Planning Commission

CITY OF MURFREESBORO CITY COUNCIL & PLANNING COMMISSION SPECIAL JOINT WORKSHOP MEETING AGENDA Murfreesboro Airport, 1930 Memorial Boulevard, Airport Business Center JUNE 13, 2024 Shane McFarland, Kathy Jones, 11:30 AM Mayor Planning Commission Chair 1. Call to order. a. City Council b. Planning Commission 2. Determination of a quorum. a. City Council b. Planning Commission 3. Discussion regarding recent construction projects in and near the City Core Overlay (CCO) District, the CCO zoning regulations, and the City’s vision for the CCO. 4. Adjourn. a. City Council b. Planning Commission  COUNCIL COMMUNICATION Meeting Date: 06/13/2024 Item Title: City Core Overlay Department: Planning Presented By: Holly Smyth, AICP, Principal Planner Summary Review City Core Overlay (CCO) development characteristics, including density, building height, parking, site layout, buffers, setbacks, lot coverage and amenities, and determine what standards, policies and guidelines need to be created or modified to carry out City Council’s vision. Background Information On May 28, 2024, the Planning Commission toured the CCO and downtown to view newly constructed projects and discuss development characteristics. Planning Commission’s discussion points have been collected and incorporated into each of the four projects. Council will provide feedback to the Planning Commission on their mobile workshop assessment regarding setbacks, building height, density, parking and open space on projects in and near CCO for the purpose of establishing new standards or amending existing standards, policies and guidelines. The Council’s long-term goal is to facilitate the creation of clear and concise standards, policies and guidelines specific to the criteria identified above for application to future projects reviewed by the Planning Commission within the CCO. Council Priorities Served Improve Economic Development This workshop will develop long-range planning criteria and standards to address, properly zoned land for economic development opportunities while maintaining the community as a desirable place to live and invest. Attachments: 1. Powerpoint Presentation 2. CCO Bus Tour Packet  Joint Workshop of Council - Commission on City Core Overlay (CCO) June 13, 2024 Agenda 1. Purpose Statement 2. Maps and Descriptions 3. Project Overlook 4. Vision Overview 5. Next Steps 1. Purpose Statement  Purpose Statement Determine if policy direction and development standards for housing or other development types need to be modified regarding density, setbacks, building height, parking, site layout, lot coverage, buffers, and amenities within specific City Core Overlay (CCO) locations. 2. Maps and Descriptions North Highland Study Future Land Use Map 3. Project Overview  Project: Maple Key Town Homes • Zoning: PRD & CCO (was RD) • Future Lane Use: Mixed Form Housing (MH) • Address: 902-906 N Maple St • Site plan approved: 2020 • Year built: 2021 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.41 8’ & 15’ fronts, 30.6 feet 13 required 4 dwelling units / 9.76 From 20’ & 22’ Front (18,038 sq ft) 10’, 25’ 38’ Highest Point density Setbacks 18 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. Commercial, Office, Live/Work, or Institutional uses may be appropriate only if maintaining scale and context of the area. 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. Planning Commission approval: On-site photos: Bus Tour Comments • Setbacks and parking are • Amenities lacking, open good. space lacking. • Height okay based on • Exposed HVAC units in setbacks formal open space  Project: East Vine Villas • Zoning: PUD, CCO (was RS-8) • Future Land Use: Mixed Form Housing (MH) • 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 20’, 10', 35’ 30 feet 20 required 6 dwelling units / From 30’, 10’ & 20’ 8.46 density setbacks, density (30,900 sq ft) 26 provided increase 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. Live/Work uses may be appropriate depending on the scale and context of the area. 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 (Suburban Residential) to the north. It lays just outside of the Neighborhood Compatibility area located north, across the street. To the west, on the vacant property, East Vine Manor, a 5 unit development, was approved in 2023. Planning Commission approval: On-site photos: Bus Tour Comments • Nice project • Too dense, led to comment • Amenities and backyard in that a unit should have rear buildings are nice been omitted to allow for more parking • Not enough parking  Project: Row on Bilbro • Zoning: PRD & CCO (was RS-8) • Future Land Use: Mixed From Housing (MH) • 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 1.28 8’ fronts, 26 feet + 6’ 47 required 18 dwelling units / From 20’ front (55,756 sq ft) 10’ sides raised base 14.06 density setbacks, no solid 60 provided waste dumpster, no buffer 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. Commercial, Office, Live/Work, or Institutional uses may be appropriate only if maintaining scale and context of the area. 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 compatibility area, located to the east, where there are established traditional single family homes. Planning Commission approval: On-site photos: Bus Tour Comments • Some had no problem with • Back units face front units. height. • Height feels misleading • Some liked it all. because of raised base. • Lacking amenities and open space  Project: Maney Station • Zoning: PUD & CCO (was CH) • Future Land Use: Neighborhood Commercial (NC) • Address: 422 S Maney Ave • Site plan approved: 2020 • Year built: Under construction Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.46 0', 5', 20' 45 feet 25 required 13 dwelling units / From 20’ front setback, 27.66 density no buffers, shared formal (20,555 sq ft) 27 provided open space on roof, dumpster, height was 42’ Suburban Neighborhood Commercial (NC): The Suburban Neighborhood Commercial (NC) envisions commercial and office nodes designed at neighborhood scale for neighborhood conveniences and cater to pedestrians. NC also 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 (Mixed Use). Along South Maney Avenue, there are various commercial uses, with some older homes remodeled for smaller commercial uses. Project is also 2 blocks outside the Downtown/Central Business District. Planning Commission approval: On-site photos: Bus Tour Comments • Some okay with height considering adjacent property • Commercial bottom was favorable • Some did not like ‘0’ set back with 45’ height 3. Vision Overview  Development Standards Density Buffers/ Coverage Building height Amenities Parking Location Site layout Setbacks “Build to” Front Setback Build-To Line is the “average front setback of all structures on the same block face…” 4. Next Steps Next Steps – Multi-layer approach 1. Updated Vision & Plans folded into Zoning 2. Identify Development Intensity Areas 3. Further workshops 4. Thank you 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 Notes: 2 3 4 5 6 Project: Maple Key Townhomes • Zoning: PRD & CCO (was RD) • Future Land Use: Mixed Form Housing (MH) • Address: 902-906 N Maple Street • Site plan approved: 2020 • Year built: 2021 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.41 (18,038 8’ & 15' 30.6 feet / 38’ 13 required 4 dwelling units / From 20’ & 22’ Front sq ft) front,10’, 25' Highest Point 9.76 density Setbacks 18 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. Commercial, Office, Live/Work, or Institutional uses may be appropriate only at a scale that maintains the traditional residential character and reflect the scale and context of the area. 