Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 1:00 PM CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Exec. Director Dev. Services Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Jami Averwater Margaret Ann Green, Principal Planner Reggie Harris Amelia Kerr, Planner Chase Salas Brad Barbee, Planner Shawn Wright Joel Aguilera, Planner Katie Noel, Project Engineer Gabriel Moore, Project Engineer Jennifer Knauf, Project Engineer Carolyn Jaco, Recording Assistant Roman Hankins, Assistant City Attorney 1. Call to order. Chair Kathy Jones called the meeting to order. 2. Determination of a quorum. Chair Kathy Jones determined that a quorum was present. 3. Public Comments. Chair Kathy Jones announced that no one signed up to speak during the Public Comments portion of the agenda. 4. Approve minutes of the November 1, 2023 Planning Commission meeting. Ms. Jami Averwater made a motion to approve the minutes of the November 1, 2023 Planning Commission meeting; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 5. Consent Agenda: The Gardens of Three Rivers, Resubdivision of Lot 124 [2023-2090] final plat for 2 lots on 0.2 acres zoned PRD located along Eldin Creek Drive, Patterson Company, LLC developer. Laurelstone, Resubdivision of Lots 27 and 29 [2023-2092] final plat for 4 lots on 0.54 acres zoned PRD located along Laurelstone Drive and Granite Street, Clayton Properties Group, Inc. developer. Waites Creek Crossing, Resubdivision of Lots 45 and 46 [2023-2093] final plat for 4 lots on 0.39 acres zoned RS-A, Type 1 located along Barringer Lane, O’Brien Loyd Venture developer. Kingdom Ridge Commercial, Lot 5 [2023-2091] final plat for 1 lot on 3.6 acres zoned CH located along Malachite Drive and Covenant Boulevard, Swanson Development, LP developer. NHK Seating of America, Resubdivision of Lots 1, 2, 3, and 5 [2023-2094] final plat for 4 lots on 43.4 acres zoned H-I located along Joe B Jackson Parkway and Hollis Westbrooks Lane, NHK Seating of America, Inc. developer. Valley Farms, Section 4 [2023-2095] final plat for 55 lots on 11.8 acres zoned PUD in the unincorporated County and served as an outside the City sewer customer located along Dunbar Lane, Valley Farms Group, LLC developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 Evergreen Farms, Section 38, Phase 3A [2023-2096] final plat for 36 lots on 5.4 acres zoned PRD located along Country Park Lane and Pimlico Lane, Evergreen Farms Development, Inc. developer. West Point, Lot 19 [2023-2088] final plat for 1 lot on 3.2 acres zoned L-I located along Beasie Road, Charlie B. Mitchell, Jr. developer. There being no further discussion, Ms. Jami Averwater moved to approve the Consent Agenda subject to all staff comments; the motion was seconded by Vice-Chairman Ken Halliburton and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 6. GDO: On Motion Robert Rose Village West, Resubdivision of Lot 4 and 2nd Resubdivision of Lot 2 [2023- 2089] final plat for 3 lots and a common area on 13.7 acres zoned PUD & GDO-1 located along Medical Center Parkway, Maplegrove Drive, and Robert Rose Drive, TDK Land, LLC developer. Mr. Joel Aguilera presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 There being no further discussion, Mr. Shawn Wright moved to approve the final plat subject to all staff comments; the motion was seconded by Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None Robert Rose Village West [2023-1024] GDO Master Plan amendment & Preliminary Plat for 4 lots on 12.5 acres zoned CH, PUD, & GDO-1 located along Medical Center Parkway and Robert Rose Drive, TDK Land, LLC developer. Ms. Margaret Ann Green presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. There being no further discussion, Mr. Shawn Wright moved to approve the master plan amendment and preliminary plat subject to all staff comments; the motion was seconded by Vice-Chairman Ken Halliburton and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 Robert Rose Village West, Lot 5 [2023-6010 & 2023-3100] initial design review of a 14,500 ft2 grocery store located on 2.4 acres zoned CH and GDO-1 located along Medical Center Parkway and Robert Rose Drive, TDEC Land, LLC developer. Ms. Margaret Ann Green presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. The Planning Commission began discussing the site plan and voiced their concerns with the cart corral in the parking lot. Mr. Chase Salas requested the aluminum cart corral be improved. Ms. Jami Averwater suggested something similar to the cart corrals in the Murfreesboro Costco parking lot. Mr. Matt Taylor (design engineer) and Mr. Ross Bradley (developer) were in attendance representing the application. Mr. Ross Bradley stated he would look further into different styles for the cart corral in the parking lot facing Medical Center Parkway. There being no further discussion, Vice-Chairman Ken Halliburton moved to approve the initial design review subject to all staff comments including improvements made to the cart corral facing Medical Center Parkway; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 Clari Park, Lot 13 (Drake’s) [2023-6012 & 2023-3146] initial design review of a 6,381 ft2 restaurant located on 2.3 acres zoned CH and GDO-1 located along Roby Corlew Lane, Bluegrass Hospitality Group developer. Ms. Margaret Ann Green presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Ms. Tiffany Lehman (civil engineer) and Ms. Casey Kuffner (architect) were in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton moved to approve the initial design review subject