Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers JANUARY 6, 2021 Kathy Jones 6:00 PM Chair 1. Call to order 2. Determination of a quorum. 3. Approve minutes of the December 7, 2020; December 14, 2020; and December 16, 2020 Planning Commission meetings. 4. Public Hearing: a. Annexation Plan of Services and Annexation Petition [2020-504] for approximately 5.5 acres located along Gresham Lane, Alcorn Properties, LLC applicant. (Project Planner: Marina Rush) 5. Staff Reports and Other Business. 6. Adjourn.  MINUTES OF THE MURFREESBORO PLANNING COMMISSION WORKSHOP MEETING DECEMBER 7, 2020 2:OO P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Planning Director Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Jennifer Garland Margaret Ann Green, Principal Planner Ronnie Martin (virtual) Marina Rush, Principal Planner Warren Russell Austin Cooper, Planner Shawn Wright Jafar Ware, Planner Katie Noel, Project Engineer Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Roman Hankins, Assistant City Attorney Valerie Smith, Water Resources Asst. Director Anita Heck, Water Resources Engineer in Train. Marshall Fall, Water Resources Engineer Sam Huddleston, Dev’t Services Executive Dir. In accordance with the Executive Order of the Governor, Planning Commission member Ronnie Martin participated in this meeting electronically. Chair Kathy Jones called the meeting to order after determining there was a quorum. Mr. Sam Huddleston came forward to welcome everyone to the meeting. He explained this meeting would include a PowerPoint presentation and that hard copies of the presentation had been provided to the Commission members for their use and records. Presentation on Land Use Matters Mr. Sam Huddleston began the presentation stating that Land-use planning is the process of regulating the use of land in an effort to promote more desirable social and environmental outcomes as well as a more efficient use of resources. Mr. Huddleston spoke on several topics including, but not limited to, the following:  Growth Capacity and Infrastructure 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION WORKSHOP MEETING DECEMBER 7, 2020  Land Use Types  Major Transportation Plan  Jurisdiction At the conclusion of the presentation, the Planning Commission had the opportunity to ask questions, and Mr. Sam Huddleston was available to answer questions. There being no further business the meeting adjourned 3:45 p.m. ____________________________ Chair ____________________________ Secretary GM: cj 2  MINUTES OF THE PLANNING COMMISSION WORKSHOP DECEMBER 14, 2020 2:00 P.M. CITY HALL MEMBERS PREENT STAFF PRESENT Kathy Jones, Chair Sam Huddleston, Dev’t Services Executive Dir. Ken Halliburton, Vice-Chair Darren Gore, Asst. City Mngr., Water Res. Dir Jennifer Garland Matthew Blomeley, Assistant Planning Director Ronnie Martin (virtual) Margaret Ann Green, Principal Planner Warren Russell Austin Cooper, Planner Chase Salas (virtual) Jafar Ware, Planner Shawn Wright Carolyn Jaco, Recording Assistant David Ives, Deputy City Attorney Roman Hankins, Assistant City Attorney Marshal Fall, Water Resources Engineer Valerie Smith, W/R Asst. Director (virtual) Robert Haley, Storm Water Manager (virtual) Amelia Kerr, Planner (virtual) Brad Barbee, Planner (virtual) Anita Heck, W/R Engineer in Training (virtual) Sharon Seibert, W/R Comm. Affairs (virtual) In accordance with the Executive Order of the Governor, Planning Commission members Ronnie Martin and Chase Salas and staff members Valerie Smith, Robert Haley, Amelie Kerr, Brad Barbee, Anita Heck and Sharon Seibert all participated in this meeting electronically. Chair Kathy Jones called the meeting to order after determining there was a quorum. Mr. Darren Gore welcomed everyone to the meeting. He explained this meeting would include a PowerPoint presentation and he provided hard copies of the PowerPoint presentation to the Commission members for their use and records. Presentation on sanitary sewer capacity and sanitary sewer allocation. Mr. Darren Gore began the presentation by explaining the rationale for the Murfreesboro Sanitary Sewer Allocation Ordinance. Mr. Darren Gore spoke on several topics including the following: 1  MINUTES OF THE PLANNING COMMISSION WORKSHOP DECEMBER 14, 2020  Separate Sewer Systems  Water Resources Recover Facility (WRRF)  2000 Sanitary Sewer Master Plan as well as 2019 “As-Is” Allocated and 2019 “As-Is” Remaining  Permitting Trend Indicates Sewer is Undersized for Density  Resolution for Sewer Allocation  Flows to WRRF – Summer and Winter Conditions  Collection System Capacity Assessment At the conclusion of the presentation, the Planning Commission had the opportunity to ask questions, and Mr. Darren Gore was available to answer questions. There being no further business the meeting adjourned at 3:20 p.m. ________________________________ Chair _________________________________ Secretary 2  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 