Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers MARCH 2, 2022 Kathy Jones 6:00 PM Chair 1. Call to order 2. Determination of a quorum. 3. Approve minutes of the February 16, 2022 Planning Commission meeting. 4. Public Hearings and Recommendations to City Council: a. Proposed amendment to the Zoning Ordinance [2022-801] pertaining to the following:  Section 2: Interpretation and Definitions;  Section 18: Regulations of General Applicability;  Section 25: Temporary and Accessory Structures and Uses;  Section 34: Floodplain Zoning; and  Chart 2: Minimum Lot Requirements, Minimum Yard Requirements, and Land Use Intensity Ratios (including Chart 2 endnotes), City of Murfreesboro Planning Department applicant. (Project Planner: Matthew Blomeley) 5. Staff Reports and Other Business: a. Mandatory Referral [2022-701] to consider the abandonment of a water and sanitary sewer easement located on property at the southwest corner of South Church Street and Westgate Boulevard, Josh Hutcheson of Fulmer Lucas applicant. (Project Planner: Amelia Kerr) 6. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 MARCH 2, 2022 PROJECT PLANNER: MATTHEW BLOMELEY (RESEARCH OF OTHER CITIES COMPILED BY JOEL AGUILERA) 4.a. Proposed amendment to the Zoning Ordinance [2022-801] pertaining to the following:  Section 2: Interpretation and Definitions;  Section 18: Regulations of General Applicability;  Section 25: Temporary and Accessory Structures and Uses;  Section 34: Floodplain Zoning; and  Chart 2: Minimum Lot Requirements, Minimum Yard Requirements, and Land Use Intensity Ratios (including Chart 2 endnotes), City of Murfreesboro Planning Department applicant. This proposed Zoning Ordinance amendment is comprised of three parts pertaining to three different topics. Maximum Building Height for Industrial Accessory Structures: The maximum building height permitted for all structures in the L-I (Light Industrial), G-I (General Industrial), and H-I (Heavy Industrial) districts is 75’. This pertains to both principal and accessory structures. There are instances where certain industrial uses may have a need for accessory structures to exceed this height. An example of this might be a storage silo. This amendment proposes to include a provision in the Zoning Ordinance allowing accessory structures in these zoning districts to have a maximum building height of 100’, if they are accessory to a use classified as industrial. Any such structures would be subject to additional building setback requirements above and beyond the standard minimum building setbacks. Knowing that such accessory structures would likely be unable to meet the criteria for a variance to be granted, Staff thought it best to proactively make provisions for such structures in the Zoning Ordinance. At the February 16th meeting, the Planning Commission requested that Staff gather information from other jurisdictions on maximum heights for accessory structures in their respective industrial districts. Since that meeting, Staff has compiled this information for 10 other municipalities in Tennessee. Two tables are included in the agenda packet. The first contains the general maximum building height and minimum building setback requirements for those jurisdictions’ industrial zoning districts. The second includes maximum building height and minimum building setback requirements for accessory structures in those same zoning districts. Some jurisdictions apply the general maximum building height of the respective industrial zone to industrial accessory structures, while other jurisdictions state that the accessory structures may not exceed the height of the principal structure. Maximum Height of Light Fixtures at Recreation Fields: In 2020, the Zoning Ordinance was amended to allow lighting fixtures for recreation fields in the P (Park) district to have a maximum height of 80’. The 2020 ordinance amendment also included an 80’ maximum height for lighting fixtures at recreation fields that are accessory to institutional group assembly uses. This current amendment seeks to comprehensively address all instances where there might be recreation fields. In doing so, it also includes provisions for recreation fields accessory to commercial outdoor amusement uses, which were not addressed in the 2020 ordinance amendment. The maximum height of lighting fixtures for all recreation field uses generally remains uniform for all of the above uses at 80’. However, a provision is included in the proposed amendment that would allow such light fixtures at recreation fields accessory to commercial outdoor amusements to be a maximum of 100’ in height if such use is located on a lot of at least 50 acres and such light fixtures over 80’ in height are located a minimum of 300’ from any property zoned and or uses for residential purposes. In addition to the above, a definition for “Recreation Field” is proposed to be added to Section 2 of the Zoning Ordinance. It is a listed use in Chart 1 and is referenced several times in the Zoning Ordinance, but Section 2 is currently lacking a definition for this use. Section 34: Floodplain Zoning: The City’s floodplain regulations are contained within Section 34 of the Zoning Ordinance. The City’s Floodplain Administrator, in consultation with the State’s NFIP (National Flood Insurance Program) Coordinator, is recommending the proposed amendments to Section 34 in order to be consistent with the FEMA model floodplain management ordinance. One of the primary modifications is to add that a Conditional Letter of Map Revision (CLOMR) approved by FEMA (the Federal Emergency Management Agency) is required prior to allowing a development to modify or encroach in the floodway and/or increase the base flood elevations. Action Needed: A draft of the proposed ordinance amendment is included in the agenda packet for the Planning Commission’s review. The Planning Commission will need to conduct a public hearing, after which it should discuss this matter and then formulate a recommendation to City Council.  DRAFT ORDINANCE 22-O-?? amending Murfreesboro City Code Appendix A—Zoning, Sections 2, 18, 25, 34 Chart 2, and Chart 2 Endnotes, dealing with maximum building height for accessory structures in industrial districts, maximum height of light fixtures at recreation fields and regulations pertaining to development in regulatory floodways, City of Murfreesboro Planning Department, applicant [2022-801]. WHEREAS, the City of Murfreesboro participates in the National Flood Insurance Program”; and, WHEREAS, there is an occasional need to modify the floodplain and the regulatory floodway with the preliminary approval of the Federal Emergency Management Agency. