Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA Mobile Special Workshop Meeting Depart from City Hall, 111 W. Vine Street In front of first floor parking garage (P1) MAY 28, 2024 Kathy Jones 1:00 PM Chair 1. Call to order. 2. Determination of a quorum. 3. Mobile tour of and discussion regarding recent construction projects in and near the City Core Overlay District. a. Maple Key Townhomes (902-906 North Maple Street & 108 West Lokey Avenue)* b. Maple Nook (804 & 808 North Maple Street) c. Flats at Olive (500/502 North Church Street & 103/105 Olive Street) d. Lee Street Townhomes (609 Lee Street) e. WR Boyd Duplex (711 Ewing Boulevard) f. The Row on Bilbro (219-233 South Bilbro Avenue, etc…)* g. The Nook on Vine (816 & 820 East Vine Street) h. East Vine Villas (530 East Vine Street)* i. Chaudhury East Castle (505, 507, & 509 East Castle Street) j. Maney Station (422 South Maney Avenue) k. Greenhouse Ministries (307 South Academy Street) (*An asterisk indicates developments at which the Planning Commission and City Staff will briefly exit the vehicle during the mobile tour.) 4. Adjourn. SPECIAL BUS TOUR WORKSHOP OF PORTIONS OF THE CITY CORE OVERLAY (CCO) Overall Goals 1. Orient the group to the locational boundaries of the various overlay districts - City Core Overlay – CCO (Black dashed boundary outline with aerial base) - Future Land Use (GIS shows colorized areas within the CCO that includes Mixed Form Housing– MH, Neigh- borhood compatible is blue cross hatching, etc., whereas beige cross hatched areas state the reader must go to Planning Studies) - North Highlands and Historic Bottoms Character Areas with Neighborhood Compatible general plan layer (Downtown Central Business District, Mixed Residential Neighborhood, Mixed-Use Nodes, etc…) -Downtown Main Street Revitalization Plan -Transitions to areas outside the CCO are more suburban with a lower intensity context 2. Educate regarding what current policies are being used by staff highlighting main elements. (Entire Zoning Ordinance & CCO section, North Highlands Study, Historic Bottoms Study and Future Land Use Determines) 3. Tour several built projects in the CCO 4. Identify projects you are very happy with and why. ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ 5. Identify project short falls and why. ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ 6. Determine if policy direction needs to be updated specific to setbacks, building height, density, lot coverage, landscape/open space, parking, building design, site layout, amenities or other categories for specific types of housing or land uses identified in attached Comparative Development Standards Table. ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ 1 2 3 4 5 Project: Maple Key Townhomes • Zoning: PRD & CCO • Future Land Use: MH (Mixed Form Housing) • Address: 902-906 N Maple Street • Site plan approved: 2023 • Year built: 2020 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.27 15',10’, 25' 30.6 feet 4 required 2 dwelling units / Setbacks 10.9 density 8 provided Mixed Form Housing (MH): The Mixed Form Housing areas are residential in character with a mixture of single family detached and single- family attached two-, three- and four- unit residential buildings that keep in character with the surrounding neighborhood. Development in these areas should focus on forms that relate to the public street, provide architectural details for porches windows and awning treatments and transition well with adjacent properties. Surrounding area: The property is surrounded amidst other MH nodes. To the west of the property is Mixed Use (MU) nodes, and to the south is the Neighborhood Compatibility Area, as shown by the shaded blue area. 6 On-site photos: 7 Project: Maple Nook Townhomes • Zoning: PRD & CCO • Future Land Use: MH (Mixed Form Housing) & Neighborhood Compatibility • Address: 804 and 808 N Maple Street • Site plan approved: 2018 • Year built: 2019 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.43 30’, 5’, 30’ 33 feet 8 required 2 dwelling units / Setbacks 4.66 density 8 provided Mixed Form Housing (MH) & Neighborhood Compatible Overlay: The Mixed Form Housing areas are residential in character with a mixture of single family detached and single- family attached two-, three- and four- unit residential buildings that keep in character with the surrounding neighborhood. The Neighborhood Compatible (NC) overlay designation is applied to established neighborhoods. The current zoning designations for these NC areas may warrant repurposing, and standards may require recalibration, to achieve certain, desired and positive development outcomes. Reinvestment is promoted while ensuring that existing neighborhood character is maintained even with redevelopment. Surrounding area: The property is surrounded amidst other MH nodes and is in the Neighborhood Compatibility Area, as shown by the shaded blue area. 8 On-site photos: 9 Project: Flats at Olive • Zoning: PRD & CCO • Future Land Use: (MH) Mixed Form Housing • Address: 500 N Church St • Site plan approved: 2018 • Year built: 2020 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.17 