Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Sam Huddleston, Dev’t Services Exec. Dir. Ken Halliburton, Vice-Chair Greg McKnight, Planning Director Jennifer Garland Matthew Blomeley, Assistant Planning Director Ronnie Martin (virtual) Margaret Ann Green, Principal Planner Warren Russell Austin Cooper, Planner Chase Salas (virtual) Amelia Kerr, Planner (virtual) Shawn Wright Katie Noel, Project Engineer Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Chair Kathy Jones called the meeting to order after determining there was a quorum. She explained that, in accordance with the Executive Order of the Governor, two members of the Planning Commission (Mr. Ronnie Martin and Mr. Chase Salas) and one member of Staff (Amelia Kerr) would be participating electronically. All votes will be conducted by roll call. Chair Kathy Jones asked for a motion to be made to approve the minutes of the November 18, 2020; December 1, 2020; and the December 2, 2020 Planning Commission meetings. Mr. Warren Russell made a motion to approve the minutes, seconded by Mr. Shawn Wright. Upon roll call the motion was passed by the following vote: Aye : Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas (sound inaudible) Shawn Wright Kathy Jones Nay: None 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 Consent Agenda David Floyd [2020-2090] final plat for 3 lots on 1.8 acres zoned RS-15 located along Sulphur Springs Road, John David Floyd developer. Safari Pet Resort [2020-3126] site plan for parking lot expansion at existing kennel on 1.5 acres zoned CP located along Lascassas Pike, Charles Cleveland developer. The Crossings of Three Rivers, Resubdivision of Lots 1 & 12 [2020-2092] final plat for 4 lots on 0.36 acres zoned PRD located along Hospitality Lane, Three Rivers Rutherford, LLC developer. Mrs. Jennifer Garland made a motion to approve the consent agenda subject to all staff comments, seconded by Vice-Chairman Ken Halliburton. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None Gateway Design Overlay Robert Rose Village East, Lot 5 [2020-6009 & 2020-3130] initial design review of a 14,005 ft2 commercial center on 2.4 acres zoned MU and GDO-1 located along Robert Rose Drive and Lothric Way, Pha Due Le developer. Ms. Margaret Ann Green summarized the staff report which had been provided to the Planning Commission in the agenda packet. The proposed building is a single-story predominantly brick building oriented toward Robert Rose Drive. The exterior building materials include four colors of brick, simulated stone banding, and black metal 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 awnings. The rooftop parapet has been designed to have variations that add interest to the building while screening the rooftop mechanical equipment. Mr. Jim Lowen, the architect, was in attendance to represent the application. Mr. Lowen came forward to explain the design of the building being the same materials which would carry on all four sides of the structure. The metal canopies would blend with the metal located at the top of the building. The store would have sconces to be consistent with the architecture. They have provided a material board for their proposal. The off-white brick color would be the same material as their existing building along Fortress Boulevard. Vice-Chairman Ken Halliburton made a motion to approve the initial design review subject to all staff comments, seconded by Mrs. Jennifer Garland. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None Plats and Plans University Villas and Lyon Property [2020-1030] master plan amendment for 438 lots on 266 acres zoned CH, RM-16, RS-10, RS-6, and RS-A (Type 2) located along John Bragg Highway, Front Street Partners developer. Mr. Matthew Blomeley summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley explained the entire subdivision would be served by a STEP system. The Murfreesboro Water Resources Department (MWRD) recently determined the proposed STEP system capacity could accommodate additional lots. Since then, the applicant has revised their master plan to increase 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 the number of lots. Also, this amendment has slightly the changed the road configuration on their property. Back in January 2020, the total number of lots that had been approved was for 331 lots. Now, the applicant is requesting an additional 107 single family lots for a total of 438 lots. Continuing, Mr. Blomeley explained there are two Major Transportation Plan improvements that would impact this plan, MTI #18 and MTI #19. These improvements are for the extension of Haven Drive and Irby Lane that would go thru this property. This information had been made known during the January 2020 approval of this site plan. Continuing, Mr. Blomeley requested any approval be subject to the applicant continuing to work with the Staff during the review of the preliminary plat of Section 1 to address all staff comments. In addition, the master plan that had been approved back in January 2020 included an additional park area; therefore, the amended master plan should be revised to include one additional park area. Mr. Chad Gilbert (developer) and Mr. Jack Parker (design engineer) were in attendance representing the application. Mr. Parker was present virtually by Zoom to address any questions. The Planning Commission began discussing the increase of the lots. Mr. Blomeley stated how the MWRD had determined this plan could accommodate an increase in lots due to the STEP system capacity. In addition, there are no changes to the approved zoning. Ms. Jennifer Garland wanted to know if there would be a net increase for guest parking. Mr. Jack Parker answered no, the guest parking totals would remain the same. Mr. Blomeley suggested they could add additional guest parking at the additional park area and other areas within their development. Mr. Chad Gilbert agreed to add additional guest parking. Vice-Chairman Ken Halliburton made a motion to approve the amended master plan subject to all staff comments including the applicant adding the additional neighborhood park area and additional guest parking, seconded by Mr. Warren Russell. Upon roll call, the motion carried by the following vote: 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None Traveler’s Trace [2020-1027] preliminary plat for 67 lots on 25.1 acres zoned RS-10 located along Veals Road, Randy Friedsam developer. Mr. Matthew Blomeley summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley made known this subdivision would be on a STEP system. Further, Mr. Blomeley made known the applicant Mr. Friedsam has been working with Staff to address Staff comments. This includes the applicant would provide the following:  For privacy, the applicant would include a landscape buffer and berm to be placed the back of the lots along Veals Road.  