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MURFREESBORO, TENNESSEE, AS FOLLOWS: SECTION 1. Appendix A, Section 2, Interpretation and Definitions, of the Murfreesboro City Code is hereby amended by inserting the following definitions in alphabetically into the list of definitions: Recreation field: An area developed with open-air fields or courts intended for athletic or recreational purposes and/or competitive games or sports. This includes, but is not limited to, a baseball field, football field, soccer field, and tennis courts. Recreation fields may contain accessory structures, including, but not limited to, fences, restrooms, concession stands, storage buildings, lighting fixtures, bleachers, and grandstands. Recreation fields may be a principal use, or they may be accessory to other uses, such as an institutional group assembly use or a commercial outdoor amusement use. SECTION 2. Appendix A, Section 18, Regulations of General Applicability, of the Murfreesboro City Code is hereby amended at subsection (G)(14) by deleting it in its entirety and substituting in lieu thereof the following: (14) Light fixtures for recreation fields shall comply with all applicable lighting requirements listed in this article, except for any conflicting regulation regarding fixture height, and shall be subject to the following maximum height requirements:  Light fixtures accessory to recreation fields, where such recreation field use is permitted as a principal use by right, shall not exceed 80 feet in height. Light fixtures accessory to recreation fields, where such recreation field use is permitted as a principal use by special use permit, may be approved up to a maximum height of 80 feet by the Board of Zoning Appeals in its granting of the special use permit.  Light fixtures accessory to recreation fields that are accessory to an institutional group assembly use, where such institutional group assembly use is permitted by right, shall not exceed 80 feet in height. Light fixtures accessory to recreation fields that are accessory to an institutional group assembly use, where such institutional group assembly use requires a special use permit, may be approved up to a maximum height of 80 feet by the Board of Zoning Appeals in its granting of the special use permit. F:\Matthew\Planning Commission 2022\March 2\Zoning Ordinance Amendment\2022.02.23 Appendix A revisions Ordinance_MTBedits accepted_SHedits.docx Page 1 of 5  DRAFT  Light fixtures accessory to recreation fields that are accessory to a commercial outdoor amusement use, where such commercial outdoor amusement use is permitted by right, shall not exceed 80 feet in height. Light fixtures accessory to recreation fields that are accessory to a commercial outdoor amusement use, where such commercial outdoor amusement use requires a special use permit, may be approved up to a maximum height of 80 feet by the Board of Zoning Appeals in its granting of the special use permit. However, light fixtures for recreation fields accessory to commercial outdoor amusement uses (whether such use is permitted by right or by special use permit) may have a maximum height of 100 feet if they are located on a lot of at least 50 acres and all light fixtures exceeding 80 feet in height are located at least 300 feet from the nearest property zoned or used for residential purposes, as measured from the property line of any such residential property to the base of the light fixture. The above standards pertaining to the height of light fixtures for recreation fields shall not be superseded by the maximum heights listed in Chart 2 of this article, any other provision in Section 18 of this article pertaining to light fixture height, or any overlay district regulations except for any applicable height restrictions in the Airport Overlay District. SECTION 3. Appendix A, Section 25, Temporary and Accessory Structures and Uses, of the Murfreesboro City Code is hereby amended at subsection (E)(4) by deleting it in its entirety and substituting in lieu thereof the following: (4) no accessory structure shall exceed the height limitations of the district in which such structure is located except for the following: (a) In the L-I, G-I, and H-I districts, the maximum building height for accessory structures for uses classified as industrial in Chart 1 of this article shall be 100 feet. The following minimum building setback requirements shall apply to any such accessory structure that exceeds 75 feet: [1] A minimum distance equal to its building height from any property line. [2] A minimum distance of 200 feet from any contiguous property zoned or used for residential purposes (as measured from the lot line of any contiguous residential property). (b) lighting fixtures accessory to recreation fields shall be subject to the height requirements denoted for such in Section 18 of this article. SECTION 4. Appendix A, Section 34, Floodplain Zoning, of the Murfreesboro City Code is hereby amended at Article V, Provisions for Flood Hazard Reduction, by deleting the existing subsection (H) in its entirety and renumbering existing subsection (G) to (H). SECTION 5. Appendix A, Section 34, Floodplain Zoning, of the Murfreesboro City Code is hereby amended at Article V, Provisions for Flood Hazard Reduction, by deleting subsections (C), (D) and (F) in their entirety and substituting in lieu thereof the following and adding new subsection (G) and (I) as follows. (C) Standards for Special Flood Hazard Areas with Established Base Flood Elevations and With Floodways Designated. F:\Matthew\Planning Commission 2022\March 2\Zoning Ordinance Amendment\2022.02.23 Appendix A revisions Ordinance_MTBedits accepted_SHedits.docx Page 2 of 5  DRAFT Located within the Special Flood Hazard Areas established in Article III, Section B, are areas designated as floodways. A floodway may be an extremely hazardous area due to the velocity of floodwaters, debris, or erosion potential. In addition, the area must remain free of encroachment in order to allow for the discharge of the base flood without increased flood heights and velocities. Therefore, the following provisions shall apply: (1) Encroachments are prohibited, including fill, new construction, substantial improvements or other development within the adopted regulatory floodway. Development may be permitted however, provided it is demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the encroachment shall not result in any increase in flood levels or floodway widths during a base flood discharge. A registered professional engineer must provide supporting