5’, 5’, NA 36 feet 8 required 4 dwelling units / Setbacks, 23.53 density landscaping, parking 8 provided Mixed Form Housing (MH): The Mixed Form Housing areas are residential in character with a mixture of single family detached and single-family attached two-, three- and four-unit residential buildings that keep in character with the surrounding neighborhood. Development in these areas should focus on forms that relate to the public street, provide architectural details for porches windows and awning treatments and transition well with adjacent properties. Surrounding area: The property is surrounded amidst other MH nodes to the north, south, east, and west. Immediately southwest, located across the street is the North Highland boundary area, as shown in the red. The character area is adjacent to the property is the Downtown / Central Business District. 10 On-site photos: 11 Project: Lee Street Townhomes • Zoning: PRD & CCO • North Highland Character Area: Mixed Residential Neighborhood • Address: 609 Lee St • Site plan approved: 2021 • Year built: 2022 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.66 9', 10', 18' 27.5 feet 14 required 7 dwelling units / Setbacks, buffer 10.61 density 21 provided Mixed Residential Neighborhood Mixed Residential areas are residential in character. These areas permit a mixture of housing options that include both detached single-family and two, three, or four unit attached residential buildings. Housing design in these areas should encourage details that relate to the street and keep a pedestrian scale. Greater emphasis on design of detailing of street facing facades. Multi-units buildings designed to resemble single family detached house. Maximum of 4 unit buildings. Residential buildings have shallow setbacks, max and min setbacks established to keep a consistent relationship with street. Parking located behind or setback from front of house. Surrounding area: The property is surrounded by mixed residential nodes. To the west is residential-single family, under the NC overlay, as shown by the hatched area, to the east mixed residential, and further east, a mixed use node (Lytle Center node). 12 On-site photos: 13 Project: W R Boyd Duplex • Zoning: RM-12 & CCO • North Highland Character Area: Mixed Residential Neighborhood • Address: 711 Ewing Blvd • Site plan approved: 2018 • Year built: 2021 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.24 30', 5', 25' 37.2 feet 9 provided 2 dwelling units / NA 8.34 density Mixed Residential Neighborhood: Mixed Residential areas are residential in character. These areas permit a mixture of housing options that include both detached single-family and two, three, or four unit attached residential buildings. Housing design in these areas should encourage details that relate to the street and keep a pedestrian scale. Greater emphasis on design of detailing of street facing facades. Multi- units buildings designed to resemble single family detached house. Maximum of 4 unit buildings. Residential buildings have shallow setbacks, max and min setbacks established to keep a consistent relationship with street. Parking located behind or setback from front of house. Surrounding area: The lot is surrounded by other Mixed Residential nodes, to the east and west. To the south there is a Parks and Open Space node, for the Jaycee Mini Park. To the north, the City Core Overlay district ends, as shown by the dashed line. 14 On-site photos: 15 Project: Row on Bilbro • Zoning: PRD & CCO • Future Land Use: MH (Mixed Form Housing) • Address: 219-233 S Bilbro Ave • Site plan approved: 2021 • Year built: 2022 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 1.33 8', 10' , 14' 36 feet 50 required 18 dwelling units / Setbacks, solid 13.54 density waste dumpster, 63 provided buffer, parking Mixed Form Housing (MH): The Mixed Form Housing areas are residential in character with a mixture of single family detached and single- family attached two-, three- and four- unit residential buildings that keep in character with the surrounding neighborhood. Development in these areas should focus on forms that relate to the public street, provide architectural details for porches windows and awning treatments and transition well with adjacent properties. Surrounding area: The property is surrounded by both MH and SR (Suburban Residential) to the east. It lays just outside of the neighborhood compatible (NC), located to the east, where there are established traditional single family homes. 