Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 6:00 PM CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair (virtual) Matthew Blomeley, Asst. Planning Dir. (virtual) Jennifer Garland Marina Rush, Principal Planner Ronnie Martin Brenda Davis, Recording Assistant Chase Salas Teresa Stevens, Sign Administrator Shawn Wright Sam Huddleston, Dev. Services Exec. Director Angela Jackson, Comm. Services Exec. Director Chair Kathy Jones called the meeting to order after determining there was a quorum. She explained that, in accordance with the Governor’s Executive Order, one member of the Planning Commission (Vice-Chairman Ken Halliburton) and one member of Staff (Assistant Planning Director Matthew Blomeley) would be participating electronically. All votes will be conducted by roll call. Public Hearings 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 is to allow larger attached signs for the site than what is currently allowed by the existing Sign Ordinance. Ms. Stevens began a PowerPoint presentation to explain the applicant’s signage package for their warehouse, car wash, tire center, and gas station with canopies. In addition, the applicant has requested for temporary signage to be permitted on their site during construction. The temporary signage would be removed once the construction is completed. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 Mr. Steve Warfield and Mr. Erich Brann were in attendance to represent the application. Mr. Erich Brann came forward to explain the context of their master sign plan. He made known this site would be for members only and requested for this application to be approved. Chair Kathy Jones opened the public hearing.  Mr. John Harney - 6748 West Gum Road – made known he was representing West Point Development where Costco was going to be constructed and he is in favor of the PSO request. Once this site is completed it would be similar to the Costco located in the Cool Springs area. Chair Kathy Jones closed the public hearing. Mr. Chase Salas made a motion to approve the request subject to all staff comments, seconded by Ms. Jennifer Garland. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Chase Salas Shawn Wright Kathy Jones Nay: None 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. 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 that the applicants have indicated that are no proposals for development at this time. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 However, they have provided a concept plan with their application that depicts a gas station, convenience store, and fast food restaurants at this location. Ms. Rush stated that the proposed rezoning request for CH is consistent with the recommendations of the comprehensive plan and the future land use map for higher-intensity commercial uses. Mr. Matt Taylor was in attendance to represent the application. 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. Ms. Jennifer Garland made a motion to approve the request subject to all staff comments, seconded by Mr. Ronnie Martin. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Chase Salas Shawn Wright Kathy Jones Nay: None 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), Black Diamond 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. She made known that during the October 21, 2020 Planning Commission meeting the applicant presented 71 dwelling units. Since that meeting, the applicant, Black Diamond Development, has increased the total number of dwelling units to 74. The plan now includes a density of 5.65 dwelling units per acre. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 Continuing, Ms. Rush began to describe the request by stating that the applicant has not identified any exceptions to the Zoning Ordinance for the development. The Murfreesboro 2035 Future Land Use Map indicates that Suburban Residential Character (SR) is the most appropriate land use character for the subject property. However, what is being proposed is more consistent with the Auto-Urban (General) Residential land use character, which allows a higher density. The request is not consistent with the Murfreesboro 2035 Future Land Use Map. With respect to the future land use map, this proposal is situated differently than nearby developments Tuscany and General’s Landing, which are already recommended for the Auto-Urban (General) Residential character. The Planning Commission would have to decide if it is appropriate to deviate from the future land use map for this proposal. A neighborhood meeting was conducted by the developer on September 29, 2020, at McKnight Park. Area residents attended the meeting with concerns regarding drainage and traffic. Mr. Chase Salas wanted to know how Staff viewed this project with its limited road frontage due to an existing home that would remain between this property. Is this consistent with any other developments that have been presented to the Planning Commission in other areas of the City? Does Staff have any concerns for a development to occur with an existing home between the property? Would the neighborhood have cohesiveness fronting North Thompson Lane? Ms. Rush explained that the proposal does fit for development purposes; however, it would be ideal if that property were also included in this request. If the property with the existing home came forward in the future for development, City Staff would encourage any development to follow the same development pattern as this proposal. Mr. Clyde Rountree, Mr. Kelly Wilson, Mr. Randy Friedsam, Mr. Enoch Jarrell, and Mr. Brian Oliver were in attendance in the meeting to represent the application. Mr. Clyde Rountree came forward making known he has been working with Ms. Margaret Ann Green to make certain this zoning application satisfies the expectations for the City. Mr. Rountree said that during the neighborhood meeting the residents’ main concerns had been drainage. With this proposal the 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 applicant would be consistent with other developments in the area to attempt to alleviate the concerns with drainage for the adjoining property, the Northboro Court neighborhood. Mr. Rountree began a PowerPoint presentation with the following information:  The applicant had attempted to purchase the residential home with the two acres from the adjacent property owner, but the owner does not wish to sell.  A master plan has been provided to address any future development for the two acres, including access.  A buffer would be included around the two-acre site to provide screening with this proposal.  The character of the development would be similar to the surrounding area being Auto- Urban (General) Residential.  The drainage would be directed towards the southern end of the property. The detention areas would be located at the front of the development facing West Thompson Lane. The detention areas have been designed to provide green space from the roadway into the development.  Only single-family detached homes would be placed directly beside the existing neighborhood, Northboro Court.  