technical data and certification thereof; (2) A community may permit encroachments within the adopted regulatory floodway that would result in an increase in base flood elevations, provided that the applicant first applies for a conditional letter of map revision (CLOMR) and floodway revision, fulfills the requirements for such revisions as established under the provisions of § 65.12, and receives the approval of FEMA; (3) ONLY if Article V, Section C, provisions (1) through (2) are satisfied, then any new construction or substantial improvement shall comply with all other applicable flood hazard reduction provisions of Article V, Sections A and B. (D) Standards for Areas of Special Flood Hazard Zones AE with Established Base Flood Elevations but Without Floodways Designated. Located within the Special Flood Hazard Areas established in Article III, Section B, where streams exist with base flood data provided but where no floodways have been designated (Zones AE), the following provisions apply: (1) Require until a regulatory floodway is designated, that no new construction, substantial, or other development, including fill shall be permitted within Zone AE on the community's FIRM, unless it is demonstrated through hydrologic and hydraulic analyses performed that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one (1) foot at any point within the community. (2) A community may permit encroachments within Zones AE on the community's FIRM, that would result in an increase in the water surface elevation of the base flood, provided that the applicant first applies for a conditional letter of map revision (CLOMR) and floodway revision, fulfills the requirements for such revisions as established under the provisions of § 65.12, and receives the approval of FEMA; (3) ONLY if Article V, Section D, provisions (1) through (2) are satisfied, then any new construction or substantial improvement shall comply with all other applicable flood hazard reduction provisions of Article V, Sections A and B. (F) Standards For Areas of Shallow Flooding (Zone AO). Located within the Special Flood Hazard Areas established in Article III, Section B, are areas designated as shallow flooding areas. These areas have special flood hazards associated with base flood depths of one (1) to three (3) feet where a clearly defined channel does not exist and where the path of flooding is unpredictable and indeterminate. In addition to Article V, Sections F:\Matthew\Planning Commission 2022\March 2\Zoning Ordinance Amendment\2022.02.23 Appendix A revisions Ordinance_MTBedits accepted_SHedits.docx Page 3 of 5  DRAFT A and B, all new construction and substantial improvements shall meet the following requirements: (1) The lowest floor (including basement) shall be elevated at least as high as the depth number specified on the Flood Insurance Rate Map (FIRM), in feet, plus a freeboard of one (1) foot above the highest adjacent grade; or at least three (3) feet above the highest adjacent grade, if no depth number is specified. (2) Non-residential structures may, in lieu of elevation, be floodproofed to the same level as required in Article V, Section F(1) so that the structure, together with attendant utility and sanitary facilities, below that level shall be watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. Certification is required in accordance with Article IV, Section B(1) (c) and Article V, Section B(2). (3) Adequate drainage paths shall be provided around structures on slopes, to guide floodwaters around and away from proposed structures. (G) Standards For Areas of Shallow Flooding (Zone AH). Located within the Special Flood Hazard Areas established in Article III, Section B, are areas designated as shallow flooding areas. These areas are subject to inundation by 1-percent-annual-chance shallow flooding (usually areas of ponding) where average depths are one (1) to three (3) feet. Base Flood Elevations are derived from detailed hydraulic analyses are shown in this zone. In addition to meeting the requirements of Article V, Sections A and B, all new construction and substantial improvements shall meet the following requirements: (1) Adequate drainage paths shall be provided around structures on slopes, to guide floodwaters around and away from proposed structures. (I) Standards for Unmapped Streams. Located within Murfreesboro, Tennessee, are unmapped streams where areas of special flood hazard are neither indicated nor identified. Adjacent to such streams, the following provisions shall apply: (1) No encroachments including fill material or other development including structures shall be located within an area of at least equal to twice the width of the stream, measured from the top of each stream bank, unless certification by a Tennessee registered professional engineer is provided demonstrating that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one (1) foot at any point within the locality. (2) When a new flood hazard risk zone, and Base Flood Elevation and floodway data is available, new construction and substantial improvements shall meet the standards established in accordance with Articles IV and V. (3) ONLY if Article V Section I, provisions (1) through (2) are satisfied, then any new construction or substantial improvement shall comply with all other applicable flood hazard reduction provisions of Article V, Sections A and B. SECTION 6. Appendix A, Chart 2, Minimum Lot Requirements, Minimum Yard Requirements and Land Use Intensity Ratios, of the Murfreesboro City Code is hereby amended by deleting it in its entirety and substituting in lieu thereof the attached Chart 2. Changes include separating L-I, G-I, and H-I each into “industrial F:\Matthew\Planning Commission 2022\March 2\Zoning Ordinance Amendment\2022.02.23 Appendix A revisions Ordinance_MTBedits accepted_SHedits.docx Page 4 of 5  DRAFT uses” and “all other uses”, adding Superscript “8” in the “Maximum Height” column for industrial uses in the L-I, G-I, and H-I rows, and deleting Superscript “10” for the “Minimum Side Yard Requirement” column in the RS-8 row. SECTION 7. Appendix A, Chart 2 Endnotes, Minimum Lot Requirements, Minimum Yard Requirements and Land Use Intensity Ratios, of the Murfreesboro City Code is hereby amended by deleting endnote 8 in its entirety and substituting in lieu thereof the following: 8. See Section 25 of this article for applicable height regulations for accessory structures.” SECTION 8. 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: Jennifer Brown Adam F. Tucker City Recorder City Attorney SEAL F:\Matthew\Planning Commission 2022\March 2\Zoning Ordinance Amendment\2022.02.23 Appendix A revisions Ordinance_MTBedits accepted_SHedits.docx Page 5 of 5 DRAFT Chart 2 Revised: ??