hearing on November 4, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Zoning application [2020-420] for PS (Planned Signage) Overlay District zoning for Costco Wholesale for approximately 20.2 acres located along Beasie Road and Warrior Drive, Costco Corporation applicant. Ms. Teresa Stevens summarized the staff report which had been provided to the Planning Commission in the agenda packet. The proposed PSO request would allow larger attached signs than what is allowed by the existing Sign Ordinance. In addition, this request includes a greater number of attached signs. Ms. Stevens stated that City Staff would continue to work with the applicant regarding their sign package. Ms. Jennifer Garland wanted to know how the temporary signs would be addressed. Ms. Stevens stated the PSO signs would have to comply with the Sign Ordinance regulations. Ms. Stevens made known Mr. Erich Brann and Mr. Steve Warfield were in attendance virtually by audio. They were available to address any questions. Ms. Jennifer Garland made a motion to schedule a public hearing on November 4, 2020, seconded by Mr. Chase Salas. The motion carried by unanimous vote in favor. Mr. Matthew Blomeley made known the Planning Commission workshops are scheduled for Monday, October 26, 2020, at 2:00 p.m., November 2, 2020, at 2:00 p.m. and November 9, 2020, at 2:00 p.m. A variety of topics will be discussed. The meetings had been advertised as public meetings in the Murfreesboro Post to meet the open meeting requirements. In addition, on November 13, 2020, there will be virtual training from 8:00 a.m. to noon. The continuing education hours will go towards the State-mandated training for Planning support staff, Planning Commission members, and the Board of Zoning Appeal members. The speakers for this meeting will provide valuable information. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 21, 2020 Staff Reports and Other Business None. There being no further business, the meeting adjourned at 2:05 p.m. ______________________________ Chair _______________________________ Secretary GM: cj 10