Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers DECEMBER 2, 2020 Kathy Jones 6:00 PM Chair 1. Call to order 2. Determination of a quorum. 3. Approve minutes of the October 7, 2020, October 21, 2020 and November 4, 2020 Planning Commission meetings. 4. Public Hearings: a. Street renaming [2020-902] to rename an approximately 1,600’-long segment of Shelbyville Pike to South Church Street, City of Murfreesboro Planning Department applicant. (Project Planner: Matthew Blomeley) b. Proposed amendments to the Zoning Ordinance [2020-806] to Section 30: Board of Zoning Appeals, regarding the compensation of Board of Zoning Appeals members, City of Murfreesboro Planning Department applicant. 5. Staff Reports and Other Business: 6. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 2, 2020 PROJECT PLANNER: MATTHEW BLOMELEY 4.a. Street renaming [2020-902] to rename an approximately 1,600’-long segment of Shelbyville Pike to South Church Street, City of Murfreesboro Planning Department applicant. Section 5.2 of the Subdivision Regulations states that “The Planning Commission shall have final authority over street names.” Having consistent and logical protocols for street naming and property addressing aids in predictability for the general public as well as for service providers, including emergency service providers. However, the Subdivision Regulations offers little additional guidance regarding street naming, except that proposed streets may not duplicate existing subdivision names or street names and that extensions of existing streets shall continue the same street name. In an effort to fill in the gaps, Staff, in consultation with various emergency service providers, attempts to provide professional guidance to the Planning Commission in carrying out its street naming authority. In an effort to clarify when renaming a street is appropriate, the Planning Commission adopted the following policy in January 2019: “It shall be the policy of the City of Murfreesboro Planning Commission to rename existing streets only when a legitimate public interest is served and only when it promotes the public health, safety, and welfare of the community as a whole (e.g., in conjunction with a road construction project or to eliminate confusion for emergency service providers). The Planning Commission shall not endorse street renaming requests that do not meet this standard.” This policy was adopted to provide guidance for the Planning Commission in determining when to consider renaming streets. Included in the agenda packet is a map of a segment of Shelbyville Pike. This segment, further identified as both US 231 and State Route 10, is bounded on its north side by the intersection of Savannah Ridge/Lansdan Drive and on its south side by the intersection of Joe B Jackson Parkway/Lynnford Drive. It is approximately 1,600’ long and is located entirely within the City limits. There is some confusion regarding where the South Church Street street name ends and the Shelbyville Pike street name begins. To Staff’s knowledge, there has never been a formal decision to clarify this matter. The businesses at the southeast and southwest corners of Savannah Ridge/Lansdan Drive and US 231 (Camino Real and Exxon/On the Run) already have South Church Street addresses. There are nine properties with Shelbyville Pike addresses on the west side of the highway that are in the unincorporated County. In addition, Shelbyville Pike addresses were just recently assigned for the first phase of the Marketplace at Savannah Ridge commercial development on the east side of the highway, which is located in the City and will be under development soon. Because some of the properties along this segment of the highway have been assigned South Church Street addresses and others Shelbyville Pike addresses, it has caused confusion about where the highway actually changes names. Staff proposes to change the name of this segment of the highway from Shelbyville Pike to South Church Street. Its intersection with Joe B Jackson Parkway/Lynnford Drive would be the point at which it formally becomes Shelbyville Pike. Joe B Jackson Parkway, a major arterial, forms a logical and recognizable intersection for the street to change names from South Church Street, which is associated with the more urban development of the City, to Shelbyville Pike, which is associated with the more rural development of the unincorporated County. It is Staff’s opinion that this street renaming request complies with the policy adopted by the Planning Commission in 2019, as it attempts to eliminate confusion for both the public and for emergency service providers. A letter from the Rutherford County Emergency Communications District (RCECD) in support