/??/2022 Page 1 of 5 Minimum Lot Minimum Yard Land Use Requirements Requirements[5][17][25] Intensity Ratios Maximum Maximum Maximum Gross Lot Area Width Front[38] Side Rear Height[16] Density[2] Maximum Minimum Minimum Coverage DISTRICT AND USE (Sq. Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (D.U./Acre) F.A.R. L.S.R. O.S.R. (percent) RS-15 DISTRICT [12] 1. Dwellings and other uses permitted 15,000 75 40 12.5 30 35 2.9 none none none 25 RS-12 DISTRICT [12] 1. Dwellings and other uses permitted 12,000 70 35 10 25 35 3.63 none none none 25 RS-10 DISTRICT [12] 1. Dwellings and other uses permitted 10,000 65 35 10 25 35 4.4 none none none 25 RS-8 DISTRICT 1. Dwellings and other uses permitted[28] 8,000 55[12] 35[1][29] 5[Remove] 20 35 5.4 none none none 30 RS-6 DISTRICT 1. Dwellings and other uses permitted[28] 6,000 50[12] 35[1][29] 5 20 35 7.2 none none none 50 RS-4 DISTRICT 1. Dwellings and other uses permitted[28] 4,000 40[12] 35[1][29] 5 20 35 10.8 none none none 40 R-D DISTRICT 1. Single-family detached dwellings and other uses permitted except [28] 8,000 55[12] 35[1][29] 5 25 35 5.4 none none none 30 2. Two-family dwellings 8,000 55[12] 30[1] 5 25 35 10.9 none none none 30 3. Single-family attached or detached with zero lot line (max. 2 units attached)[7][31] 4,000 27[12] 35[1] 10[7] 25 35 10.9 none none none none DRAFT Chart 2 Revised: ??/??/2022 Page 2 of 5 Minimum Lot Minimum Yard Land Use Requirements Requirements[5][17][25] Intensity Ratios Maximum Maximum Maximum Gross Lot Area Width Front[38] Side Rear Height[16] Density[2] Maximum Minimum Minimum Coverage DISTRICT AND USE (Sq. Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (D.U./Acre) F.A.R. L.S.R. O.S.R. (percent) RM-12 DISTRICT 1. Single-family detached dwellings and other uses permitted except [28] 7,500 50[12] 35[1][37] 5 25 35 5.8 none none none 30 2. Two-family dwellings 7,500 50[12] 30[1] 5 25 35 11.6 none none none 30 3. Three-family dwellings 11,250 50[12] 30[1] 5 25 35 11.6 none none none 30 4. Four-family dwellings 15,000 50[12] 30[1] 5 25 35 11.6 none none none 30 5. Single-family attached or detached with zero lot line (max. 2 units attached)[7][31] 3,750 18[12] 35[1][37] 10[7] 25 35 11.6 none none none none 6. Multiple-family dwellings and Single- family attached townhouse dwellings[30] [14] [12] [1] [3] FN 50 30 FN 25 45[11] FN [14] none none FN none RM-16 DISTRICT 1. Single-family detached dwellings and other uses permitted except [28] 6,000 50[12] 35 [1][37] 5 25 35 7.3 none none none 35 2. Two-family dwellings 6,000 50[12] 30[1] 5 25 35 14.5 none none none 35 3. Three-family dwellings 9,000 50[12] 30[1] 5 25 35 14.5 none none none 30 4. Four-family dwellings 12,000 50[12] 30[1] 5 25 35 14.5 none none none 30 5. Single-family attached or detached with zero lot line (max. 2 units attached)[7][31] 3,000 18[12] 35[1][37] 10[7] 25 35 14.5 none none none none 6. Multiple-family dwellings and Single- family attached townhouse dwellings[30] FN[9] 50[12] 30[1] FN[3] 25 45[11] FN[9] none none FN none [35] RS-A DISTRICT 1. Single-family detached and single-family attached or detached with zero-lot line [7][28][31] (max. 2 units attached) 30 [12] 35[1][37] 3,000 5 20 35 14.5 none none none none 2. Single-family attached townhouse on one lot or individual lots (Suburban Type) [30][32][33] 2,000[36] 20[36] 35[1] 5 20 35 12 1 0.5 0.25 none 3. Single-family attached townhouse on one lot or individual lots (Urban Type)[30][32][33][34] 2,000[36] 20[36] 20[1][34] 5 20 45[34] 12 1 none none none 4. Other uses permitted 6,000 30[12] 30 [1] 10 20 35 none none none none 35 DRAFT Chart 2 Revised: ??/??/2022 Page 3 of 5 Minimum Lot Minimum Yard Land Use Requirements Requirements[5][17][25] Intensity Ratios Maximum Maximum Maximum Gross Lot Area Width Front[38] Side Rear Height[16] Density[2] Maximum Minimum Minimum Coverage DISTRICT AND USE (Sq. Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (D.U./Acre) F.A.R. L.S.R. O.S.R. (percent) R-MO DISTRICT [12] 1. Mobile homes 4,000 40 25[1] 10 15 12 10.9 none none none none CM-R DISTRICT [12] 1. Single-family detached 5,000 50 35[1][29] 10 20 35 8.7 none none none none 2. Two-family dwellings 5,000 50[12] 30[1] 10 20 35 16 none none none none 3. Single-family attached or detached with zero lot line (max. 2 units attached)[7][31] 2,500 30 35[1] 10 20 35 16 none none none none 4. Single-family attached townhouse dwellings[30] 2,500 50[12] 30[1] 10 20 35 16[9] 0.3 0.48 0.7 none 5. Four-family dwellings 15,000 50[12] 30[1] 5 25[4] 35 11.6 none none none 30 6. Medical offices, clinics, and other related uses none 50[12] 30[1] 10 20 60 none none none none none CM DISTRICT 1. Medical offices, clinics, and other related [12] uses none 50 30[1] 10 20 60 none none none none none CM-RS-8 DISTRICT [12] 1. Single-family detached 8,000 50 35[1][29] 10 20 35 5.4 none none none none 2. Medical offices, clinics, and other related uses none 50[12] 30 [1] 10 20 60 none none none none none OG-R DISTRICT [12] 1. Offices and other uses except 5,000 50 30[1] 10 20 35 none 0.3 0.28 0.6 none 2. Single-family detached 5,000 50[12] 35[1][29] 10 20 35 8.7 none none none none 3. Two-family dwellings 5,000 50[12] 30[1] 10 20 35 17.4 none none none none 4. Three-family dwellings 7,500 50[12] 30[1] 10 20 35 17.4 none none none 30 5. Four-family dwellings 12,000 50[12] 30[1] 10 20 35 14.5 none none none 30 6. Single-family attached or detached with zero lot line (max. 2 units attached)[7][31] 2,500 25[12] 35[1] 10 20 35 17.4 none none none none OG DISTRICT [12] [1] 1. Offices and other uses 5,000 50 30 10 20 35 none 0.3 0.28 0.6 none DRAFT Chart 2 Revised: ??/??/2022 Page 4 of 5 Minimum Lot Minimum Yard Land Use Requirements Requirements[5][17][25] Intensity Ratios Maximum Maximum Maximum Gross Lot Area Width Front[38] Side Rear Height[16] Density[2] Maximum Minimum Minimum Coverage DISTRICT AND USE (Sq. Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (D.U./Acre) F.A.R. L.S.R. O.S.R. (percent) CL DISTRICT [13] 1. All commercial uses except none none 42 10[6] 20 35 none none none none none 2. Single-family detached dwellings[28] 7,500 50[12] 35 [1][29] 5 25 35 5.8 none none none 30 3. Two-family dwellings 7,500 50[12] 30 [1] 5 25 35 11.6 none none none 30 4. Three-family dwellings 11,250 50[12] 30[1] 5 25 35 11.6 none none none 30 5. Four-family dwellings 15,000 50[12] 30[1] 5 25 35 11.6 none none none 30 6. Single-family attached or detached with zero lot line (max. 2 units attached)[7][31] 3,750 18[12] 35[1] 10[7] 25 35 11.6 none none none none CF DISTRICT [13] 1. All uses none none 42 10[15] 20[15] 45 none none none none none CH DISTRICT [13] 1. All uses none none 42 10[6] 20 75 none none none none none MU DISTRICT [20] 1. Multiple family dwellings 5 acres 100 15[21] 10[22] 20[23] 75 25[24] none none none none 2. All commercial uses except mixed use none 100[20] 15[21] 10[22] 20[23] 150 none none none none none [20] 3. Mixed uses (vertical mix) none 100 15[21] 10[22] 20[23] 150 25[24] none none none none CBD DISTRICT [13] 1. All uses except none none none none none 75 none none none none none 2. Multiple-family dwellings none none[13] none none none 75 FN[8] none none none none H-I DISTRICT [13] 1. Industrial uses none 50 42 10 20 75[8] none none none none none 2. All other permitted uses none 50[13] 42 10 20 75 none none none none none G-I DISTRICT [13] 1. Industrial uses none 50 42 10 20 75[8] none none none none none 2. All other permitted uses none 50[13] 42 10 20 75 none none none none none L-I DISTRICT [13] 1. Industrial uses none 50 42 10 20 75[8] none none none none none 2. All other permitted uses none 50[13] 42 10 20 75 none none none none none DRAFT Chart 2 Revised: ??/??/2022 Page 5 of 5 Minimum Lot Minimum Yard Land Use Requirements Requirements[5][17][25] Intensity Ratios Maximum Maximum Maximum Gross Lot Area Width Front[38] Side Rear Height[16] Density[2] Maximum Minimum Minimum Coverage DISTRICT AND USE (Sq. Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (D.U./Acre) F.A.R. L.S.R. O.S.R. (percent) CU DISTRICT [12] 1. Single-family detached 10,000 65 35 10 20 35 4.4 none none none 25 2. Two-family dwellings 10,000 65[12] 35 10 20 35 8.7 none none none 25 3. Three-family dwellings 15,000 65[12] 35 10 20 35 8.7 none none none 25 4. Four-family dwellings 20,000 65[12] 35 10 20 35 8.7 none none none 25 5. Multiple-family dwellings and Single- family attached townhouse dwellings[30] 25,000 65[12] 35 10[3] 20[4] 35 FN[9] 0.35 0.45 0.65 none 6. Educational institutions and other uses 25,000 65[12] 35 10 20 35 none 0.3 0.28 0.6 none P DISTRICT [13] 1. All uses permitted none none none none none none none none none none none  Table 1.0 Standards per zoning district City Zoning District Height Standards Setback Standards Chattanooga  M-1 Manufacturing  M-1, M-2, M-3: Max  M-1, -2, -3 setbacks: 25’ front, 25’ side, and 25’ rear setback (if abuts  M-2 Light Industrial height is 35 feet residential).  M-3 Warehouse and  M-4: No max height  If not abutting residential, then no front, side, or rear yard is required. A 10’ Wholesale side is required between buildings.  M-4 Outdoor Industrial Use Clarksville  M-1 Light Industrial  M-1: Max height is  M-1 setbacks: 40’ front, 15’ side, 20’ rear  M-2 General Industrial 60 feet  M-2 setbacks: 40’ front, 50’ side, 30’ rear  M-2: Max height is 70 feet Columbia  IR-Restrictive Industrial  IR, IG, IS: Max  IR, IG, IS setbacks: 20’ front, 10’ side, 20’ rear setback  IG-General Industrial height is 45 feet  If abutting residential, additional standards shall be met.  IS-Special Industrial Franklin  LI-Light Industrial  LI, HI: Max 3 stories  LI setbacks: 30’ front, 10’ side, 25’ rear setback  HI-Heavy Industrial  HI setbacks: 30’ front, 15’ side, 25’ rear setback Jackson  I-O Wholesale and  I-O: Max 6 stories  I-O setbacks: 50’ front, 10’ side, 15’ rear setback Warehouse  I-1: Max 3 stories  I-1 setbacks: 100’ front, 50’ side, 25’ rear setback  I-1 Planned Industrial  I-2, I-3: Max 4  I-2, I-3 setbacks: 50’ front, 25’ side, 25’ rear setback Park stories  I-2 Light Industrial  I-3 General Industrial 1  Table 1.0 Standards per zoning district Knoxville  I-MU Industrial Mixed  I-MU: Max height is  I-MU setbacks: 25’ front, 0’ side, 15’ rear setback Use 50 feet  I-RD setbacks: 50’ front, 40’ side, 30’ rear setback  I-RD Research and  I-RD, I-G, I-H: Max  I-G setbacks: 25’ front, 10’ side, 15’ rear setback Development height is 90 feet  I-H setbacks: 25’ front, 15’ side, 15’ rear setback  I-G General Industrial  If abutting residential, additional standards shall be met.  I-H Heavy Industrial La Vergne  I-1 Light Industrial  I-1, I-2: Max height  I-1 setbacks: 40’ front, 20’ side, 20’ rear setback  I-2 Heavy Industrial is 50 feet  I-2 setbacks: 40’ front, 20’ side, 15’ rear setback  I-3 Industrial (Special  I-3 setbacks are determined by special provisions and handled through the review process Lebanon  IP-Planned  IP, IL, IH: Max  IP setbacks: 60’ front, 25’ side, 25’ rear setback Business/Industrial height is 75 feet  IL setbacks: 40’ front, 40’ side, 40’ rear setback  IL-Light Industrial  IH setbacks: 50’ front, 30’ side, 40’ rear setback  IH-Heavy Industrial  If abutting residential, additional standards shall be met. Metro  IWD-Industrial  IWD: Max height is  IWD, IR, IG setbacks: 0’ side setback, 20 rear setbacks Nashville Warehousing/Distribution 30 feet  Additional standards and requirements must be met depending on the street  IR-Industrial Restrictive  IR: Max height is 45 classification for the front setback  IG-Industrial General feet  IG: Max height is 60 feet Smyrna  I-1 Light Industrial  I-1, I-2: Max height  I-1 setbacks: 30’ front, 20’ side, 25’ rear setback  I-2 Light Industrial is 50 feet  I-2 setbacks: 60’ front, 30’ side, 30’ rear setback  I-3 Heavy Industrial  I-3: Max height is 80  I-3 setbacks: 100’ front, 50’ side, 50’ rear setback feet 2  Table 2.0 Accessory structure standards City Setback Standards Height Standards Special Notes Chattanooga  Separated at least 3 feet from principal  Cannot exceed  Standards on structures structure maximum height vary based on use  Separated at least 5 feet from all side and of that district rear lot lines and Chattanooga ordinance Clarksville  Must meet all required setbacks for that  Cannot exceed  Standards on structures district maximum height vary based on use but of that district generally apply to all districts Columbia  Shall not be located between front wall  Cannot exceed of primary structure and street maximum height  Separated at least 5 feet away from of that district principal structure Franklin  Separated at least 5 feet behind principal  Cannot exceed structure maximum height  Separated at least 5 feet from any lot line of the principal structure Jackson  Separated at least 5 feet from any  Cannot exceed  Standards on structures principal structure maximum height vary based on use and  Cannot be closer to the front setback line of that district some structures are than the principal building allowed height exceptions Knoxville  Separated at least 5 feet from any lot line  Cannot exceed  “Certain” uses are  Separated at least 5 feet from principal maximum height