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, 2021 PROJECT PLANNER: MARINA RUSH 4.a. Annexation Plan of Services and Annexation Petition [2020-504] for approximately 5.5 acres located along Gresham Lane, Alcorn Properties, LLC applicant. The property is located on the west side of Gresham Lane, north of Franklin Road. More specifically, it is located north of Clairmont Drive and south of Miranda Drive. The property tax map number is:  Tax Map 92J, Group A, Parcel 18.00 (5.50 acres) It is currently developed with a single-family dwelling (addressed as 452 Gresham Lane) as well as the stormwater management pond for the Glendale Subdivision. The property owner, Alcorn Properties, LLC, has submitted a petition requesting this property be annexed into the City of Murfreesboro. The study area is located within the City of Murfreesboro’s Urban Growth Boundary and is contiguous with the City limits along the eastern property line. There is no zoning requested for this property; it is currently in the unincorporated portion of Rutherford County and zoned RM (Medium Residential). In accordance with the Murfreesboro Zoning Ordinance, Appendix A, Section 17, land that is zoned agricultural or residential shall be zoned RS-15 upon annexation when there is no zoning requested simultaneous with annexation. The applicant has indicated he is planning to subdivide the subject property into seven parcels, minimum 15,000 square feet each, for development of single-family detached residences. 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. The subject property is the stormwater management area 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. City Staff will work with the applicant's engineer during the construction plan review process to determine if the redesigned detention area can provide additional stormwater management benefits to the larger area around the subject property. In addition, development of this property will require payment to the City by the developer of fees in lieu of construction for future improvements to Gresham Lane, which is a substandard street. Staff has prepared a Plan of Services for the proposed annexation and is attached to this staff report for reference. City services can be provided to the property upon annexation and for development of seven residential parcels, minimum 15,000 sf. each. Action Needed: The Planning Commission will need to conduct a public hearing on this annexation petition and plan of services, after which it will need to discuss this matter and then formulate a recommendation for the City Council.  MIRANDA DR City Limits M LN S HARON GRESHA P LN DALE DR NI G HT CA Area CLAIRMO NT DR µ Annexation Request for Property Along Gresham Lane Planning Department City of Murfreesboro 111 West Vine Street Feet Murfreesboro, TN 37130 murfreesborotn.gov/planning 0 100 200 400 600 800 1,000  MIRANDA DR City Limits M LN S HARON GRESHA P LN DALE DR NI G HT CA Area CLAIRMO NT DR µ Annexation Request for Property Along Gresham Lane Planning Department City of Murfreesboro 111 West Vine Street Feet Murfreesboro, TN 37130 murfreesborotn.gov/planning 0 100 200 400 600 800 1,000  SITE INFORMATION: PROJECT NAME: GRESHAM LANE SUBDIVISION ADDRESS: 452 GRESHAM LANE MURFREESBORO, TN 37129 TAX MAP / GROUP / PARCEL NO.: 092J / A / 018.00 CURRENT ZONING: RS-15 MINIMUM YARD REQUIREMENTS: FRONT SETBACK: 40 FT SIDE SETBACK: 12.5 FT REAR SETBACK: 30 FT MAXIMUM ALLOWABLE BUILDING HEIGHT IS 35 FT. PROPOSED USE: SINGLE-FAMILY RESIDENTIAL TOTAL LOTS: 7 LOTS PROPERTY AREA: 235,394.76 SF (5.40 AC) FEMA NOTE: THIS SITE LIES WITHIN ZONE X, OUTSIDE THE 500 YEAR FLOODPLAIN, PER COMMUNITY PANEL 47149C0255H, EFFECTIVE JAN. 5, 2007. DEED: THE PROPERTY SHOWN HEREON IS LOCATED ON 509.41' GRESHAM LANE, TAX MAP 092J, GROUP A, PARCEL 18.00, 12TH CIVIL DISTRICT, AS RECORDED IN P.B. 14, PG. 19 MB SL MBSL 69.57' MB S L MB SL MBSL MBS L MB S L APPLICANT: ALCORN PROPERTIES, LLC 4613 VETERANS PKWY MB S L MURFREESBORO, TN 37128 (615) 896-0081 L CONTACT: KEVIN ATWOOD MB S ' .74 PREPARED BY: CIVIL INFRASTRUCTURE 206 ASSOCIATES, LLC 1 PROPOSED POND 307 HICKERSON DRIVE 145,189 SF 110.00' MURFREESBORO, TN 37129 MB S L EX. BLDG (615) 663-7678 TO REMAIN WITH LOT 1 CONTACT: NATHAN MELSON, PE L MB S MB S L MBSL MBSL MBSL MBSL MBSL MB S L 21.38' 80.00' 80.00' 80.00' 80.00' 71.82' 80.00' MBS L 20' DRNG ESMT 80.62' MBSL MBSL MBSL MBSL MBSL MBSL MBSL MBSL MIRANDA DRIVE 188.00' MBSL MBSL MBSL MBSL MBSL MBSL 210.00' MBSL 188.00' 188.00' 188.00' 188.00' 188.00' MBSL MBSL MBSL MBSL 2 3 4 5 6 7 MBSL 15,040 SF 15,040 SF 15,040 SF 15,040 SF 15,040 SF MBSL 15,006 SF MBSL MBSL MBSL MBSL MBSL 114.76' BSL MBSL MBSL MBSL MBSL MBSL MBSL MBSL M MBSL EX. BLDG TO REMAIN WITH LOT 1 143.72' 80.00' 80.00' 80.00' 80.00' 80.00' 80.00' GRESHAM LANE GRESHAM LANE SUBDIVISION CONCEPT PLAN GRESHAM LANE, MURFREESBORO, TN ST AT PREPARED FOR: E ALCORN PROPERTIES , LLC 4613 VETERANS PKWY PL AN MURFREESBORO, TN 37128 E (615) 896-0091 0 40' 80' 