to all staff comments; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None Clari Park Pocket Park [2023-6014 & 2023-3151] initial/final design review of a common area pocket park located on 0.27 acres zoned CH and GDO-1 located along Honey Locust Lane and Roby Corlew Lane, Hines Clari Park Land Holdings LLC, developer. Ms. Margaret Ann Green presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 Mr. Matt Hamilton (landscape architect) was in attendance representing the application. Mr. Matt Hamilton presented the brick pavers, the monument signage, the benches, the seat walls that would overlook an outdoor stage, and the pergola. There being no further discussion, Mr. Chase Salas moved to approve the initial/final design review and site plan review subject to all staff comments; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 7. Plats and Plans: On Motion Parkway Place, Lot 10 (Ferguson Enterprises) [2023-3150] site plan for a 15,560 ft2 office- warehouse building on 4.5 acres zoned PID (Parkway Place PID, Region 2) located along Richard Reeves Drive, Ferguson Enterprises, LLC developer. Mr. Matthew Blomeley presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Mr. Matt Taylor (design engineer) was in attendance representing the application. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 There being no further discussion, Vice-Chairman Ken Halliburton moved to approve the site plan subject to all staff comments; the motion was seconded by Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None Creekwood, Resubdivision of Lot 33 [2023-2072] final plat for 2 lots on 1.2 acres zoned RD located along Carriage Drive and Caroline Drive, Elizabeth Ray developer. Mr. Matthew Blomeley stated that the applicant e-mailed staff prior to the meeting and requested that this item be deferred. Mr. Shawn Wright moved to defer the final plat; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 8. New Business: Zoning application [2023-417] for approximately 48.3 acres located along Old Fort Parkway to be rezoned from CH & PSO to PCD (Stones River Town Centre PCD) & PSO, Kimley-Horn representing Sterling Organization applicant. Ms. Amelia Kerr presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Kimley-Horn representatives were in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on December 6, 2023; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None Zoning application [2023-418] for approximately 7.3 acres located along Northwest Broad Street and West Vine Street to be rezoned from CH & CCO to PUD & CCO, approximately 0.1 acres to be rezoned from CBD & CCO to PUD & CCO, and approximately 0.4 acres to be rezoned from CH & CCO to CBD & CCO, HRP Residential applicant. Mr. Matthew Blomeley presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 Mr. Matthew Blomeley stated a neighborhood meeting had been conducted on November 14, 2023, with relatively low attendance of about 15 people. Mr. Matt Taylor made known over 300 letters had been sent out regarding the neighborhood meeting. Mr. Matt Taylor (design engineer), Mr. John Harney (realtor), and Mr. Bart Kline (architect) were in attendance representing the application. Mr. Matt Taylor gave a brief presentation regarding the Pattern Book, which Pattern Book is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Vice-Chairman Ken Halliburton asked if there was only one developer involved for this proposal. Mr. Matt Taylor answered that there is only one developer. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on December 6, 2023; the motion was seconded by Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Nay: Shawn Wright Proposed amendment to the City Zoning Ordinance [2023-804] related to regulations for electric vehicles and pertaining to the following sections: Section 2: Definitions; Section 26: Off-Street Parking, Queuing, and Loading; and Endnotes for Chart 2: Minimum Lot Requirements, Minimum Yard Requirements, and Land Use Intensity Ratios. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 City of Murfreesboro Planning Department applicant. Ms. Katie Noel presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. There being no further discussion, Mr. Chase Salas made a motion to schedule a public hearing on December 6, 2023; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None Proposed amendment to the City Zoning Ordinance [2023-803] pertaining to miscellaneous revisions to the following sections: Section 2: Definitions; Section 6: Amendments; Section 7: Site Plan Review; Section 9: Standards for Special Permit Uses; Section 24: Overlay District Regulations, Article VI. CCO, City Core Overlay District; Section 25: Temporary and Accessory Structures and Uses; Section 26: Off-Street Parking, Queuing, and Loading; Section 28: Non-Conformities; Chart 1: Uses Permitted by Zoning District (including Chart 1 endnotes); and 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 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 of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on December 6, 2023; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Chase Salas Shawn Wright Nay: None 9. Staff Reports and Other Business: Mr. Matthew Blomeley reminded the Planning Commissioners the TAPA virtual training is scheduled for Friday, December 17, 2023 8:00 a.m. to noon. 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 15, 2023 10. Adjourn. There being no further business the meeting adjourned at 2:18 p.m. _______________________________ Chair ________________________________ Secretary 13