Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 6:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Ken Halliburton, Vice-Chair Greg McKnight, Exec. Director of Dev’t Services Jami Averwater Ben Newman, Dir. of Land Mngt. & Planning Tristan Carroll Matthew Blomeley, Assistant Planning Director Reggie Harris Holly Smyth, Principal Planner Bryan Prince Richard Donovan, Principal Planner Shawn Wright Brad Barbee, Principal Planner Sloane Lewis, Planner Carolyn Jaco, Recording Assistant Roman Hankins, Deputy City Attorney John Tully, Assistant City Attorney Mr. Matthew Blomeley made a public announcement about the City’s special census. 1. Call to order. Vice-Chairman Ken Halliburton called the meeting to order at 6:00 p.m. 2. Determination of a quorum. Vice-Chairman Ken Halliburton determined that a quorum was present. 3. Public Comments. Vice-Chairman Ken Halliburton announced that no one signed up to speak during the Public Comments portion of the agenda. 4. Approve minutes of the October 16, 2024 Planning Commission meeting. Mr. Shawn Wright made a motion to approve the minutes of the October 16, 2024 Planning Commission meeting; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Aye: Ken Halliburton Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None 5. Public Hearings and Recommendations to Council: Zoning application [2024-416] to amend the PRD zoning (East Castle Manor PRD; 2023-411) on approximately 0.15 acres located along East Castle Street (with CCO zoning to remain), Nashville Comfort, LLC 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 is incorporated into these Minutes by reference. Mr. Matt Taylor (design engineer) was in attendance representing the application. Vice-Chairman Ken Halliburton opened the public hearing. No one came forward to speak for or against the zoning application; therefore, Vice-Chairman Ken Halliburton closed the public hearing. There being no further discussion, Ms. Jami Averwater moved to approve the zoning application subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris Bryan Prince 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Shawn Wright Nay: None Zoning application [2024-417] for approximately 69.1 acres located along Thompson Road to be rezoned from RS-15 to PRD (Salem Landing III PRD), Ole South Properties 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 is incorporated into these Minutes by reference. Mr. Chris Maguire (design engineer) and Mr. Jason Beavers (developer) were in attendance representing the application. Mr. Chris Maguire gave a PowerPoint presentation of the Pattern Book, which Pattern Book is maintained in the permanent files of the Planning Department and is incorporated into these Minutes by reference. Vice-Chairman Ken Halliburton opened the public hearing. 1. Mr. Jason Makuch, 2387 North Road – expressed concerns with roadway and school capacities. 2. Mr. David Williams, 2181 Thompson Road – opposes the zoning request due to the unsafe road conditions and high-speed traffic. 3. Ms. Kathryn Matera, 1127 Selous Drive – opposes the zoning requests due to blasting and traffic concerns. 4. Mr. Katrina Curtis, 2445 Thompson Road – opposes the zoning request due to the proposed access road being in front of her residence and because of traffic concerns. 5. Ms. Kim Jeffcoat, 2871 Thompson Road – opposes the zoning requests due to traffic concerns. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 6. Ms. Donielle Mastley, 1113 Pinnacle Hills Drive – opposes the zoning requests due to traffic and blasting concerns. 7. Mr. Greg Campanella, 2180 Thompson Road - opposes the zoning request due to property value, traffic, and drainage concerns. 8. Ms. Amanda (last name unknown), 6130 Gladstone Lane – opposes the zoning request due to traffic concerns. 9. Mr. Donald Wyrick, 1102 Carrington Place - opposes the zoning request due to traffic and drainage concerns. 10. Mr. Chris Leaver, 2281 Thompson Road – opposes the zoning request due to traffic concerns. 11. Mr. Robert Collier, 2450 Thompson Road – opposes the zoning request due to density concerns. 12. Ms. Judy Williams, 2394 Thompson Road - opposes the zoning request due to negative impact on her property and drainage concerns. Vice-Chairman Ken Halliburton closed the public hearing. Mr. Shawn Wright explained due to state law the City cannot annex property into the City limits unless a property owner requests annexation. Mr. Richard Donovan stated that the Thompson Road right-of-way in front of the subject property is located in the unincorporated County. Mr. Shawn Wright asked if Armstong Valley Road, Thompson Road, and North Road are on the City’s Major Transportation Plan. Mr. Matthew Blomeley answered no. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Mr. Chris Maguire elaborated on the roadway improvements that are proposed with this development. He also buffering, addressed drainage, and blasting concerns. Mr. Matthew Blomeley explained how the Planning Department provides monthly permitting data to the City and County school systems. Mr. Shawn Wright and Ms. Jami Averwater expressed their support for this request and the reasons they support it. Mr. Tristan Carroll asked what the phasing timeline would be with this development. Mr. Chris Maguire stated phase 1 would probably start construction a little over a year from now. Each phase would be developed separately. There being no further discussion, Mr. Shawn Wright moved to approve the zoning application subject to all staff comments; the motion was seconded by Mr. Bryan Prince and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris 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 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 permanent files of the Planning Department and is incorporated into these Minutes by reference. Vice-Chairman Ken Halliburton opened the public hearing. No one came forward to speak for or against the annexation petition and plan of services; therefore, Vice-Chairman Ken Halliburton closed the public hearing. There being no further discussion, Ms. Jami Averwater moved to approve the annexation petition and plan of services subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris 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. Mr. Andy Bobo, with MacDonald and Associates, and Mr. J.D. Dudley, real estate agent for QuikTrip, were in attendance representing the application. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Vice-Chairman Ken Halliburton opened the public hearing. No one came forward to speak for or against the zoning application; therefore, Vice-Chairman Ken Halliburton closed the public hearing. There being no further discussion, Mr. Bryan Prince moved to approve the zoning application subject to all staff comments; the motion was seconded by Mr. Reggie Haris and carried in favor by the following vote: Aye: Ken Halliburton, Vice Chairman Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None 6. Staff Reports and Other Business: The Gardens of Three Rivers, Resubdivision of Lots 103 & 130 [2024-2079] final plat for 6 lots on 0.62 acres zoned PRD located along Eldin Creek Drive and Ashebrook Court, Patterson Company, 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 is 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 moved 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: 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Aye: Ken Halliburton, Vice-Chairman Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None Abstain: Jami Averwater Mandatory Referral [2024-723] to consider the dedication of an electric easement on City-owned property along Veterans Parkway, Middle Tennessee Electric 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, Ms. Jami Averwater moved 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. Tristian Carroll and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Mandatory Referral [2024-724] to consider the dedication of a temporary construction easement on City-owned property located along North Thompson Lane, City of Murfreesboro applicant. Mr. David Ives 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, Ms. Jami Averwater moved to approve the mandatory referral subject to all staff comments; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None Mandatory Referral [2024-727] to consider the acquisition of property located along Caroline Farms Drive, City of Murfreesboro Administration 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 is incorporated into these Minutes by reference. There being no further discussion, Mr. Bryan Prince moved to approve the mandatory referral subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None Mandatory Referral [2024-726] to consider the acquisition of four parcels located at the intersection of Northwest Broad Street and South Front Street, City of Murfreesboro Administration 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 is incorporated into these Minutes by reference. There being no further discussion, Ms. Jami Averwater moved to approve the mandatory referral subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Ken Halliburton, Vice-Chairman Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Nay: None 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION OCTOBER 30, 2024 7. Adjourn. There being no further business the meeting adjourned at 8:03 P.M. _______________________________________ Chair _______________________________________ Secretary BN: cj 11