permitted within a structure of the principal setback but may be structure subject to additional limitations Lavergne  Be subordinate to the principal use  Cannot exceed  Standards and maximum height exceptions on structures of the principal vary based on use structure Lebanon  Separated at least 5 feet from the side or  Cannot exceed rear lot lines and cannot be located in height of the any buffer yards principal structure Metro  Must meet all required setbacks of that  Cannot exceed  “Certain” uses are Nashville district maximum height permitted within a of the principal setback but may be structure subject to additional limitations Smyrna  Must meet all required setbacks for that  Cannot exceed  Structure cannot exceed district maximum height 10% of total square of that district footage of principal structure or cannot exceed 5,000 square feet MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 MARCH 2, 2022 PROJECT PLANNER: AMELIA KERR 5.a. Mandatory Referral [2022-701] to consider the abandonment of a water and sanitary sewer easement located on property at the southwest corner of South Church Street and Westgate Boulevard, Josh Hutcheson of Fulmer Lucas applicant. This easement abandonment request is from Josh Hutcheson with Fulmer Lucas on behalf of Mapco Express, Inc. which is located on property at the southwest corner of South Church Street and Westgate Boulevard. In this mandatory referral, the Planning Commission is being asked to consider abandoning an existing water and sanitary sewer easement on property developed with a Mapco gas station. The request is to abandon an existing water and sewer easement as shown in the hatched area on the attached exhibit. This easement was dedicated by plat a few years ago. Mapco now proposes a different layout on the property for a totally new rebuild. A new site plan was submitted and administratively approved on February 16, 2022 and Mapco proposes to relocate the existing water and sewer mains and dedicate new easements. Therefore, this easement is no longer needed. The Murfreesboro Water Resources Board met on January 25, 2022 and MWRD Staff recommended that the Board recommend to Planning Commission and City Council approval of the abandonment of this existing water and sewer easement. The Murfreesboro Water Resources Board voted to recommend approval of this abandonment. Staff recommends that the Planning Commission recommend approval to the City Council subject to the following conditions: 1) The applicant must provide to the City Legal Department all the necessary documentation (including any needed legal descriptions and exhibits) required to prepare and record the legal instrument. The legal instrument will be subject to the final review and approval of the City Legal Department. 2) The applicant will be responsible for recording the legal instrument, including paying any recording fees. If approved by the City Council, then the Mayor will be authorized to sign the necessary documents to convey the City’s interest back to the owner.  . . . creating a better quality of life MEMORANDUM DATE: January 18, 2022 TO: Water Resources Board FROM: Valerie H. Smith SUBJECT: Water & Sewer Easement Abandonment Mapco – S. Church St. Background This easement abandonment request is from Fulmer Lucas on behalf of Mapco. They are requesting the abandonment of an existing water and sewer easement as shown in the hatched area on the attached exhibit. This easement was dedicated by plat a few years ago when the Mapco had a different proposed layout for a total rebuild of the property. Now, with they propose to relocate the existing water and sewer mains and new easements will be dedicated. Therefore, this easement is no longer needed. Recommendation Staff recommends approval of abandoning this existing water and sewer easement at the time that the new proposed easement is dedicated. Fiscal Impact Not applicable. The easement was dedicated through the recording of a plat. Attachment Easement Abandonment Request Abandonment Exhibit Water Resources Department 300 NW Broad Street * P.O. Box 1477 * Murfreesboro, TN 37133-1477 * Office: 615 890 0862 * Fax: 615 896 4259 TTY 615 848 3214 * www.murfreesborotn.gov  2430 S. CHURCH STREET S86° 47' 21"E 15.03' S85° 36' 35"E 15.01' 2002 RICHARD JONES RD - SUITE B200 BLIC R/W) (PUBLIC R/W WIDTH VARIES) BLVD (60' PU WESTGATE PG 297) S6° 51' 25"W 6.01' SOUTHGATE BLVD (50' PUBLIC R/W) (PB 30, 15' WATER & SEWER ESMT ACT 3) (TC TR ROPERTIES L 1.00 R E P RCE VENTUGROUP A, PA (PB 30, PG 297) S6° 51' 25"W 165.25' 113 K , N6° 51' 25"E 198.41' MAP LOT 1 297 PG U.S. HWY 231 - SOUTH CHURCH ST PB 30, PG 535 4 2 , .± 3 1.47 AC MAPCO STORE #3312 D B AREA = 15' WATER & SEWER ESMT TOTAL NASHVILLE, TENNESSEE 37215 MURFREESBORO, RUTHERFORD COUNTY, TN 37127 INFO@FULMERLUCAS.COM ACT 2) IP LP (TC TR PARTNERSHL 2.00 F AM IL Y P A R CE M , SRI RA13K, GROUP A MAP 1 LOT 10 15 PG PB 31, PG 232 S80° 42' 32"E 119.98' , DB 595 A = 0.78 AC.± TOTAL ARE AREA OF EASEMENT TO BE ABANDONED (± 9,618 SF) S6° 51' 25"W 18.48' EXHIBIT FOR: 30' WATER & SEWER ESMT (PB 30, PG 297) POINT OF BEGINNING N80° 42' 32"W 118.76' - (615) 345-3770 N77° 12' 16"W 30.00' S12° 47' 44"W 13.39' ACT 1) IP LP ATEL L 2.01 (TC TR PARTNERSHL 2.04 SITAL PUP A, PARCE A M ILY AR C E K, G R O F P 3 M SRI RA 3K, GROUP A , MAP 11 LOT 5 250 MAP 11 LOT 9 15 PG PB 16, , PG 2417 PG 6 PB 31, EFERENCE DB 151 O D E ED R 0.84 AC .± N AREA = T O T A L 1070-34_Sewer Easement Exhibit.dwg SEWER HIP LP EASEMENT TNERS 2 F AM ILY PAR, PARCEL 2.0 M SR I R MAP 11 A O 3K, GR T 6 U P A ABANDONMENT LO PG 20 EXHIBIT PB 35, PG 232 5 9 5, DB 0 25 50 100 150 GRAPHIC SCALE:1"SCALE = 50' EXH AREA OF EASEMENT TO BE ABANDONED (+/- 9,618 SF) BEGINNING AT THE NORTHWEST CORNER OF THE PROPERTY WITH PARCEL ID 113K-A-002.01-000, THENCE WITH THE FOLLOWING CALLS: SOUTH 12 DEG 47 MIN 44 SEC WEST, 13.39 FEET TO A POINT; THENCE, NORTH 77 DEG 12 MIN 16 SEC WEST, 30.00 FEET TO A POINT; THENCE, NORTH 80 DEG 42 MIN 32 SEC WEST, 118.76 FEET TO A POINT; THENCE, NORTH 06 DEG 51 MIN 25 SEC EAST, 198.41 FEET TO A POINT; THENCE, SOUTH 86 DEG 47 MIN 21 SEC EAST, 15.03 FEET TO A POINT; THENCE, SOUTH 85 DEG 36 MIN 35 SEC EAST, 15.01 FEET TO A POINT; THENCE, SOUTH 06 DEG 51 MIN 25 SEC WEST, 6.01 FEET TO A POINT; THENCE, SOUTH 06 DEG 51 MIN 25 SEC WEST, 165.25 FEET TO A POINT; THENCE, SOUTH 80 DEG 42 MIN 32 SEC EAST, 119.98 FEET TO A POINT; THENCE, SOUTH 06 DEG 51 MIN 25 SEC WEST, 18.48 FEET TO THE POINT OF BEGINNING.  