Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Greg McKnight, Exec. Director of Dev’t Srvcs. Ken Halliburton, Vice-Chair Ben Newman, Dir. of Land Mngt. & Planning Jami Averwater Matthew Blomeley, Assistant Planning Director Tristan Carroll Holly Smyth, Principal Planner Bryan Prince Richard Donovan, Principal Planner Shawn Wright Brad Barbee, Principal Planner Joel Aguilera, Planner Sloane Lewis, Planner Carolyn Jaco, Recording Assistant Roman Hankins, Deputy City Attorney John Tully, Assistant City Attorney 1. Call to order. Chair Kathy Jones called the meeting to order. 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 up during the Public Comments portion of the meeting. 4. Consent Agenda: Blakely Cove, Resubdivision of Lot 2 [2024-2059] final plat for 2 lots on 4.63 acres zoned RS-10 located along Rucker Lane, Alcorn Properties, LLC developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Waite's Creek Crossing, Resubdivision of Lots 53 & 54 [2024-2063] final plat for 4 lots on 0.4 acres zoned RS-A, Type 1 located along Barringer Lane, O'Brien Loyd Venture developer. Rutherford Corner [2024-2066] horizontal property regime plat for 6 units on 1.44 acres zoned PRD located along North Rutherford Boulevard and Gold Valley Drive, Masterson Homes, Inc. developer. Villas at Stones Retreat, Section 2 [2024-1021] preliminary plat for 1 lot on 26.64 acres zoned PUD (Victory Station PUD) located east of Fortress Boulevard, Lennar Homes developer. Villas at Stones Retreat, Section 2 [2024-3105] site plan for 110 single-family residential attached townhome units within 36 buildings on 26.64 acres zoned PUD (Victory Station PUD) located east of Fortress Boulevard, Lennar Homes developer. Riley, Section 2 [2024-1025] preliminary plat for 106 lots on 51.55 acres zoned PRD located along New Salem Highway, Brightland Homes of Tennessee, LLC developer. Kimbro Woods, 3rd Resubdivision of Lots 13 & 14 [2024-2061] final plat for 2 lots on 0.46 acres zoned PRD located along Jerry Anderson Drive and Holderwood Drive, Sarun Vit, Sarong Vit-Kory, and Jonathan Pratt developers. HEMG, Lot 3 [2024-2062] final plat for 1 lot on 1.87 acres zoned CF located along Lascassas Pike and North Rutherford Boulevard, HEMG, LLC developer. 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. Tristan Carroll and carried in favor by the following vote: 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 5. Plats and Plans: On Motion Cherry Lane Townhomes [2023-3122] site plan review for 73 single-family residential attached townhome units on 10.62 acres zoned RS-A, Type 2 located along Cherry Lane, Harney Homes, 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. Brad Barbee requested the applicant continue working with staff on improvements to the base and cap for the attached townhome units. 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 review subject to all staff comments; the motion was seconded by Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Ken Halliburton Tristan Carroll 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Bryan Prince Shawn Wright Nay: None West Point, Lots 27 & 28 [2024-1026] master plan amendment and preliminary plat for 2 lots on 7.43 acres zoned L-I located along Beasie Road, Charlie B. Mitchell developer. 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. 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 preliminary plat subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None West Point, Lots 27 & 28 [2024-2064] final plat for 2 lots on 7.43 acres zoned L-I located along Beasie Road, Charlie B. Mitchell, Jr, developer. Mr. Joel Aguilera 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. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 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 final plat subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None Floor & Décor [2024-3119] site plan for a 59,879 ft2 retail building on 6.0 acres zoned L-I located along Beasie Road, Floor & Décor developer. 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. Connor Glennon (civil engineer) and other members of the design and development team were in attendance representing the application. Mr. Connor Glennon explained the reason why they would prefer to build the additional parking areas in the future. The Planning Commission discussed the additional parking areas and agreed the applicant should construct all parking areas shown with the initial development of the site and also provide internal sidewalk connections. There being no further discussion, Mr. Shawn Wright made a motion to approve the site plan subject to all staff comments including the construction of all parking areas depicted 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 on the site plan with the initial development (including those proposed by the applicant to be set aside for future construction) and internal sidewalk connections (including at the rear of the building); the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None Chair Kathy Jones requested a motion to re-order the agenda to consider Item 7.b. (Amendment to the 2024 Plan Review Calendar and 2024 Planning Commission Meeting Calendar). There being no further discussion, Ms. Jami Averwater made a motion to re-order the agenda to consider Item 7.b.; the motion was seconded by Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Mr. Matthew Blomeley explained that City staff would be away at a conference during the week of November 6, 2024. He requested that there be two motions to reschedule the November 6, 2024 regular meeting to October 30, 2024 -- one for the Planning Commission Meeting Calendar and another for the Plan Review Calendar. There being no further discussion, Ms. Jami Averwater made a motion to amend the 2024 Planning Commission Meeting Calendar to reschedule the November 6, 2024 meeting to October 30, 2024; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None There being no further discussion, Ms. Jami Averwater made a motion to amend the 2024 Plan Review Calendar to reschedule the November 6, 2024 Planning Commission meeting to October 30, 2024; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 6. New Business: Zoning application [2024-414] to amend the PUD zoning (Clari Park PUD) on approximately 8.0 acres located along Robert Rose Drive and Roby Corlew Lane, Hines Clari Park Land Holdings, LLC applicant. 