Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 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 Holly Smyth, Principal Planner Reggie Harris Brad Barbee, Principal Planner Bryan Prince Gabriel Moore, Project Engineer Shawn Wright Carolyn Jaco, Recording Assistant Roman Hankins, Assistant City Attorney 1. Call to order. Chair Kathy Jones called the meeting to order at 1:00 pm. 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 February 7, 2024 Planning Commission meeting. Ms. Jami Averwater made a motion to approve the February 7, 2024 Planning Commission meeting minutes; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Brian Prince 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Shawn Wright Nay: None 5. Consent Agenda: Gray Subdivision, Lots 1 & 2 [2024-2001] final plat for 2 lots on 0.32 acres zoned OG- R & CCO located along Roberts Street, Robert Schneider & Tami Gray developers. Salem Glen Commercial, Lots 15-17 [2023-2107] final plat for 3 lots on 2.7 acres zoned OG located along Saint Andrews Drive, Daniel Decker & Wayne Belt developers. Salem Glen Commercial, Lots 15-17 [2024-1001] preliminary plat for 3 lots on 2.7 acres zoned OG located along Saint Andrews Drive, Daniel Decker & Wayne Belt developers. Kingdom Ridge Commercial, Lot 7 [2024-2004] final plat for 1 lot on 1.5 acres zoned CH located along Malachite Drive, Swanson Development, LP developer. Stones River Mall, 2nd Resubdivision of Lot 1A [2024-2005] final plat for 3 lots on 33 acres zoned PCD and PSO located along Old Fort Parkway and Stones River Mall Boulevard, Sterling Organization developer. Cherry Blossom Downs [2023-2007] final plat for 26 lots on 10.1 acres zoned PRD located along West Thompson Lane, BNA Homes, LLC developer. ACOM Subdivision, Lots 1-3 [2024-2012] final plat for 3 lots on 1.2 acres zoned CH & CCO located along Southeast Broad Street, East Castle Street, and South Maney Avenue, Acom Properties, LLC developer. Yanahli Group, Lot 1 [2024-2009] final plat for 1 lot on 3.8 acres zoned CF located along South Church Street, Yanahli Church Street Partners developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Yanahli Group, Lot 1 [2024-2010] horizontal property regime plat for 5 units and common area on 3.8 acres zoned CF located along South Church Street, Yanahli Church Street Partners developer. Waites Creek Crossing, Resubdivision of Lots 49-52 [2024-2011] final plat for 8 lots on 0.8 acres zoned RS-A, Type 1 located along Barringer Lane, O’Brien Loyd Venture developer. Nelson Subdivision, Lots 1 and 2 [2024-2013] final plat for 2 lots on 9 acres zoned RS- 15 located along Moccasin Trail and Nelson Lane, Margaret N. Nelson and Molly Nelson Ort developers. There being no further discussion, Ms. Jami Averwater made a motion to approve the Consent Agenda subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None 6. GDO: On Motion Mark Pirtle, Lot 3 (Homewood Suites) [2023-6015 & 2023-3165] final design review & site plan review of an 84,154 ft2 hotel on 3.6 acres zoned MU and GDO-3 located 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 along Gateway Boulevard, Gateway Hotel Partners, 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 incorporated into these Minutes by reference. The design team was in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to approve both the 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 Bryan Prince Shawn Wright Nay: None Parkway Office Park, Lot 14 (Mental Health Cooperative) [2023-6018 & 2023-3166] final design review & site plan review of a 15,211 ft2 medical office building on 1.8 acres zoned CH, L-I, and GDO-3 located along Gateway Boulevard and Carl Adams Drive, Holladay Properties 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 incorporated into these Minutes by reference. Mr. Jeff Ottman (developer) and members of the design team were in attendance representing the application. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve both the final design review and site plan review subject to all staff comments; the motion was seconded by Mr. Bryan Prince and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None Clari Park, Lot 12 (Neighbors) [2024-6004 & 2024-3010] initial design review of a 4,182 ft2 restaurant on 1.5 acres zoned CH, PUD, & and GDO-1 located along Roby Corlew Lane, Neighbors developer. Mr. Brad Barbee presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Matt Taylor (design engineer) was in attendance representing the application. Mr. Matt Taylor explained the layout, architecture, outdoor patios, outdoor space design, and materials for the proposed restaurant. Mr. Matt Taylor handed out revised elevations for the Planning Commission’s review. Vice-Chairman Ken Halliburton voiced his concerns about the rear of the building being very plain. Mr. Matt Taylor stated he would add more vertical elements against the back of the building. There being no further discussion, Ms. Jami Averwater made a motion to approve the initial design review subject to all staff comments and to adding vertical design elements on the 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 back of the building; the motion was seconded by Vice-Chairman Ken Halliburton and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None Clari Park, Lot 15 (Buona Beef) [2024-6002 & 2024-3006] initial design review of a 4,706 ft2 drive-thru restaurant on 1.5 acres zoned CH and GDO-1 located along Willowoak Trail and Roby Corlew Lane, Buona Venture I developer. Mr. Brad Barbee presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Matt Taylor (design engineer) was in attendance representing the application. Mr. Matt Taylor explained the layout, design, and exterior materials of the proposed restaurant. The Planning Commission discussed their concerns regarding the ice cream cone feature above the awning and asked for clarification if the ice cream cone would be considered as a sign or architecture. Mr. Matthew Blomeley explained he would find an answer to this question before final design review. Continuing, the Planning Commission requested for the drive-thru ordering station be mitigated due to it being close to future residential property. The Planning Commission suggested to add landscaping and a fence on the north side of the property. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Mr. Matt Taylor said he would add a six-foot-tall fence and place it in the middle of the landscaping. This would have evergreen material along both sides of the fence. The proposed material for the fence would be provided at final design review. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the initial design review subject to all staff comments and to adding a six-foot-tall fence with evergreen landscaping planted on both sides of the fence; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None Clari Park, Lot 9 (In N Out) [2024-6001 & 2024-3003] initial design review of a 3,885 ft2 drive-thru restaurant on 2 acres zoned CH and GDO-1 located along Medical Center Parkway and Roby Corlew Lane, In-N-Out Burger developer. Mr. Brad Barbee presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Jeff Bryant (developer) and members of the design team were in attendance representing the application. Mr. Jeff Bryant explained the layout, design elevations, exterior materials, and vehicular circulation. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 There being no further discussion, Mr. Shawn Wright made a motion 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 Bryan Prince Shawn Wright Nay: None 7. Plats and Plans: On Motion Big Blue Marble Academy [2024-3011] site plan for a 12,311 ft2 daycare center on 1.4 acres zoned CH located along Jack Byrnes Drive, Jarman Development developer. Mr. Brad Barbee presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. The Planning Commission began discussing the private road and wanted to know who would be responsible for maintaining it. Mr. Matt Taylor said the owners’ association would be responsible. He also said that a traffic study has been provided with thresholds for future signalization along Veterans Parkway and Jack Brynes Drive. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the site plan subject to all staff comments; the motion was seconded by Mr. Bryan Prince and passed by the following vote: 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Abstain: Jami Averwater Parkway Place, Lot 14 (OshKosh) [2024-3009] site plan for exterior improvements for a proposed electric vehicle assembly use at an existing 844,480 ft2 industrial building on 49.1 acres zoned PID (Parkway Place PID, Region 3) located at 2120 Logistics Way, OshKosh Corporation developer. Ms. Holly Smyth presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Matt Taylor (design engineer) was in attendance representing the application. There being no further discussion, Mr. Bryan Prince made a motion to approve the site plan 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 Bryan Prince Shawn Wright Nay: None 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Spring Street Townhomes [2024-3004] site plan for 12 single-family residential attached townhomes within 3 buildings on 1.1 acres zoned RM-12 and CCO located along North Spring Street, The Hensley Group developer. Mr. Shawn Wright announced he would be abstaining from all discussion and vote. Ms. Holly Smyth presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Taylor McMurtry (civil engineer) was in attendance representing the application. Ms. Jami Averwater voiced her concerns regarding whether emergency service vehicles from the Fire Department would be able to access the interior of the development. Mr. Greg McKnight assured the Planning Commission that he would provide additional information and clarification regarding this issue. Mr. Taylor McMurtry stated he would also work closely with the Fire Department to provide a truck turning template as well to address all concerns regarding emergency access. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the site plan subject to all staff comments and to approval by the Fire Marschal regarding fire truck access; the motion was seconded by Mr. Reggie Harris and approved by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Bryan Prince Abstain: Shawn Wright 8. New Business: Mandatory Referral [2024-703] to consider the abandonment of the entire right-of- way of Due North Drive north of Sulphur Springs Road, James Pinson applicant. Ms. Holly Smyth presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on March 6, 2024; the motion was seconded Ms. Jami Averwater and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None Annexation petition and plan of services [2024-501] for approximately 160 acres located at the western terminus of Asbury Road, Granville Dismukes applicant. Ms. Holly Smyth presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Matt Taylor (civil engineer) was in attendance to represent the application. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on March 6, 2024; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None Annexation petition and plan of services [2024-502] for approximately 0.47 acres located at 3416 South Church Street, Wesley H. Allen and Tonya C. Allen applicants. 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 incorporated into these Minutes by reference. Mr. Chris Maguire (civil engineer) and Mr. Clyde Rountree (landscape architect) were in attendance to represent the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on March 6, 2024; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Bryan Prince Shawn Wright Nay: None Zoning application [2024-401] for approximately 0.47 acres located at 3416 South Church Street to be zoned to PCD (3416 South Church Street PCD) simultaneous with annexation, Greg Patel applicant. Mr. Mattew Blomeley presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Chris Maguire (civil engineer) and Mr. Clyde Rountree (landscape architect) were in attendance to represent the application. Mr. Clyde Rountree 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. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on March 6, 2024; the motion was seconded by Vice-Chairman Ken Halliburton and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None Zoning application [2024-402] for approximately 2.2 acres located along West Thompson Lane to be rezoned from RS-15 TO PRD (Kings Landing Annex PRD) 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 Black Diamond Development 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 incorporated into these Minutes by reference. Mr. Clyde Rountree (landscape architect) was in attendance to represent the application. Mr. Clyde Rountree 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. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on March 6, 2024; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Reggie Harris Bryan Prince Shawn Wright Nay: None 9. Staff Reports and Other Business None. 14  MINUTES OF THE MURFREESBORO PLANNING COMMISSION FEBRUARY 21, 2024 10. Adjourn. There being no further business the meeting adjourned at 3:00 p.m. ____________________________________ Chair ____________________________________ Secretary GM: cj 15