February 2, 2022 Matthew Blomeley ASSISTANT PLANNING DIRECTOR MURFREESBORO PLANNING DEPARTMENT 111 W. Vine Street Murfreesboro, Tennessee 37130 Re: 2430 S Church Water & Sewer Easement Abandonment Dear Mr. Blomeley, As part of the new Mapco development at 2430 S. Church Street, +/- 9,618 sf of existing utility easement will need to be abandoned for our proposed development. No water or sewer mains were ever installed in this easement. You will find included in this submittal package an exhibit and a legal description of the area being abandoned, as well as a signed Mandatory Referral Application. The Murfreesboro Water Resources Department Board has already approved this easement abandonment. Please put us on the agenda for the March 2nd Planning Commission meeting, and the subsequent City Council meeting. If you have any questions or require additional information, please contact me via email (josh@fulmerlucas.com) or phone (615-477-9440). Sincerely, Josh Hutcheson Josh Hutcheson, PE  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport 1930 Memorial Boulevard FEBRUARY 16, 2022 1:00 P.M. CITY COUNCIL MEMBERS PRESENT PLANNING COMM. MEMBERS PRESENT Shane McFarland, Mayor Ken Halliburton, Vice-Chair Madelyn Scales Harris, Vice-Mayor Jami Averwater Rick LaLance Rick LaLance Ronnie Martin Warren Russell Bill Shacklett Chase Salas Kirt Wade Shawn Wright Shawn Wright CITY STAFF MEMBERS PRESENT PLANNING STAFF PRESENT Craig Tindall, City Manager Greg McKnight, Planning Director Gary Whitaker, Assistant City Manager Matthew Blomeley, Asst. Planning Dir. Darren Gore, Assistant City Manager Margaret Ann Green, Principal Planner Sam Huddleston, Exec. Dir. Dev. Serv. Marina Rush, Principal Planner Angela Jackson, Exec. Dir. Comm. Serv. Amelia Kerr, Planner Jennifer Brown, Finance Dir./City Recorder Joel Aguilera, Planner Josh Miller, Finance Administrative Assistant II Katie Noel, Project Engineer David Ives, Deputy City Attorney Carolyn Jaco, Recording Assistant Roman Hankins Assistant City Attorney Adam Tucker, City Attorney 1. Call to order. Vice-Chairman Ken Halliburton called the meeting to order at 1:40 p.m. 2. Determination of a quorum. Vice-Chairman Ken Halliburton determined that a quorum was present. 3. Joint Discussion with the City Council on amendments to Chapter 4: Land Use of the Murfreesboro 2035 Comprehensive Plan and the Future Land Use Map [2019-S-102]. Mr. Greg McKnight gave a PowerPoint presentation on the 2035 Comprehensive Plan and the Future Land Use Map and the proposed updates. His presentation includes the 1  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport following topics: Purpose and History; Updates to Future Land Use Map; What the Comprehensive Plan is Not; Approach to Future Land Use Map Updates; and Proposed New Elements. The City’s consultant, Mr. Kevin Guenther of Ragan-Smith, continued the PowerPoint presentation and summarized key elements in Chapter 4. He explained that the Future Land Use Map includes new land use character areas such as Future Study Area (FSA); Auto Urban Residential (AUR); Mixed Form Housing (FH); Employment Generating (EG); and Business Innovation (BI). Mr. Greg McKnight came forward to explain there would be a community outreach meeting on February 23, 2022 in the City Hall Rotunda. Next, during the Planning Commission meeting on March 16, 2022 these updates will be considered for adoption after a public hearing. If approved, it would go before City Council on or around March 24, 2022 for consideration to approve as Resolution of Support and Acknowledgement of the plan updates. There being no further discussion, the City Council meeting was adjourned. Vice-Chairman Ken Halliburton called for Planning Commission to take a five- minute recess. Returning from recess, Vice-Chairman Ken Halliburton called the Planning Commission meeting back to order. 4. Approve minutes of the February 2, 2022, Planning Commission meeting. Mr. Chase Salas moved to approve the Minutes of the February 2, 2022 Planning Commission meeting; the motion was seconded by Mr. Rick LaLance and carried by the following vote: Aye: Ken Halliburton 2  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport Jami Averwater Rick LaLance Warren Russell Chase Salas Shawn Wright Nay: None. 5. Consent Agenda: Mr. Matthew Blomeley announced that revised staff comments for the following plat have been provided to the Planning Commission members. Hooper One Lot Subdivision, Resubdivision of Lot 1 [2022-2005]. Mr. Blomeley requested for the revised comments to be included in the record. Hidden River Estates, Phases 3 and 4 [2021-3162] site plan for 269 single-family attached dwelling units (townhomes) on 41.7 acres zoned PUD (Hidden Rivers PUD) located along the north side of Cason Trail east of Stoney Meadow Drive, Hidden River Holding Company, LLC developer. Bilbro & Vine Towns [2021-3173] site plan for 5 single-family attached dwelling units on 0.36 acres zoned PRD located at the northwest corner of East Vine Street and South Bilbro Avenue, Gregg Stanley developer. One East College [2022-3003] site plan for parking garage foundation on 2.5 acres zoned PUD and CCO located along East College Street, North Spring Street, East Lytle Street, and North Church Street, 705 4th Avenue South Holding Company, LLC developer. Cason Square Section 7, Phase 2, Lot 28 [2021-2132] preliminary plat for 1 lot on 2.2 acres zoned CH located along Rideout Lane, American Pet Resort, LLC developer. 3  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport Warrior Village [2022-1001] preliminary plat for 3 lots on 10.7 acres zoned CH located along Warrior Drive and New Salem Highway, JBL Partners developer. Warrior Village [2022-2001] final plat for 3 lots on 10.7 acres zoned CH located along Warrior Drive and New Salem Highway, JBL Partners developer. Waite’s Creek Crossing, Section 1, Phase 2A [2022-2008] final plat for 7 lots on 1.6 acres zoned RS-A1 located along Welltown Lane, O’Brien Loyd Venture developer. Waite’s Creek Crossing, Section 1, Phase 2B [2022-2009] final plat for 5 lots on 1.3 acres zoned RS-A1 located along Welltown Lane, O’Brien Loyd Venture developer. Waite’s Creek Crossing, Section 3 [2022-2010] final plat for 15 lots on 3.4 acres zoned RS-A1 located along Welltown Lane, O’Brien Loyd Venture developer. The Crossings of Three Rivers, Resubdivision of Lots 37-42 [2022-2002] final plat for 8 lots on 0.77 acres zoned PRD located along Hospitality Lane, Lennar Homes of Tennessee, LLC developer. River Landing Townhomes, Section 1 [2022-2003] easement plat and horizontal property regime plat for 101 units on 21.2 acres zoned PUD located along Northwest Broad Street, Forestar (USA) Real Estate Group, Inc. developer. Hooper One Lot Subdivision, Resubdivision of Lot 1 [2022-2005] final plat for 2 lots on 13.1 acres zoned RS-15 located along Siegel Road, Bruce Hooper developer. Lee Street Townhomes [2022-2006] final plat for 1 lot and horizontal property regime plat for 7 units on 0.66 acres zoned PRD and CCO located along Lee Street, Lee Street Partners, LLC developer. River Downs Annex, Section 2, Phase 2 [2022-2007] final plat for 7 lots on 3.4 acres zoned RS-10 located along Firerock Drive, Alcorn Properties, LLC developer. 