120' SCALE: 1"= 40' ANNEXATION REPORT FOR PROPERTY LOCATED ALONG GRESHAM LANE INCLUDING PLAN OF SERVICES (FILE 2020-504) PREPARED FOR THE MURFREESBORO PLANNING COMMISSION JANUARY 6, 2020 1 2 INTRODUCTION 3 OVERVIEW The property owner, Alcorn Properties LLC, represented by Mr. David Alcorn, has submitted a petition requesting annexation by the City of Murfreesboro. The annexation area is located along the west side of Gresham Lane, north of Clairmont Drive and south of Miranda Drive. The total annexation area is approximately 5.5 acres and includes following property: • Tax Map 92J, Group A, Parcel 18.00 The annexation area does not include any right-of-way. The parcel is developed with one single-family residence (addressed 452 Gresham Lane). There is no companion zoning change requested; the property upon annexation would be automatically zoned RS-15 (Single Family Residential). The owner has indicated the future development of the property would be for seven single family residential lots with minimum of 15,000 square foot lot size. The study area lies within the City of Murfreesboro’s Urban Growth Boundary and is contiguous with the City limits along the eastern property line. 4 CITY ZONING There is no companion zoning requested for the subject property. It is currently located in the unincorporated portion of Rutherford County and zoned RM (Medium-Density Residential). In accordance with the Murfreesboro Zoning Ordinance, Appendix A, Section 17, land that is zoned agricultural or residential shall be zoned RS-15 upon annexation when there is no zoning requested simultaneous with annexation. The applicant has indicated he is planning to subdivide the subject property into seven lots, minimum 15,000 square feet each, for development of single-family detached residences. The adjacent zoning on the properties to the north, west and south is Residential Medium-Density (RM) in Rutherford County, and property to the east across Gresham Lane is zoned Single Family Residential (RS-15) and Multiple Family Residential (RM-16) in the City. 5 PRESENT AND SURROUNDING LAND USE The study area is developed with a single- family residence. In addition, the property serves as the stormwater management area 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. In addition, 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. The surrounding land uses include: • Single family residences to the north, west, and south; • Single family residences and apartments to the east; and • Lane Agripark agricultural center to the northeast. 6 TAXES AND REVENUE The first City tax bill for all property annexed during the calendar year of 2021 will be due on December 31, 2022. City taxes are calculated upon the property appraisal and assessment of the Rutherford County Property Assessor’s Office. The current tax rate for the City of Murfreesboro is $1.2894/$100.00 assessed value. Residential property is assessed at a rate of 25% of its appraised value, and commercial property is assessed at a rate of 40% of its appraised value. The property is developed with a single-family residence. Table I below shows total assessment and estimated City taxes that would be collected if the property were to be annexed in its present state. Table I Estimated Taxes from Site Owner of Acres Land Value Improvements + Total Estimated City Record Yard Item Value Assessment Taxes Alcorn Properties, 5.5 $52,400 $188,100 $60,125 $775.25 LLC These figures are for the property in its current state and are subject to change upon development. 7 The City of Murfreesboro is also projected to receive additional revenue from state-shared taxes. Table II below shows the 2020-2021 per capita state revenue initial estimates for the City of Murfreesboro once the development is built out. The study area is proposed to be developed with 7 single-family homes. Table II Per Capita State Revenue Estimates General Fund Per Capita Amount State Sales Tax $89.00 State Beer Tax $0.50 Special Petroleum Products Tax (Gasoline $2.00 Inspection Fee) Gross Receipts (TVA in-lieu taxes) $11.80 Total General Revenue Per Capita $103.30 State Street Aid Funds Per Capita Amount Gasoline and Motor Fuel Taxes $38.50 Total Per Capita $141.80 (General and State Street Aid Funds) Total State-Shared Revenues $2,195.06 (based on full build-out at 2.58 per dwelling unit for proposed 6 new units) The per capita state revenue estimates apply only to new residents. 