of this request has been included in the agenda packet. RCECD indicates this action will help to eliminate confusion by shifting the name change to a defined point -- in this case at a recognizable major intersection. In addition, providing this clarification will be beneficial for 9-1-1 call routing software. If the street renaming is approved by the City, then the Rutherford County Planning Department will take action to change the addresses of the existing parcels on the west side of the highway that are located in the unincorporated County. Action Needed: The Planning Commission will need to conduct a public hearing and then vote on whether or not to change the name of this street segment. The Planning Staff will be available at the Planning Commission meeting to discuss this request and to answer any questions. In addition, Rutherford County Planning Director Doug Demosi will be available to answer any questions regarding his department’s process for changing addresses.  N S DAN DR S AVAN SAYRE L LAN NAH R IDG E DR ME I G S DR TITANS C IR SHELBYV HIGHFIEL S HAD LN D DR E CT WYCHECK ILLE PIK E AREA AMHERS T DR TITANS C IR 231 £ ¤ 10 £ ¤ LYNNFO RD DR JOE B JA C KSON PK WY 4 Segment of Shelbyville Pike to be renamed South Church Street Planning Department City of Murfreesboro 11 W Vine St Murfreesboro, TN 37130 Feet www.murfreesborotn.gov 0 250 500 1,000 1,500 Path: X:\Austin\GIS Projects\S Church\S Church GOOD.mxd MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 DECEMBER 2, 2020 PROJECT PLANNER: MATTHEW BLOMELEY 4.b Proposed amendments to the Zoning Ordinance [2020-806] to Section 30: Board of Zoning Appeals, regarding the compensation of Board of Zoning Appeals members, City of Murfreesboro Planning Department applicant. In this request, Staff brings to the Planning Commission for its consideration a proposed amendment to Section 30: Board of Zoning Appeals of the Zoning Ordinance. The ordinance currently contains a set compensation amount of $100 per meeting for BZA members. Having the specific compensation amount codified in the Zoning Ordinance makes adjusting this amount somewhat time-consuming and cumbersome, as amending the Zoning Ordinance requires public hearings at both the Planning Commission and City Council levels as well as two readings at City Council. Staff proposes to amend the language to remove the specific compensation amount and to instead state that “compensation of members of the Board of Zoning Appeals shall be set by resolution by the City Council.” This will allow for greater flexibility in making adjustments to the compensation of BZA members from time to time as determined by the City Council. Action Needed: The Planning Commission will need to conduct a public hearing and then formulate a recommendation to the City Council. Planning staff will be available at the Planning Commission meeting to discuss the amendment and answer any questions.  ORDINANCE 20-O-46 amending Murfreesboro City Code Appendix A—Zoning, Section 30 regarding compensation of members of the Board of Zoning Appeals. WHEREAS, the City Council desires to permit future changes to the compensation paid to individuals serving on the Murfreesboro Board of Zoning Appeals to be adopted by resolution. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MURFREESBORO, TENNESSEE, AS FOLLOWS: SECTION 1. Appendix A, Section 30, Board of Zoning Appeals, of the Murfreesboro City Code is hereby amended by deleting subsection (A) in its entirety and substituting the following in lieu thereof: “(A) Creation and appointment. A Board of Zoning Appeals is hereby established in accordance with T.C.A §13-7-205. The BZA shall consist of five members, at least one of whom is a member of the Planning Commission. They shall be appointed by the Mayor and confirmed by a majority vote of the City Council. The terms of membership shall be three years with staggered terms. Vacancies shall be filled for any unexpired term by the Mayor and confirmed by a majority vote of the City Council. Compensation of members of the Board of Zoning Appeals shall be set by resolution by the City Council.” SECTION 2. That this Ordinance shall take effect fifteen (15) days after its passage upon second and final reading, the public welfare and the welfare of the City requiring it. Passed: Shane McFarland, Mayor 1st reading 2nd reading ATTEST: APPROVED AS TO FORM: Melissa B. Wright Adam F. Tucker City Recorder City Attorney SEAL aft f:\matthew\planning commission 2020\november 18\46 - 20-o-46 - bza member compensation.docx 11/18/2020 9:32 AM #1  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  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  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