Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 1:00 PM CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Exec. Director of Dev. Services Ken Halliburton, Vice-Chair Ben Newman, Dir. Of Land Mngt. & Planning Bryan Prince Matthew Blomeley, Assistant Planning Director Chase Salas Holly Smyth, Principal Planner Shawn Wright Brad Barbee, Principal Planner Richard Donovan, Principal Planner Jennifer Knauf, Project Engineer Katie Noel, Project Engineer Gabriel Moore, Project Engineer Roman Hankins, Assistant City Attorney Carolyn Jaco, Recording Assistant 1. Call to order. Chair Kathy Jones called the meeting to order at 1:00 p.m. 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 March 6, 2024 Planning Commission meeting. Mr. Shawn Wright made a motion to approve the March 6, 2024 Planning Commission meeting minutes; the motion was seconded by Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Bryan Prince Chase Salas Shawn Wright Nay: None 5. Consent Agenda: Sullivans Retreat [2024-1004] preliminary plat for 3 lots on 16.52 acres zoned PRD and PCD located along Veterans Parkway, Cornerstone Development, LLC developer. Dejarnette Place [2024-2006] final plat for 3 lots on 23.7 acres zoned PCD located along Dejarnette Lane, Swanson Developments, LP developer. Bradyville Pike Townhomes [2024-2016] easement plat and horizontal property regime plat for 11 units on 1.25 acres zoned RM-12 & RM-16 located along Bradyville Pike, Jason Yarusi developer. Northridge Park Commercial, Lot 1 [2024-2018] final plat for 1 lot on 4.03 acres zoned CH located along Memorial Boulevard, Brightland Homes of Tennessee, LLC developer. Palmer Heights, Resubdivision of Lots 133 & 154 [2024-2019] final plat for 2 lots on 1.22 acres zoned RS-15 located along Archer Avenue, Michael & Patsy Bacon and Alice & Donald Qualls developers. The Gardens of Three Rivers, Resubdivision of Lot 93 [2024-2015] final plat for 4 lots on 0.42 acres zoned PRD located along Camrose Way, Harpeth Valley Homes, LLC developer. There being no further discussion, Vice-Chairman Ken Halliburton 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: 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None 6. GDO: On Motion Clari Park, Lot 12 (Neighbors) [2024-6004 & 2024-3010] final design review and site plan review of a 4,182 ft2 restaurant located on 2 acres zoned CH & 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 and Mr. Aws Ahmed (design engineers) were in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to approve the final design review and site plan review subject to all staff comments; the motion was seconded by Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Clari Park, Lot 15 (Buona Beef) [2024-6002 & 2024-3006] final design review and site plan review of a 4,706 ft2 restaurant with drive-thru on 1.52 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. Brad Barbee stated the applicant had addressed the Planning Commission concerns with additional landscaping and a 6-foot fence on the left side of the property near the menu board and speaker box. In addition, they had removed one of the ice cream cones that had been on the building. Mr. Matt Taylor and Mr. Aws Ahmed (design engineers) were in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve 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 Bryan Prince Chase Salas Shawn Wright Nay: None Clari Park, Lot 9 (In N Out) [2024-6001 & 2024-3003] final design review and site plan review of a 3,886 ft2 restaurant with drive-thru on 2.25 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 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 copy of which is maintained in the permanent files of the Planning Department and incorporated into these Minutes by reference. Mr. Jeff Bryant (developer) of In N Out was in attendance representing the application. Mr. Jeff Bryant and the Planning Commissioners discussed traffic operations for the site. Mr. Bryant made known they are working on the traffic operations for their grand opening for this location and would provide a traffic control plan as soon possible before the opening date. There being no further discussion, Mr. Shawn Wright made a motion to approve the final design review and site plan review subject to all staff comments and the applicant providing a traffic control plan for their opening date to be approved by the Transportation Department and Planning Department prior to the issuance of any permits; the motion was seconded by Mr. Chase Salas and carried by the following: Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None 7. Plats and Plans: On Motion Kingdom Crest Commercial, Section 2 [2024-1003] amended master plan and amended preliminary plat for 5 lots on 16.1 acres zoned CH located along Veterans Parkway and Jack Byrnes Drive, Swanson Development, LP developer. Mr. Brad Barbee presented the Staff Comments regarding this item, a copy of which is maintained 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 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, Vice-Chairman Ken Halliburton made a motion to approve the amended master plan and amended preliminary 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 Bryan Prince Chase Salas Shawn Wright Nay: None Kingdom Crest Commercial, Section 2, Lots 4-8 [2024-2003] final plat for 5 lots on 16.1 acres zoned CH located along Veterans Parkway and Jack Byrnes Drive, Swanson Development, LP 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. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the final plat subject to all staff comments; the motion was seconded by Mr. Bryan Prince and carried by the following vote: Aye: Kathy Jones Ken Halliburton Bryan Prince 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Chase Salas Shawn Wright Nay: None Rucker Donnell Commercial [2024-1005] master plan and preliminary plat for 1 lot on 3.2 acres zoned CH located along New Salem Highway and Veterans Parkway, Rucker Donnell Foundation 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. There being no further discussion, Mr. Chase Salas made a motion to approve the master plan 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 Bryan Prince Chase Salas Shawn Wright Nay: None WaWa - New Salem Highway & Veterans Parkway [2024-3023] site plan for a 5,915 ft2 convenience store with gas pumps on 3.2 acres zoned CH located along New Salem Highway and Veterans Parkway, Unicorp National Developments, Inc. 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. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Mr. Matt Taylor (design engineer) was in attendance representing the application. There being no further discussion, Mr. Shawn Wright 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 Bryan Prince Chase Salas Shawn Wright Nay: None Hidden River Estates, Section 3 [2024-3021] site plan for 156 single-family attached dwelling units (townhomes) within 21 buildings on 19.5 acres zoned PUD located along Doc Johns Boulevard north of Cason Trail, Hidden River Holding Company, LLC 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. The Planning Commission began discussing the proposal and had concerns where the individual trash containers and HVAC units would be stored. Mr. Brian Burns (developer) and Mr. Chris Maguire (civil engineer) were in attendance representing the application. Mr. Brian Burns explained each trash container would be placed in the fenced-in patio areas next to each unit. Also, all HVAC units would be screened with landscaping located in the front of the units. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the site plan subject to all staff comments including incorporating decorative 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 windows on all garage doors; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None Hidden River Estates, Section 1B [2024-3022] site plan for 72 single-family attached dwelling units within 36 buildings on 13.35 acres zoned PUD located along Eastview Drive south of Queenie Johns Drive, Hidden River Holding Company, LLC 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. The Planning Commission began discussing the proposal regarding changing the metal standing seam roof that had been approved from the applicant’s pattern book. Mr. Brian Burns (developer) and Mr. Chris Maguire (civil engineer) were in attendance representing the application. Mr. Brian Burns explained that he usually figures out roof accents in the field but for some buildings the metal standing seam roofs might not set up well as the accents. However, it was clarified that the staff comment is written to allow this flexibility to incorporate accent metal standing seam roofs into portions of the front elevations. There being no further discussion, Mr. Shawn Wright made a motion to approve the site plan subject to all staff comments including the removal of partial staff comment number 6; the motion was seconded by Mr. Chase Salas and carried by the following vote: 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None The Dutton Apartments [2024-3026] site plan for Phase 2 renovations to create 48 net new units from within the existing apartment footprints on 22 acres zoned PRD (The Murph PRD) located at 1345 Wenlon Drive, Eastman Residential 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. Marc Schofel (developer) and Mr. Chris Maguire (civil engineer) were 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 Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 8. New Business: Zoning application [2024-403] for approximately 0.38 acres located along North Maple Street to be rezoned from CH & CCO to PRD (Maple Five Towns PRD) & CCO, Hamid Mehryar 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. Chris Maguire (civil engineer) and Mr. Clyde Rountree (landscape architect) were in attendance representing 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. The Planning Commission asked for clarification on home occupations to be included in the applicant’s pattern book. Mr. Shawn Wright voiced his concerns that other proposed developments along North Maple Street had been denied at City Council due to the number of units on a small lot and that this proposal is similar. Second, City Council has concerns with commercial zoning being changed to residential zoning. Mr. Clyde Rountree commented that this development would be more consistent in character and style for North Maple Street than the others. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on April 3, 2024; the motion was seconded by Mr. Bryan Prince and carried by the following vote: Aye: Kathy Jones Ken Halliburton Bryan Prince 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 Chase Salas Shawn Wright Nay: None Proposed amendment to the Zoning Ordinance [2024-801] regarding warehouse uses and pertaining to Endnotes for Chart 1: Uses Permitted by Zoning District, 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 incorporated into these Minutes by reference. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on April 3, 2024; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones Ken Halliburton Bryan Prince Chase Salas Shawn Wright Nay: None 9. Staff Reports and Other Business: Mr. Matthew Blomeley reminded the Planning Commissioners about meeting continuing education requirements for the calendar year. 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 20, 2024 10. Adjourn. There being no further business the meeting adjourned at 2:25 p.m. _____________________________________ Chair ______________________________________ Secretary BN: cj 13