8 PLAN OF SERVICES 9 POLICE PROTECTION STREET LIGHTING At present, the study area receives police Street lighting is not installed along Gresham Lane in front of the services through the Rutherford County subject property. Gresham Lane is in the City limits. There are no Sheriff’s Department. If annexed, the plans by the City or MTEMC to install streetlights at this time. Murfreesboro Police Department will begin SOLID WASTE COLLECTION providing services such as patrol, criminal investigation, community policing, traffic The Murfreesboro Solid Waste Department will be responsible for operations, canine, DARE, and other providing a cart to the existing single-family home and, if the community crime prevention programs to property is subdivided, it would be responsible for serving the the subject parcel immediately upon the seven single family residences. The day of the week for service effective date of annexation. The will be Tuesday. Murfreesboro Police Department will be able RECREATION to provide services immediately upon the effective date of annexation. This property Murfreesboro’s Parks and Recreation facilities will be immediately is in Police Zone #4. available to residents of the study area. Currently Murfreesboro has two multi-purpose facilities, one community center, a ELECTRIC SERVICE wilderness facility, over 1,000 acres of parks, a network of greenways, and recreational sports. These facilities and programs The study area is presently served by Middle are wholly funded by the Murfreesboro taxpayers. Children who Tennessee Electric Membership are residents of the City of Murfreesboro, attend Murfreesboro Corporation (MTEMC). The existing Elementary Schools, and receive free or reduced lunches also residence is currently served by MTEMC receive free or reduced recreational fees. and any future development in the study area will be served by MTEMC as well, as CITY SCHOOLS adequate capacity is available. All new electrical infrastructure installed to serve the The Murfreesboro City School system serves grades kindergarten proposed development will be required to through sixth and is offered to students who are within the adhere to MTEMC standards. jurisdiction of the City of Murfreesboro. There is one existing residence on the subject property. Any elementary school-age children residing there will be eligible to attend Murfreesboro City 10 Schools. If annexed, the property will be Departments will inspect and monitor new construction of streets located within the Cason Lane Academy and drainage structures for compliance with the City’s Elementary School zone. development regulations. BUILDING AND CODES GEOGRAPHIC INFORMATION SYSTEMS The property will come within the City’s The property is within the area photographed and digitized as part jurisdiction for code enforcement of the City’s Geographic Information Systems (G.I.S.) program. immediately upon the effective date of annexation. The City’s Building and Codes STREETS AND ACCESS Department will begin issuing building and construction permits and enforcing the The annexation study area does not include any additional public codes and inspecting new construction for roadway systems. Access to a public roadway system is available compliance with the City’s construction through Gresham Lane. Gresham Lane is a 2-lane ditch section codes immediately upon the effective date of roadway. New developments along Gresham Lane will be annexation. The Building and Codes required to participate in the cost of construction of the roadway Department will also ensure that any new improvements along the property frontage in accordance with the signs associated with the development of City’s Substandard Street requirements. Any future public roadway the property comply with the Sign facilities to serve the study area must be constructed to City Ordinance. No additional costs are standards. expected. REGIONAL TRAFFIC & TRANSPORTION PLANNING, ENGINEERING, AND ZONING SERVICES The 2014 Level of Service model in the proposed 2040 Major The property will come within the City’s Transportation Plan (MTP) shows Gresham Lane to be operating jurisdiction for planning and engineering at a Level of Service A in the study area based on average daily code enforcement immediately upon the traffic (ADT). The 2040 Level of Service Model indicates that effective date of annexation. As new Gresham Lane remains at a Level of Service A without the development occurs, the Planning proposed improvements recommended in the 2040 MTP. Commission will review all site plans, preliminary plats, and final plats. Among The first major intersection to the south of the study area is Franklin other duties, the Planning and Engineering Road. The 2014 Level of Service model in the proposed 2040 11 Major Transportation Plan (MTP) shows Gresham Lane to be operating at a Level of Service A at the intersection and Franklin Road to be operating at a Level of Service C based on average daily traffic (ADT). The 2040 Level of Service Model indicates that Gresham Lane falls to a Level of Service B and Franklin Road falls to a Level of Service D at the intersection without the proposed improvements recommended in the 2040 MTP. The first major intersection to the north of the study area is John R Rice Blvd. The 2014 Level of Service model in the proposed 2040 Major Transportation Plan (MTP) shows Gresham Lane to be operating at a Level of Service A at the intersection and John R Rice to be operating at a Level of Service B based on