4  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport Thomas D Blair, Lot 3, and Resubdivision of Lot 2 [2022-2011] final plat for 2 lots on 9 acres zoned L-I, located along South Church Street, Swanson Developments LP, developer. Bilbro and Vine Towns [2022-2012] final plat for 1 lot on 0.73 acres zoned PRD located along South Bilbro Avenue and East Vine Street, Abington Properties, LLC developer. There being no further discussion, Mr. Warren Russell moved to approve the Consent Agenda subject to all staff comments, including the revised staff comments for the Hooper One Lot Subdivision final plat; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Ken Halliburton Jami Averwater Rick LaLance Chase Salas Warren Russell Shawn Wright Nay: None. 6. Plats and Plans: On Motion Wyngate [2021-1041] preliminary plat for 77 lots on 33.6 acres zoned RS-8 and CF located along Franklin Road, Lennar developer. Mr. Matthew Blomeley presented the Staff Comments regarding this item, a copy which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. 5  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport There being no further discussion, Mr. Rick LaLance moved to approve the preliminary plat subject to all staff comments; the motion was seconded by Mr. Warren Russell and carried by the following vote: Aye: Ken Halliburton Jami Averwater Rick LaLance Chase Salas Warren Russell Shawn Wright Nay: None. Parkway Place Region 4, Lot 12 [2022-3006] site plan for 3 industrial warehouse buildings totaling approximately 294,558 ft2 on 25.8 acres zoned PID located along the easterly side of Logistics Way, Swanson Developments, LP developer. Mr. Matthew Blomeley presented the Staff Comments regarding this item, a copy which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Mr. Joe Swanson, the applicant, was in attendance. The Planning Commission began discussing the proposal and agreed that the proposed 4’ “bumpout” for the office area was sufficient to set it apart from the remainder of the building. There being no further discussion, Mr. Shawn Wright moved to approve the site plan subject to all staff comments including additional landscape screening along the public right-of-way to screen the dock and solid waste enclosure and flexibility for the location of 6  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport the solid waste enclosure to be approved by staff with the prior to permit site plan review; the motion was seconded by Mr. Rick LaLance and carried by the following vote: Aye: Ken Halliburton Jami Averwater Rick LaLance Chase Salas Warren Russell Shawn Wright Nay: None. Stonebridge at Three Rivers, Phase 2C [2022-3002] site plan for 24 single-family residential attached dwelling units on 8.8 acres zoned PRD located along Cason Lane, AR Nashville, LLC developer. Ms. Marina Rush presented the Staff Comments regarding this item, a copy which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Ms. Rush explained the applicant would not be able to obtain any building permits for this property until sanitary sewer upgrades were constructed and completed in this area. Mr. Matt Taylor was in attendance to represent the application. There being no further discussion, Mr. Chase Salas moved to approve the site plan subject to all staff comments; the motion was seconded by Mr. Warren Russell and carried by the following vote: Aye: Ken Halliburton Jami Averwater Rick LaLance Chase Salas 7  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport Warren Russell Shawn Wright Nay: None. 7. New Business: Schedule Public Hearings Proposed amendment to the Zoning Ordinance [2022-801] pertaining to the following: Section 2: Interpretation and Definitions; Section 18: Regulations of General Applicability; Section 25: Temporary and Accessory Structures and Uses; Section 34: Floodplain Zoning; and Chart 2: Minimum Lot Requirements, Minimum Yard Requirements, and Land Use Intensity Ratios (including Chart 2 endnotes), City of Murfreesboro Planning Department applicant. Mr. Matthew Blomeley presented the Staff Comments regarding this item, a copy which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. The Planning Commission discussed the proposed amendments. Mr. Rick LaLance requested that additional information be provided regarding maximum building heights for industrial accessory structures in other jurisdictions. There being no further discussion, Mr. Rick LaLance moved to schedule a public hearing on March 2, 2022; seconded by Mr. Shawn Wright, the motion carried by the following vote: Aye: Ken Halliburton 8  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport Jami Averwater Rick LaLance Chase Salas Warren Russell Shawn Wright Nay: None. 8. Staff Reports and Other Business: Avenue [2021-6013 & 2021-3172] initial design review for plaza redesign on 97.5 acres zoned CH, GDO-1, & PSO located along Medical Center Parkway, Big V developer. Ms. Margaret Ann Green presented the Staff Comments regarding this item, a copy which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. This item was deferred at the January 19, 2022 Planning Commission regular meeting. Mr. Kevin Guenther (landscape architect) and Mr. Brandon Baxter (transportation engineer), both of Ragan-Smith, were in attendance to represent the application. The Planning Commission discussed the proposal and agreed the pedestrian safety and traffic concerns had not been addressed. Vice-Chairman Ken Halliburton requested for Staff to review the commitments made by The Avenue developers for formal open space. Mr. Rick LaLance moved to defer so the applicant can provide other alternative locations for formal open space; the motion was seconded by Mr. Shawn Wright. Mr. Kevin Guenther stated he could provide a different plan in the near future. Mr. Rick LaLance withdrew his motion for deferral. On behalf of his client, Mr. Kevin Guenther withdrew the application from consideration. 9  Minutes Of the Joint Meeting of the Murfreesboro Planning Commission & City Council Murfreesboro Municipal Airport 9. Adjourn. There being no further business the meeting adjourned at 3:30 p.m. ________________________________ Chair _________________________________ Secretary GM: cj 10