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. 7 On-site photos: 8 Project: East Vine Villas • Zoning: PUD & CCO (was RS-8) • Future Land Use: Mixed Form Housing (MH) • 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 (30,900 20’, 10', 35’ 30 feet 20 required 6 dwelling units / From 30’, 10’ & 20 sq ft) 8.46 density Setbacks, density 26 provided increase 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. Live/ Work uses may be appropriate depending on the scale and context of the area. 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 compatibility area located north, across the street. To the west, on the vacant property, East Vine Manor, a 5 unit development, was approved in 2023 by PC. 9 Planning Commission approval: On-site photos: 10 Project: Row on Bilbro • Zoning: PRD & CCO (was RS-8) • Future Land Use: Mixed Form Housing (MH) • 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 1.28 (55,756 8' front, 10' 26 feet + 6’ 47 required 18 dwelling units / 20’ front setback, no sq ft) raised base 14.06 density solid waste, no 60 provided buffer, 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. Commercial, Office, Live/Work, or Institutional uses may be appropriate only at a scale that maintains the traditional residential character and reflect the scale and context of the area. 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 compatibility area, located to the east, where there are established traditional single family homes. 11 On-site photos: 12  Project: Maney Station • Zoning: PUD & CCO (was CH) • Future Land Use: Neighborhood Commercial (NC) • 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 (20,555 sq 0', 5', 20' 45 feet 25 required 13 dwelling units / Setbacks, ft) 27.66 density landscaping, FOS, 27 provided density, dumpster, height Suburban Neighborhood Commercial (NC): The Suburban 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 . 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 (Mixed Use). Along South Maney Avenue, there are various commercial uses, with some older homes remodeled for smaller commercial uses. 13 On-site photos: 14 Project: Maple Nook • Zoning: PRD & CCO (was RD) • Future Land Use: Mixed Form Housing (MH)) & Neighborhood Compatible • 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 0.42 (18,352 35’, 5’, 30’ 33 feet 4 required 2 dwelling units / From 40’ front & sq ft) 4.76 density 12.5’ side setback 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 overlay designation is applied to established neighborhoods. The current zoning designations for these neighborhood compatibility 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. 15 On-site photos: 16 Project: Flats at Olive • Zoning: PRD & CCO (was RM-12) • Future Land Use: Mixed Form Housing (MH) • Address: 500 N Church St • Site plan approved: 2018 • Year built: 2019 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.17 (7,500 sq 5’, 5’, NA 36 feet 8 required 4 dwelling units / From 30’ front ft) 23.53 density setbacks, 8 provided landscaping, 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. Live/Work uses may be appropriate depending on the scale and context of the area. 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. 17 On-site photos: 18 Project: Lee Street Townhomes • Zoning: PRD & CCO (was CM-R) • 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 (28,750 9', 10', 18' 27.5 feet 14 required 7 dwelling units / From 20’ front & 20’ sq ft) 10.61 density rear setbacks, buffer 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 Neighborhood. To the west is Residential-Single Family with a Neighborhood Compatible Overlay shown by the hatching, to the east is Mixed Use Nodes (Lytle Center Node), and north-east is Mixed Use Corridor. 19 On-site photos: 20 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: 2018 Acreage Setbacks Height Parking Units and Density Exemptions (Front, Side, Rear) Requested 0.24 (10,606 30', 5', 25' 37.2 feet 9 provided 2 dwelling units / NA sq ft) 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 Neighborhood, 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. 21 On-site photos: 22 Project: The Nook On Vine • Zoning: PUD & CCO (was RS-8) • Future Land Use: Mixed Form Housing (MH) • 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 (6,700 sq 20, 5’, 20 28 feet 4 required 2 dwelling units / From 30’ front ft) 13.3 density setback, F.A.R, 7 provided density 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. Live/ Work uses may be appropriate depending on the scale and context of the area. 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 compatibility area, located north, across the street, where there are currently a mixture of single-family detached, two family, and multi-family uses. 23 On-site photos: 24  Project: Chaudhury E Castle • Zoning: R-D & CCO • Future Land Use: Mixed Form Housing (MH) • 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 (12,620 15, 5', 25' 32 feet 10 required 3 dwelling units, NA sq ft) 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. Live/Work uses may be appropriate depending on the scale and context of the area. 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 and good pedestrian connections. 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. 25 On-site photos: 26 Project: Greenhouse Ministries • Zoning: PUD & CCO (was CH) • 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 1.11 (48,345 5’, 0’, 20’ 35 feet 47 required 18 dwelling units / Allow mixed uses sq ft) 16.22 density 63 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 Downtown/Central Business to the north, west, and south-west, as shown in the red area, with MU to the south-east. To the east is cemetery designated as PK (Park), which serves as a transition to Suburban Neighborhood Commercial. 27 Planning Commission approval: On-site photos: 28