average daily traffic (ADT). The 2040 Level of Service Model indicates that Gresham Lane falls to a Level of Service B and John R Rice Blvd falls to a Level of Service D at the intersection without the proposed improvements recommended in the 2040 MTP. 12 WATER SERVICE The study area is located within Consolidated Utility District’s (CUD) service area. A 12--inch ductile iron water main (DIP) is located along west side of Gresham Lane and serves the existing residence. This water line can serve the annexation study area and the future development of 7 single-family residential lots, as illustrated in the attached exhibit. Prior to any future development, the developer of the property will be required to submit a Water Availability Application to determine feasibility and to complete CUD’s Developer Packet through CUD’s Engineering Department prior to entering the construction phase. Any new water line development must be done in accordance with CUD’s development policies and procedures. 13  FIRE AND EMERGENCY SERVICE The study area includes one existing single- family residence. The Murfreesboro Fire and Rescue Department (MFRD) can provide medical first responder and fire protection to the study area immediately upon the effective date of annexation. Per MFRD, the existing CUD water supply is adequate and there is a fire hydrant available to serve the study area. Currently the study area is located 1.8 miles from Fire Station #9 (802 Cason Lane). The blue lines on the adjacent map represent linear distance ranges from the nearest fire station. 14 SANITARY SEWER SERVICE All main line extensions and off-site sewer easements are the Per the MWRD’s (Murfreesboro Water financial responsibility of the developer and may be extended in Resources Department) current definition of accordance with the Development Policies and Procedures of the “available”, public sanitary sewer is not Murfreesboro Water Resources Department. available to the property requesting annexation. In order for the study area to receive sanitary sewer service, the developer will be required to install a modified STEP system for all lots within the subdivision, including the existing residence, per the City’s/CUD’s Design Guidelines for a Septic Tank Effluent Pump (STEP) System. This modified step system would entail a STEP tank and gray water pump on each property and pumping the gray water into a common sewer forcemain to discharge into gravity sewer located on an adjacent property. MWRD would operate and maintain the STEP tanks, pumps, and sewer forcemain once installed by the developer. This plan will require a 20-foot- wide off-site sewer easement for the sewer forcemain. This development is currently proposing 7 lots on 5.5 acres which would be within the required guidelines of the Sewer Allocation Ordinance, for RS-15, upon its final reading at City Council. 15 DRAINAGE this development scenario, it is anticipated that the site will generate $273 annually in revenue for the Stormwater Utility Fund Public Drainage System including anticipated fee credits upon full buildout. The study area is recorded as lot 57 in Glendale Subdivision and also serves as its detention basin. Existing public drainage systems serving the study area are integral to the existing Gresham Lane. Any new public drainage facilities proposed to serve the study area in the future must meet City standards. Regional Drainage Conditions The study area serves as the regional detention pond for the Glendale Subdivision. There is not an outlet structure for this pond, it simply overtops into the drainage system along Gresham Lane. Any modification to the existing pond must provide supporting calculations. Stormwater Management and Utility Fees Upon annexation, stormwater management services provided by the City of Murfreesboro will be available to the study area. The study area currently has 1 single family residence and will generate approximately $39 per year in revenue for the Stormwater Utility Fee. The subject property is proposed to be developed as 7 single family lots. Based on 16 FLOODWAY The study area is not located within a floodway or 100- year floodplain as delineated on the Flood Insurance Rate Maps (FIRM) developed by the Federal Emergency Management Agency (FEMA). The adjacent map shows no floodway or floodplain in the vicinity of the subject property. ANNEXATION FOLLOW-UP The Murfreesboro City Council will be responsible for ensuring that this property will receive City services described in this plan. According to the Tennessee Growth Policy Act, six months following the effective date of annexation, and annually thereafter until all services have been extended, a progress report is to be prepared and published in a newspaper of general circulation. This report will describe progress made in providing City services according to the plan of services and any proposed changes to the plan. A public hearing will also be held on the progress report. 17