Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 1:00 P.M. COUNCIL CHAMBERS MEMBERS PRESENT STAFF PRESENT Kathy Jones, Chair Ben Newman, Dir. of Land Mngt. & Planning Ken Halliburton, Vice-Chair Matthew Blomeley, Assistant Planning Director Jami Averwater Holly Smyth, Principal Planner Tristan Carroll Brad Barbee, Principal Planner Reggie Harris Katie Noel, Project Engineer Bryan Prince Gabriel Moore, Project Engineer Shawn Wright Ashley Fulghum, Support Specialist II 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 during the Public Comments portion of the agenda. 4. Approve minutes of the October 30, 2024 Planning Commission meeting. Ms. Jami Averwater made a motion to approve the minutes of the October 30, 2024 Planning Commission meeting; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Bryan Prince Shawn Wright Nay: None 5. Consent Agenda: The Gardens of Three Rivers, Section 2, Phase 2 [2024-2084] final plat for 11 lots on 10.03 acres zoned PRD located along Audubon Lane and Barringer Lane, G3R Partners, LLC developer. Rutherford County Public Health and Safety [2024-3138] site plan for a Health and Safety facility on 150 acres zoned RM (Rutherford County) located along Sledge Road and served as an outside the City sewer customer, Rutherford County Government developer. Bruce Oaks [2024-1031] preliminary plat for 2 lots on 4.62 acres zoned CF located at 1033 Twin Oaks Drive, Don Bruce developer. Muirwood, Section 7 [2024-1034] preliminary plat for 27 lots on 7.02 acres zoned RM (Rutherford County) located along Oak Drive and served as an outside the City sewer customer, 360 Development, LLC developer. Muirwood, Section 8 [2024-1035] preliminary plat for 39 lots on 14.55 acres zoned RM (Rutherford County) located along Oak Drive and Faithway Drive and served as an outside the City sewer customer, 360 Development, LLC developer. Riley, Section 1 [2024-2080] final plat for 41 lots on 16.74 acres zoned PRD located along New Salem Highway, Brightland Homes, LTD developer. Hidden River, Resubdivision of Lot 1 [2024-2067] final plat for 1 lot on 45.16 acres zoned PRD located along Cason Trail and Eastview Drive, Hidden River Development Company, LLC developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 7-Eleven [2024-3146] site plan for a 4,824 ft2 convenience store with fuel pumps on 12.31 acres zoned EAC (Rutherford County) located along Epps Mill Road and Capital Way, GBT Realty Corporation developer. Northfield Acres [2024-1028] preliminary plat for 3 lots on 18.05 acres zoned PCD & PRD (2023-403) located along East Northfield Boulevard and North Tennessee Boulevard, Haury & Smith Contractors, Inc. developer. 311 Dejarnette Lane [2024-1032] preliminary plat for 3 lots on 2.78 acres zoned RS-15 located along Dejarnette Lane, Chad Hewitt developer. 311 Dejarnette Lane [2024-2081] final plat for 3 lots on 2.78 acres zoned RS-15 located along located along Dejarnette Lane, Chad Hewitt developer. Shelton Grove, Section 2 [2024-1029] preliminary plat for 90 lots on 12.45 acres zoned PUD located along Manson Court and Shooting Star Way, Southcoast DFH Nashville, LLC developer. Shelton Grove, Section 3 [2024-1030] preliminary plat for 29 lots on 6.49 acres zoned PUD located along Ripple Drive and Hopetown Way, Southcoast DFH Nashville, LLC developer. The Maples, Section 7, Phase 1 [2024-2083] final plat for 37 lots on 11.53 acres zoned RS-12 located along Sinclair Street and McCown Way, The Maples, Inc. developer. Veterans Cove, Section 2, Phase 2 [2024-2077] horizontal property regime plat for 17 units on 10.82 acres zoned PRD located along Suzanne Drive, Hensley Group, LLC developer. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Veterans Cove, Resubdivision of Lots 3-5 [2024-2082] final plat for 2 lots on 16.45 acres zoned PRD located along Soldiers Honor Drive and Firerock Drive, Hensley Group, LLC developer. Riverview Cove, Section 2 [2024-2085] final plat for 38 lots on 23.45 acres zoned RS- 15 located along Moccasin Trail, Riverview Cove, LLC developer. Northfield Acres [2024-3148] site plan for 37 single-family detached dwellings and 40 single-family attached townhomes on approximately 13.43 acres zoned PRD (#2023-403) located along East Northfield Boulevard and North Tennessee Boulevard, Haury & Smith Contractors, Inc. 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: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 6. GDO: On Motion Fortress Square, Lot 3 and 1st Resubdivision of Lot 2 [2024-2078] final plat for 2 lots on 10.67 acres zoned CH and GDO-1 located along Fortress Boulevard and John R Rice Boulevard, Randal Fortress Partners, 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. There being no further discussion, Ms. Jami Averwater made a motion to approve the final plat 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 Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Clari Park, Lot 18 Townhomes [2024-3108 & 2024-6006] initial design review for 80 townhomes on 8.06 acres zoned PUD and GDO-1 located along Roby Corlew Lane and Robert Rose Drive, 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. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Mr. Matt Taylor (design engineer) and Mr. Thomas Welch were in attendance representing the application. There being no further discussion, Ms. Jami Averwater made a motion to approve the initial design review subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Hawaiian Bros [2024-3149 & 2024-6007] initial design review for a 2,734 ft2 restaurant on 1.77 acres located along Medical Center Parkway and Willowoak Trail, Sequoya Hospitality, 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. Jon Doll was in attendance representing the application. The Planning Commission requested the applicant to reduce the amount of EIFS and to reduce the bright blue color facing Medical Center Parkway. Mr. Jon Doll agreed to address the concerns mentioned before the final design review. There being no further discussion, Ms. Jami Averwater made a motion to approve the initial design review subject to all staff comments including reducing the amount of the blue brand 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 color; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 7. Plats and Plans: On Motion Blackman Plaza, Phase 1 [2024-3121] site plan for a 74,000 ft2 3-story self-service storage facility and two multi-tenant retail buildings totaling 15,000 ft2 on 9.32 acres zoned CF located along Veterans Parkway, Veterans Plaza 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. Bill Huddleston (design engineer) was 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. Reggie Harris and carried in favor by the following vote: 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Project Keystone WGNS [2024-3054] site plan for 4,348 ft2 building on 1.05 acres zoned PUD (#2023-418) located along East Sevier Street and South Church Street, HRP Residential developer. Mr. Shawn Wright announced he would be abstaining from all discussion and vote. 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. Matt Taylor (design engineer) was in attendance representing the application. 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 Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Abstain: Shawn Wright Nay: None 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Scooter’s Coffee [2024-3141] site plan for 664 f2 drive-thru coffee kiosk on 0.76 acres zoned L-I located along South Church Street, The OG SG Coffee, 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. Vice-Chairman Ken Halliburton asked if the proposed smiling face on the front of the building is considered a sign. Ms. Holly Smyth answered yes, per the City’s Sign Administrator. 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. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Bass Tire Company – Keeneland Commercial Center, Lot 16 [2024-3145] site plan for an 8,528 ft2 tire store on 1.22 acres zoned CH located along Keeneland Commercial Boulevard, Bass Tire Company, Inc. 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. Matt Taylor (design engineer) was in attendance representing the application. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 The Planning Commission voiced their concerns regarding noise in relation to the adjacent residences. Ms. Holly Smyth explained the applicant had provided a noise study and would have to comply with the city’s noise ordinance. Mr. Matt Taylor (design engineer) was in attendance representing the applicant. He explained that his client has agreed to put into place measures to mitigate the noise impact with sound barrier fencing and landscaping. There being no further discussion, Mr. Shawn Wright made a motion to approve the site plan 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 Tristan Carroll Ken Halliburton Shawn Wright Nay: Reggie Harris Bryan Prince 8. New Business: Zoning application [2024-418] for approximately 8.17 acres located along Joe B Jackson Parkway to be rezoned from H-I to CH, Athena Hospitality 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. 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Mr. John Harney (real estate broker) was in attendance representing the application. He said that he has personally contacted the adjoining property owners to discuss the possibility of rezoning their properties to CH as well. There being no further discussion, Ms. Jami Averwater made a motion to schedule a public hearing on December 4, 2024 for the entire study area as proposed; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Mandatory Referral [2024-725] to consider the abandonment of two segments of East Northfield Boulevard right-of-way, Haury & Smith Contractors, Inc. 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. There being no further discussion, Ms. Jami Averwater made a motion to schedule a public hearing on December 4, 2024; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Kathy Jones Jami Averwater Tristan Carroll 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 20, 2024 Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 9. Staff Reports and Other Business. Mr. Matthew Blomeley gave the Planning Commission members a training update. 10. Adjourn. There being no further business the meeting adjourned at 2:33 p.m. ______________________________ Chair ______________________________ Secretary BN: cj 12