Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 1:00 PM CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Ben Newman, Dir. Of Land Mngt. & Planning Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Reggie Harris Holly Smyth, Principal Planner Bryan Prince Brad Barbee, Principal Planner Chase Salas Richard Donovan, Principal Planner Shawn Wright Jennifer Knauf, Project Engineer Katie Noel, Project Engineer Gabriel Moore, Project Engineer Carolyn Jaco, Recording Assistant Roman Hankins, Deputy City Attorney Nate Williams, Executive Dir. Of Rec. Services Angela Jackson, Exec. Dir. Of Strategic Srvcs. Rachel Singer, Asst. Parks and Rec. Director John Tully, Assistant City Attorney 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 Comment portion of the agenda. 4. Approve minutes of the April 3, 2024 Planning Commission meeting. Mr. Chase Salas made a motion to approve the April 3, 2024 Planning Commission meeting minutes; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Kathy Jones 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Ken Halliburton Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None 5. Consent Agenda: Perkins Estate, Resubdivision of Lots 4, 6, 7, 8, 13, & 14 and 2nd Resubdivision of Lot 3 [2023-2057] final plat for 6 lots on 1.3 acres zoned PUD, OG-R, & CCO located along North Maney Avenue, East Bell Street, and Lee Street, BNA Homes, LLC developer. Market Place Centre, 2nd Resubdivision of Lot 1 [2024-2014] final plat for 1 lot on 0.73 acres zoned CH located along Old Fort Parkway, Dutch Bros Coffee, LLC developer. Broad Street Development, Resubdivision of Lot 7 [2024-2021] final plat for 2 lots on 1.05 acres zoned PUD & CCO located along South Church Street and East Sevier Street, City of Murfreesboro developer. Viewpoint, Lot 1 [2024-2026] final plat for 1 lot on 22.11 acres zoned PRD and RM-16 located along Veterans Parkway and Otter Trail, BTR VM, LLC developer. Arbors at Compton, Section 1 [2024-2027] final plat for 90 lots on 49.82 acres zoned PRD located along Compton Road, KLLB AIV, LLC developer. River Landing, Section 2 [2024-2028] final plat for 29 lots on 10.05 acres zoned PUD located along Leybourne Lane and Oswin Drive, D.R. Horton, Inc. developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 The Gardens of Three Rivers, Resubdivision of Lot 128 [2024-2022] final plat for 2 lots on 0.22 acres zoned PRD located along Eldin Creek Drive, Patterson Company, LLC developer. Roscoe Brown Parking Lot Addition (Oliver Subdivision, Lot 2) [2024-3040] site plan for 100 new parking spaces at an existing contractor’s office on 3.62 acres zoned L-I located along North Thompson Lane, Roscoe Brown, Inc. developer. United Rentals [2024-3047] site plan for a 10,337 ft2 construction equipment and materials rental facility with one fuel island with associated outdoor storage areas on 3.97 acres zoned PUD located at the southwest corner of Southgate Boulevard and Westgate Boulevard, Southgate Developers, LLC developer. Graystone Subdivision, Section 1, Phase 2 [2024-1008] preliminary plat for 29 lots on 69.81 acres zoned PRD located north of Veals Road, Meritage Homes developer. Shelbyville Pike & Tiger Hill [2024-1007] preliminary plat for 4 lots on 8.08 acres zoned CH located along Shelbyville Pike, Feinberg Freiman Development Group developer. Hawthorn at Victory Station South, Lot 1 [2024-2023] final plat for 2 lots on 8.81 acres zoned PUD (Victory Station PUD) located along Battalion Boulevard and Swanholme Drive, Swanson Development, LP developer. Shelbyville Pike & Tiger Hill, Lot 1, 2, 3, & 4 [2024-2024] final plat for 4 lots on 8.08 acres zoned CH located along Shelbyville Pike, Feinberg Freiman Development Group developer. Murfreesboro Retirement Residence [2024-3036] site plan for 151-unit home for the aged on 6.93 acres zoned PUD (Victory Station PUD) located along Battalion Boulevard and Swanholme Drive, Hawthorn Devco, LLC developer. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 New Salem Plaza [2024-3044] site plan for an 8,680 ft2 commercial center on 1.4 acres zoned CH located along New Salem Highway, Shri Shan Nath 3, LLC developer. There being no further discussion, Mr. Shawn Wright made a motion to approve the Consent Agenda subject to all staff comments; the motion was seconded by Mr. Chase Salas and carried by the following vote: Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None 6. GDO: On Motion Clari Park, Section 3 [2024-2020] final plat for 2 lots on 4.34 acres zoned CH, PUD, and GDO-1 located along Roby Corlew Lane and Willowoak Trail, Hines Clari Park Land Holdings, LLC 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. Chris Mabery (surveyor) 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. Reggie Harris and carried by the following vote: 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Meadowlark Townhomes, Lot 1 [2024-2025] final plat for 1 lot on 10.77 acres zoned PRD, GDO-1, & GDO-2 located along Wilkinson Pike and Willowoak Trail, Toll Southeast LP Company, Inc. 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 Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Oliver, Lots 2 and 3 [2024-2030] final plat for 2 lots on 5.95 acres zoned L-I, RS-15, & GDO-2 located along North Thompson Lane and Van Cleve Lane, Roscoe Brown, Inc. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 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. Bill Huddleston (design engineer) was in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to approve the final 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 Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Meadowlark [2022-6019 & 2022-3148] amended final design review, including review of Phase 2 building elevations and revised Phase 1 building elevations, for 77 townhouse dwellings on 10.8 acres zoned PRD, GDO-1, & GDO-2 along Willowoak Trail and Wilkinson Pike, Toll Southeast LP Company, Inc. 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. Shawn Wright made a motion to approve the application subject to all staff comments; the motion was seconded by Vice-Chairman Ken Halliburton and carried by the following vote: 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None 7. Plats and Plans: On Motion Prater Farms and Williams Place, Phase 1 [2024-1002] master plan and preliminary plat for 2 lots on 11.83 acres zoned PRD located along Veterans Parkway, Ole South Properties 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. Dan Bobo (developer) and Mr. Matt Taylor (design engineer) were in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to approve the master plan and preliminary 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 Reggie Harris Bryan Prince Chase Salas 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Shawn Wright Nay: None Maney Estates [2024-3035] site plan for 7 single-family attached dwelling units (townhomes) within 2 buildings on 0.59 acres zoned PRD located along Lee Street north of East Bell Street, BNA Homes, 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. Ms. Holly Smyth requested for the additional staff comments be included for the record: • All parking stalls shall be a minimum length of 19 feet clear. • The front threeplex building elevations should use the same materials across to be viewed as a unified building unit, as stated in the staff comments. • The fourplex building entryway porches shall be increased to a minimum of 5 feet deep. Mr. Brian Burns (developer) and Mr. Bill Huddleston (design engineer) were in attendance representing the application. 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 carried by the following vote: Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Aldi, Inc. – HEMG, LLC [2024-1009] master plan on 9.51 acres and preliminary plat for 2 lots on 4.17 acres zoned CF located between Lascassas Pike and Old Lascassas Road south of North Rutherford Boulevard, HEMG, 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. Mr. Bill Huddleston (design engineer) was in attendance representing the application. Vice-Chairman Ken Halliburton asked if there were any issues with Aldi selling packaged alcohol beside a church. Mr. Matthew Blomeley stated he would research this issue. There being no further discussion, Mr. Bryan Prince 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 Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Aldi, Inc. – HEMG, LLC [2024-2029] final plat for 2 lots on 4.17 acres zoned CF located between Lascassas Pike and Old Lascassas Road south of North Rutherford Boulevard, HEMG 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. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Mr. Bill Huddleston (surveyor) was in attendance representing the application. There being no further discussion, Mr. Bryan Prince made a motion 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 Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Tailgate Brewery (Stones River Mall, Lot 5A) [2024-3034] site plan for a restaurant brewhouse on 2.78 acres zoned CH located at 210 Stones River Mall Boulevard, Spiva Hill Management and Investment, 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. Mr. Wesley Keegan (owner) and Mr. Bill Huddleston (design engineer) were in attendance representing the application. Mr. Chase Salas complimented the proposal making known the concept and the murals would be great at this location. Mr. Shawn Wright suggested the patio area, whenever expanded, should include viewing the river. Mr. Wesley Keegan agreed but said that in the short term, they will open as is. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 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 Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Williams Place at Prater Farms, Phase 1 [2024-3039] site plan for 18 single-family detached dwelling units and 46 single-family attached dwelling units on 11.83 acres zoned PRD located along Veterans Parkway, Ole South 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. Matthew Blomeley explained the updated engineering comments from Ms. Jennifer Knauf were inadvertently omitted from the staff report. If this application is approved by the Planning Commission, he recommended it be subject to replacing the staff comments in the staff report in the agenda packet with the updated staff comments that have been distributed for this meeting. Chair Jones wanted to know if the updated staff comments had been provided to the applicant before the meeting. Mr. Matthew Blomeley stated the applicant had received the updated staff comments shortly before the meeting. Mr. Matthew Blomeley requested for two specific items to be discussed from the staff report being: 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 1. The number of guest parking spaces for the first phase of this development. In the applicant’s pattern book, the developer had committed to thirty-two guest parking spaces in the first phase, but they are only showing twenty-eight on the site plan. A minimum of four additional parking spaces would need to be added to comply with the applicant’s commitment to guest parking. 