The applicant has agreed to include a neighborhood park. Mr. Randy Friedsam and Mr. Enoch Jarrell were in attendance representing the application. Vice-Chairman Ken Halliburton made a motion to approve the preliminary plat subject to all staff comments including the developer continuing working with Staff, seconded by Mrs. Jennifer Garland. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 Kathy Jones Nay: None Shelton Grove, Section 1 [2020-1029] master plan and preliminary plat for 60 lots on 13.4 acres zoned PUD located along Manson Pike and Manson Court, Shelton Grove, LLC developer. Mr. Austin Cooper summarized the staff report which had been provided to the Planning Commission in the agenda packet. However, Mr. Cooper made known this master plan and preliminary plat does not include area located in the right-of-way of Manson Court that is proposed to be abandoned. If or when the right-of-way is approved for abandonment in the future, the applicant would be required to come back to the Planning Commission with a master plan revision. Representatives from SEC were at the meeting electronically by Zoom representing the application. Mr. Warren Russell made a motion to approve the master plan and preliminary plat subject to all staff comments, seconded by Vice-Chairman Ken Halliburton. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None River Landing, Section 1 [2020-1028] master plan and preliminary plat for 19 lots on 34.6 acres zoned PUD located along Northwest Broad Street, D.R. Horton developer. Mr. Austin Cooper summarized the staff report which had been provided to the Planning Commission in the 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 agenda packet. Mr. Cooper made known the master plan is consistent with the approved Planned Unit Development zoning. Vice-Chairman Ken Halliburton made a motion to approve subject to all staff comments, seconded by Mrs. Jennifer Garland. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None Amanda Square [2020-3131] site plan for 12 multi-family residential dwelling units on 1.4 acres zoned RM-16 located along the east side of Southeast Broad Street, Elite Development Associates, LLC developer. Mrs. Amelia Kerr summarized the staff report which had been provided to the Planning Commission in the agenda packet. This proposed development would include two-story attached dwelling units. One building would have five units, and the second building would have seven units. The proposed elevations would be similar to the elevations that had been reviewed and approved by the Planning Commission back in April 2020. Representatives from SEC were at the meeting electronically by Zoom representing the application. Mr. Warren Russell made a motion to approve subject to all staff comments, seconded by Mrs. Jennifer Garland. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None New Business Annexation Plan of Services and Annexation Petition [2020-504] for approximately 5.5 acres located along Gresham Lane, Alcorn Properties, LLC applicant. Mr. Matthew Blomeley summarized the staff report which had been provided to the Planning Commission in the agenda packet. Mr. Blomeley explained the applicant did not request zoning with the annexation request for this property. Currently, this property is in the unincorporated portion of Rutherford County and zoned RM (Medium Residential). In accordance with the Murfreesboro Zoning Ordinance, Appendix A, land that is zoned agricultural or residential shall be zoned RS-15 upon annexation when there is no zoning requested simultaneous with annexation. Therefore, Mr. David Alcorn has made known his intent is to develop as zoned RS-15. Continuing, Mr. Blomeley explained this area of property is part of the stormwater management for the Glendale Subdivision. The majority of the parcel is encumbered with a drainage easement. Any future development will require an engineered design for drainage as well as modifications of the existing easement consistent with the new design. There is currently a restrictive covenant on the property preventing its subdivision. The applicant is in the process of obtaining signatures from the property owners in the Glendale Subdivision in order to be able to subdivide the subject property. Mr. David Alcorn was in attendance representing the application. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 Mrs. Jennifer Garland made a motion to schedule a public hearing on January 6, 2020, seconded by Vice-Chairman Ken Halliburton. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None Proposed amendments to the Zoning Ordinance [2020-807] regarding townhouses and the RS-A zone and pertaining to the following sections: Section 2: Interpretation and Definitions; Section 19: Residential Districts; Section 26: Off-Street Parking, Queuing, and Loading Chart 1: Uses Permitted by Zoning District (including Chart 1 Endnotes); Chart 2: Minimum Lot Requirements, Minimum Yard Requirements, and Land Use Intensity Ratios (including Chart 2 Endnotes); and Chart 4: Required Off-Street Parking and Queuing Spaces by Use. City of Murfreesboro Planning Department applicant. WITHDRAWN BY STAFF Staff Reports and Other Business Mandatory Referral [2020-719] for various property transfers pertaining to road improvements along Beasie Road and River Rock Boulevard associated with the West Point development, City of Murfreesboro applicant. Mr. David Ives began by explaining the proposal is to modify the layout of previously approved road projects in connecting River Rock Boulevard to SR 99 with bridges across the West Fork of the Stones River and across I-24. This project had 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 been included as Short-Term Improvement (STI) 6a in the 2040 Major Transportation Plan adopted on June 15, 2017. Mr. Ives explained the request and went over the materials that were provided in the agenda packet. Mr. Ives recommended the Planning Commission approve the following:  Acquire property as described from Mr. Mitchell;  To acquire property from the homeowner as described to dedicate right-of-way over the top of the trail for the bridge;  To accept right-of-way from the buyer of the 14-acre tract as described and to give back the property to Mr. Mitchell to deed the property to the buyer. Then, the buyer will have a new description of the deed for the extension of Beasie Road.  This proposal will be for a new three-lane road to include curb and gutter. If approved by this body and City Council and if the property transfers, the buyer will provide a preliminary plat and updated Master Plan for West Point to reflect these changes. Vice-Chairman Ken Halliburton made a motion to approve the request as presented by Staff. The motion was seconded by Mr. Warren Russell. Upon roll call, the motion carried by the following vote: Aye: Jennifer Garland Ken Halliburton Ronnie Martin Warren Russell Chase Salas Shawn Wright Kathy Jones Nay: None 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 16, 2020 There being no further business the meeting adjourned at 2:05 p.m. _______________________________ Chair _______________________________ Secretary GM: cj 11