The design of the street network includes a traffic circle as a traffic calming measure for this linear road. This is to prevent speeding or use as a cut-thru street.  Amenities include a playground, dog park, pavilion, and mail kiosk.  Guest parking areas have been provided at the north and south side of the development. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020  To help with the drainage issues for the Northboro Court neighborhood, they are proposing to remove a portion of an existing buffer/tree line.  A Type-A buffer would be included for screening beside the adjoining residents. Landscaping would be included along the entryway into the development with street trees. Also, perimeter planting would be placed around the remaining property lines. Mr. Brian Oliver came forward to begin a PowerPoint presentation to address the architecture with the following information:  Three different types of single-family homes to choose from.  Two-bedroom and three-bedroom attached townhomes.  The townhomes would include different materials such as brick, stone, hardi-board, shutters, and posts.  They had designed the townhomes as six- and four-unit buildings with different variations of materials and colors in the front and back. Mr. Enoch Jarrell came forward stating the Northboro Court neighborhood had been constructed back in the 1960s. This neighborhood has flat yards which allows stormwater to stand on their properties. Also, in their neighborhood is an old farm fence and tree rows. The applicant has agreed to survey the rear yards of the adjacent lots in order to place drainage swales. Also, there is an area with an existing tree line that has mostly hackberry trees that need to be removed. The drainage swale would run with this proposal to alleviate some of Northboro Court stormwater drainage issues. Also, they would be addressing off-site drainage occurring towards the north. With that being said, there are a couple of houses at the rear of a cul-de-sac in Northboro Court. Both of these two properties’ yards do not naturally drain; therefore, this development would not help the two properties located at the rear of the cul-de-sac. However, it would help the properties that adjoins the subject property. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 In addition, Mr. Jarrell stated that West Thompson Lane has been scheduled to be widened to a five-lane cross-section by the State of Tennessee. If this does not occur soon, the developer would be adding a three-lane cross-section with a turn lane for access into the development. Chair Kathy Jones opened the public hearing. Ms. Linda Dansby - 3422 Northboro Court – she requested for all the new residential homes that would be adjoining the back of the homes along Northboro Court to be all brick. This would be consistent with their neighborhood and General’s Landing. In addition, she complimented Mr. Rountree, Mr. Jarrell, and the design team for their ongoing efforts to address drainage for those in Northboro Court. Northboro Court has never had a stormwater drainage system. Their neighborhood is an older subdivision and they have failed to address drainage. She is thankful for the City’s assistance in trying to alleviate the drainage issues with this development. She is in favor of this development as proposed. There being no one else to speak, Chair Kathy Jones closed the public hearing. Mr. Ronnie Martin wanted to know if the roundabout was placed for the mail kiosk. Mr. Matthew Blomeley made known the roudabout is for traffic calming. In the future if the property towards the north ever develops this roundabout would discourage this street from being a cut-thru street and would slow down traffic. The stub street would be extended if there is ever a future development to the north. Staff is preparing for the possibility for the City property known as the “Jordan Farm” that is used for the spraying of re-purified water to be developed in the future. Mr. Ronnie Martin wanted to know if the Caroline Farms development would have a street connection to the north. Mr. Sam Huddleston came forward stating that in Caroline Farms, Quarter Horse Drive is the north/south road proposed to connect to Cherry Lane. The City had purchased property adjacent to the Siegel Soccer Park in anticipation of it being needed for the Cherry Lane project. There would be opportunities for a cross connection to Quarter Horse Drive in the future from the property north of the Kings Landing tract. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 Lastly, Mr. Huddleston addressed Mr. Salas’ questions regarding the two access points for Kings Landing Villas. There are two lots that total thirteen acres and four hundred feet of frontage. Their design includes 325 feet of separation between two public streets. If the two-acre lot ever develops independently it would have access to either of the two proposed public streets. It would not have a separate drive onto West Thompson Lane. Staff believes it is appropriate for the King’s Landing development to have two accesses onto West Thompson Lane. Mr. Ronnie Martin made a motion to approve the request subject to all staff comments, seconded by Mr. Shawn Wright. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Chase Salas Shawn Wright Kathy Jones Nay: None Staff Reports and Other Business Ms. Angela Jackson, Executive Director of Community Services, came forward to explain that during 2017 the Mark Pirtle Blueway Park had been donated to become part of the City’s park system. This property consists of 13 acres at the West Fork of Stones River at Farmers Lake. Since then, Staff has been looking for ways to increase connectivity for public access. One, possibility is to create a trail at the east side of the river to connect to the existing greenway. This corridor is approximately 3,640 linear feet. The present owner of the land to be obtained for Costco has agreed to grant the City a Conservation Easement for the Greenway Trail across 1.5 acres along the river. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 4, 2020 Ms. Jackson requested for the Planning Commission’s recommendation to approve the Conservation Easement. This easement would allow the City to use the property for a greenway trail and nature trail, blueways for canoes and kayaks, and open space. In addition, Ms. Jackson requested for approval to pursue acquisition by the City of similar easements or other rights-of- way from the other property owners along this potential route when and if they become available, and approve working with TDOT to obtain approval to cross under the new bridge over the West Fork that is currently under construction. Mr. Chase Salas commended the City and Ms. Jackson for coming up with another way to incorporate parks to our City for walkability. Mr. Chase Salas made a motion to approve the request subject to all staff comments, seconded by Ms. Jennifer Garland. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Chase Salas Shawn Wright Kathy Jones Nay: None There being no further business the meeting adjourned 7:00 p.m. _______________________________ Chair __________________________________ Secretary GM: cj 9