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. He explained the design changes to the architecture stating it would be a more appropriate fit and style in the community. The Planning Commission stated they had concerns with the flat roofline. Mr. Matt Taylor stated staff had the same concerns, so they had revised the roofline and sides of the building; however, the revisions have not been added to their pattern book. Mr. Matt Taylor assured everyone he would continue working with and staff on materials and colors which would be added to the pattern book prior to the public hearing. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on October 2, 2024; the motion was seconded by Mr. Bryan Prince and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Zoning application [2024-411] for approximately 92.54 acres located along New Salem Highway and Barfield Road to be rezoned from RS-15 to CH, Matt Taylor of SEC, Inc. on behalf of World Outreach Church 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. Matt Taylor (design engineer) was in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on October 2, 2024; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Bryan Prince Shawn Wright Abstain: Tristan Carroll Nay: None Mandatory Referral [2024-709] for the abandonment of a portion of Rucker Lane right-of-way located at the intersection of Rucker Lane and Smith Jarratt Road, SEC, Inc. on behalf of Kevin Waldron 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. Kevin Waldron was in attendance representing the application. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 There being no further discussion, Mr. Bryan Prince made a motion to schedule a public hearing on October 2, 2024; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None Zoning application [2024-412] for approximately 5.1 acres located along Greenland Drive to be rezoned from RM-16 to PRD (Crossings at Greenland PRD), SW Capital Group 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. Troy Jake (developer) and Mr. Clyde Rountree (landscape architect) were in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on October 2, 2024; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote. Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Shawn Wright Nay: None Zoning application [2024-413] for approximately 6.15 acres located along Hazelwood Street to be rezoned from RM-16 to PRD (Crossings at Hazelwood PRD), SW Capital Group 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. Troy Jake (developer) and Mr. Clyde Rountree (landscape architect) were in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on October 2, 2024; the motion was seconded by Mr. Bryan Prince and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None Zoning Ordinance Amendment [2024-805] regarding retail and distribution uses and pertaining to the following sections: • Section 2: Definitions; • Section 9: Standards for Special Permit Uses; and • Chart 1: Uses Permitted (including its endnotes) City of Murfreesboro Planning Department applicant. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Mr. John Tully 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. Shawn Wright expressed concerns about limiting the “retail hybrid” to Opportunity Zones adopted by the Federal Government, due to those Opportunity Zones expiring in the near future. Mr. John Tully explained he would look into the proposed verbiage. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on October 2, 2024; the motion was seconded by Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None Annexation petition and plan of services [2024-503] for approximately 15.9 acres located along Joe B Jackson Parkway and Butler Drive, City of Murfreesboro, MacDonald Associates, and Quiktrip Corporation 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. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on October 30, 2024; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None Zoning application [2024-415] for approximately 15.9 acres located along Joe B Jackson Parkway and Butler Drive to be zoned H-I (6.7 acres), G-I (2.9 acres), and CH (6.3 acres) simultaneous with annexation, City of Murfreesboro, MacDonald Associates, and Quiktrip Corporation 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 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 October 30, 2024; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 Annexation petition or request for outside the City sewer service [2024-507] for approximately 37.56 acres located along Epps Mill Road, Rhodes Development Company applicant. Mr. Joel Aguilera presented the Staff Comments regarding this item, a copy of which is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Mr. Shawn Wright stated this property will only be allowed to develop with a finite sewer capacity, and he wants to make certain that the property owners understand they will not be granted any additional sewer capacity in the future. Mr. McClain Towery was in attendance representing the application, and he stated he understands this point. There being no further discussion, Mr. Shawn Wright made a motion to approve this property as an outside the City sewer service customer subject to all staff comments; the motion was seconded by Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 7. Staff Reports and Other Business. Mandatory Referral [2024-718] to consider the dedication of an electric easement on City-owned property located along Warrior Drive, Middle Tennessee Electric 14  MINUTES OF THE MURFREESBORO PLANNING COMMISSION SEPTEMBER 18, 2024 applicant. Ms. Sloane Lewis presented the Staff Comments regarding this item, a copy of which 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 approve the Mandatory Referral subject to all staff comments, including the recommended conditions of approval listed in the staff report; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Ken Halliburton Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Nay: None 8. Adjourn. There being no further business the meeting adjourned at 2:30 p.m. ________________________________________ Chair _________________________________________ Secretary BN/cj 15