16 On-site photos: 17 Project: The Nook On Vine • Zoning: PUD & CCO • Future Land Use: MH (Mixed Form Housing) • Address: 820 East Vine St • Site plan approved: 2021 • Year built: 2022 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.15 25’, 5’, 28’ 28 feet 4 required 2 dwelling units / F.A.R, density 13.3 density 7 provided Mixed Form Housing (MH): The Mixed Form Housing areas are residential in character with a mixture of single family detached and single-family attached two-, three- and four-unit residential buildings that keep in character with the surrounding neighborhood. Development in these areas should focus on forms that relate to the public street, provide architectural details for porches windows and awning treatments and transition well with adjacent properties. Surrounding area: The property is surrounded both MH to the east and west, and SR to the north. It lays just outside of the neighborhood compatible (NC), located north, across the street, where there are currently a mixture of single-family detached, two family, and multi-family uses. 18 On-site photos: 19 Project: East Vine Villas • Zoning: PUD & CCO • Future Land Use: MH (Mixed Form Housing) • Address: 530 East Vine St • Site plan approved: 2020 • Year built: 2021 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.71 17', 10', 40' 30 feet 20 required 6 dwelling units / Setbacks, density, 8.46 density parking 26 provided Mixed Form Housing (MH): The Mixed Form Housing areas are residential in character with a mixture of single family detached and single-family attached two-, three- and four-unit residential buildings that keep in character with the surrounding neighborhood. Development in these areas should focus on forms that relate to the public street, provide architectural details for porches windows and awning treatments and transition well with adjacent properties. Surrounding area: The property is surrounded both MH to the east and west, and SR to the north. It lays just outside of the neighborhood compatible (NC), located north, across the street, where there are currently a mixture of single-family detached, and two family uses. To the west, on the vacant property, East Vine Manor, a 5 unit development, was approved in 2023 by PC. 20 On-site photos: 21  Project: Chaudhury E Castle • Zoning: R-D & CCO • Future Land Use: MH (Mixed Form Housing) • Address: 505-509 East Castle Street • Site plan approved: 2018 • Year built: 2019 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.28 30', 5', 25' 32 feet 10 required 3 dwelling units, NA 10.71 density 12 provided Mixed Form Housing (MH): The Mixed Form Housing areas are residential in character with a mixture of single family detached and single-family attached two-, three- and four-unit residential buildings that keep in character with the surrounding neighborhood. Development in these areas should focus on forms that relate to the public street, provide architectural details for porches windows and awning treatments and transition well with adjacent properties. Surrounding area: The property is surrounded MH to the east, west, north, and south. Located to the south is the Murfreesboro Housing Authority at Parkside. Also located to the south is Patterson Park, where a site plan for improvements to the park have been approved by PC. 22 On-site photos: 23  Project: Maney Station • Zoning: PUD & CCO • Future Land Use: (NC) Neighborhood Commercial • Address: 422 S Maney Ave • Site plan approved: 2020 • Year built: In construction Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.46 0', 5', 20' 45 feet 26 required 13 dwelling units / Landscaping, FOS, 28.27 density density, dumpster, 26 provided height Neighborhood Commercial: The Neighborhood Commercial (NC) envisions commercial and office nodes designed at neighborhood scale, and to cater to pedestrians. NC includes residences that have been converted into professional offices. Proposed locations include smaller commercial centers adjacent to and surrounded by neighborhoods and at principal intersections of community collector streets. NC promotes developments such as: Professional offices, convenience stores, dry cleaners, post offices, cafés & coffee shops, drug stores, personal service establishments, banks, and neighborhood retail. Surrounding area: The lot is surrounded by other NC nodes, to the north and south, and east. Located to the west is MU. Along South Maney Avenue, there are various commercial uses, with some older homes remodeled for smaller commercial uses. Across the street is a new commercial building. 24 On-site photos: 25 Project: Greenhouse Ministries • Zoning: PUD & CCO • North Highland Character Area: Downtown / Central Business District • Address: 307 S Academy St • Site plan approved: 2018 • Year built: 2019 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 1.07 5’, 0’, 20’ 35 feet 47 required 18 dwelling units / NA 16.82 density 62 provided Downtown / Central Business District: Buildings have greater emphasis on design and materials, and to encourage materials consistent with existing downtown character. 2 story buildings encouraged, 4 stories maximum without residential use, and 6 stories maximum with density bonus for including residential. Setbacks for mixed-use and commercial buildings should be placed close to sidewalk, and parking shall be located behind or below buildings, with access primarily coming off of secondary streets or alleys. Surrounding area: The property is surrounded by Central Business to the north, west, and south, as shown in the red area, with MU nodes, across E State Street. To the east is Park (PK), which serves as a transition/ buffer to Neighborhood Commercial (NC). 26 On-site photos: 27