2. In the applicant’s pattern book, the developer indicated that this a pedestrian- friendly development. However, the applicant is proposing sidewalks flush with the pavement on the private streets. Mr. Matthew Blomeley stated Ms. Jennifer Knauf’s staff report recommends “rollover curb be provided instead for separation and barrier between the sidewalk and private streets for better protection and safety environment for pedestrians.” Mr. Dan Bobo (developer) and Mr. Matt Taylor (design engineer) were in attendance representing the application. Mr. Matt Taylor stated he agreed to the staff comments he had received before the meeting except staff comment number 7 regarding the sidewalks. He would make certain to add the requested guest parking spaces. Continuing, Mr. Matt Taylor explained the roll over curb would be on all public streets; however, the private streets would be the same design as other approved developments from this applicant in Murfreesboro and other communities. The private streets have low volume and low speed. They feel what is being proposed works for these communities. The Planning Commission discussed the updated engineering staff comments. Mr. Dan Bobo said they have had several discussions with staff on this topic; however, he feels that the proposed private street design provides pedestrian safety more than curb and cutter. There being no further discussion, Mr. Shawn Wright made a motion to approve the site plan subject to replacing the engineering staff comments from the staff report in the agenda 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 packet with the updated engineering staff comments provided to the Commission with the exception of staff comment number 7; 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: Reggie Harris 8. New Business: Annexation petition and plan of services [2024-504] for approximately 8.54 acres located on Butler Drive and 5.87 acres of right-of-way for future Butler Drive, Eric Dill and City of Murfreesboro Administration applicants. Mr. Richard Donovan 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. Eric Dill (applicant) was in attendance representing the application. There being no further discussion, Mr. Chase Salas made a motion to schedule a public hearing on May 1, 2024; the motion was seconded by Mr. Shawn Wright and carried by the following vote. Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Chase Salas Shawn Wright Nay: None Zoning application [2024-405] for approximately 8.54 acres located on Butler Drive to be zoned to L-I (Light Industrial) simultaneous with annexation, Eric Dill applicant. Mr. Richard Donovan 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. Eric Dill (applicant) was in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on May 1, 2024; the motion was seconded by Mr. Chase Salas and carried by the following vote. Aye: Kathy Jones Ken Halliburton Reggie Harris Bryan Prince Chase Salas Shawn Wright Nay: None Consideration of [2024-S-101] City of Murfreesboro Greenways, Blueways, and Bikeways Master Plan, City of Murfreesboro Parks and Recreation 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. 14  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Ms. Rachel Singer, Assistant Director of Parks and Recreation, came forward to explain the need to update the 2013 Murfreesboro Greenways, Blueways and Bikeways Master Plan being due to changes over the last ten years with immense growth in Murfreesboro. Last year, Parks and Recreation contracted Kimley Horn to update the current plan. Kimley Horn had complied all the data for this very important comprehensive plan to serve as a road map for the future. Ms. Rachel Singer introduced Ms. Alisha Eley, a consultant with Kimley-Horn. Ms. Alisha Eley gave a PowerPoint presentation on the plan focusing on the following six items: • Project Management and Public Engagement • Overview of Existing Conditions/Systems • Site Inventory and Analysis • Design Considerations and Recommendations • Cost Estimate and Implementation Program • Final Report Mr. Shawn Wright commented that on April 3, 2024, this proposal had been unanimously recommended for approval by the Parks and Recreation Commission. Vice-Chairman Ken Halliburton wanted to know how this proposal would be funded. Mr. Nate Williams, Executive Director of Recreation Services, explained there would be federal government grant dollars and transportation dollar opportunities to fund this proposal. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on June 5, 2024; the motion was seconded by Mr. Chase Salas and carried by the following vote. Aye: Kathy Jones Ken Halliburton Reggie Harris 15  MINUTES OF THE MURFREESBORO PLANNING COMMISSION APRIL 17, 2024 Bryan Prince Chase Salas Shawn Wright Nay: None 9. Staff Reports and Other Business: No staff reports or other business. 10. Adjourn. There being no further business the meeting adjourned at 2:48. ____________________________________________ Chair _____________________________________________ Secretary BN: cj 16