Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 1:00 PM CITY HALL MEMBERS PRESENT STAFF PRESENT Ken Halliburton, Vice-Chairman Ben Newman, Dir. of Land Mngt. & Planning Jami Averwater 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 Katie Noel, Project Engineer Gabriel Moore, Project Engineer Carolyn Jaco, Recording Assistant Roman Hankins, Deputy City Attorney John Tully, Assistant City Attorney 1. Call to order. Vice-Chairman Ken Halliburton called the meeting to order at 1:00 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 November 20, 2024 and December 4, 2024 Planning Commission meetings. Ms. Jami Averwater made a motion to approve the minutes of the November 20, 2024 and December 4, 2024 Planning Commission meetings; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Nay: None Not present: Shawn Wright 5. Consent Agenda: Rucker Lane Subdivision [2024-2090] final plat for 3 lots on 16.04 acres zoned PRD in the City (Marymont Springs PRD) and RM in the unincorporated County located along Rucker Lane and Smith Jarratt Road, Kevin Waldron developer. Kroger [2024-2086] final plat for 3 lots on 19.2 acres zoned CH and CF located along Memorial Boulevard, Kroger Limited Partnership I developer. Redstone Federal Credit Union [2024-3161] site plan for two multi-tenant commercial buildings totaling 23,0422 ft2 on 3.88 acres zoned CL located along Memorial Boulevard, Redstone Federal Credit Union developer. Thompson Springs, 3rd Resubdivision of Lots 1 & 2 [2024-2087] final plat for 2 lots on 1.78 acres zoned RS-15 located along North Thompson Lane and Sulphur Springs Road, Lisa G. Sims developer. Cherry Blossom Downs, Resubdivision of Lots 1-7 [2024-2088] final plat for 14 lots on 1.83 acres zoned PRD located along John Richards Drive, BNA Homes, LLC developer. Center Pointe West, Lots 15, 16, & 17 [2024-2089] horizontal property regime plat for 12 units on 3 lots on 0.94 acres zoned RM-12 located along Center Pointe Drive, Richard Wilhelm developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 A & A Home Solutions, Resubdivision of Lot 1 [2024-2091] final plat for 2 lots on 0.18 acres zoned RD & CCO located along East State Street, Alin Coviltir Living Trust developer. Evergreen Farms, Resubdivision of Common Areas of Section 38, Phases 1A & 1B [2024-2092] final plat for 2 lots and 2 common areas on 24.5 acres zoned PRD located along Perlino Drive and Charismatic Place, Evergreen Farms Development, Inc. developer. Hembree Estates, Resubdivision of Lots 1 & 2 of Block F [2024-1023] preliminary plat for 3 lots on 0.41 acres zoned RD & CCO located along Hembree Street and North Academy Street, Just Right Construction, LLC developer. Hembree Estates, Resubdivision of Lots 1 & 2 of Block F [2024-2060] final plat for 3 lots on 0.41 acres zoned RD & CCO located along Hembree Street and North Academy Street, Just Right Construction, LLC developer. Crossings at Greenland Bifurcation [2024-3157] site plan for renovations at an existing apartment complex to create 42 net new units from within the existing buildings on 5.16 acres zoned PRD (Crossings at Greenland PRD #2024-412) located at 920 Greenland Drive, SW Capital Group 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. Bryan Prince and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Nay: None Not present: Shawn Wright 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 6. GDO: On Motion Clari Park, Lot 18 Townhomes [2024-3108 & 2024-6006] final design review & site plan 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. There being no further discussion, Ms. Jami Averwater made a motion to approve the final design review & site plan review subject to all staff comments; the motion was seconded by Mr. Bryan Prince and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Hawaiian Bros [2024-3149 & 2024-6007] final design review & stie plan 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. Brad Barbee addressed the concerns the Planning Commissioners expressed at initial design review regarding queuing spaces and the drive-thru area. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 Mr. Alex Muhl (design engineer) was in attendance representing the application. He addressed the site circulation for the drive-thru and the mobile order pick up area. There being no further discussion, Mr. Shawn Wright made a motion to approve the final design review & site plan review subject to all staff comments; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Fairfield by Marriott [2024-3158 & 2024-6008] initial design review for a 65,000 ft2 4-story hotel on 2.69 acres zoned MU and GDO-1 located along Robert Rose Drive, Pradeep Agnihotri 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. Ms. Lidija Lazendic (architect) was in attendance representing the application. She explained the proposed architectural design. 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. Bryan Prince and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 Bryan Prince Shawn Wright Nay: None 7. Plats and Plans: On Motion Kroger [2024-3152] site plan for a 122,910 ft2 grocery store and a fueling station on 16.4 acres zoned CH and CF located along Memorial Boulevard, Kroger Limited Partnership I 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 explained the applicant would need to continue working with staff on their formal open space design before the issuance of permits. The Planning Commission wanted to know what would happen to the existing Kroger store located a mile from this location. Ms. Amber Long (Kroger construction manager) stated they would sell the current Kroger store once this location is open. There being no further discussion, Mr. Shawn Wright made a motion to approve the site plan subject to all staff comments, including final approval by staff of the formal open space design; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 8. New Business: Zoning application [2024-420] to amend the PRD (Greystone PRD) zoning on approximately 205.21 acres located along Veals Road and Double Springs Road, Meritage Homes 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. Richard Donovan recommended a public hearing date of January 8, 2025. Mr. Matt Taylor was in attendance representing the application. He explained that they are requesting overhead power on Lyons Farm Parkway due to recently learning about MTE’s requirement for heavy gauge underground wire, which will be costly. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on January 8, 2025; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Zoning application [2024-419] for approximately 4.0 acres located along North Rutherford Boulevard and Old Lascassas Road to be rezoned from CF to PCD (Lascassas Crossings PCD), HEMG, 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 incorporated into these Minutes by reference. Ms. Holly Smyth recommended a public hearing date of January 8, 2025. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 There being no further discussion, Mr. Bryan Prince made a motion to schedule a public hearing on January 8, 2025; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Zoning application [2024-421] to amend the PCD zoning (East Side Village PCD) on approximately 1.94 acres located along North Rutherford Boulevard, CSC Properties, 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 incorporated into these Minutes by reference. Ms. Holly Smyth recommended a public hearing date of January 8, 2025. Mr. Matt Taylor was in attendance representing the application. There being no further discussion, Ms. Jami Averwater made a motion to schedule a public hearing on January 8, 2025; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 Zoning application [2024-422] for approximately 3.88 acres located along South Bilbro Avenue and East Castle Street to be rezoned from RS-8 & CCO to PND (First Baptist Church Murfreesboro PND) & CCO, First Baptist Church Murfreesboro 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. She made known a neighborhood meeting was conducted on December 9th; she recommended a public hearing date of January 8, 2025. Mr. Matth Taylor (design engineer) was in attendance representing the applicant. He explained he is currently working with the City Public Infrastructure division on a design to construct sidewalks with this proposal. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on January 8, 2025; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Annexation petition or request for outside the City sewer service [2024-508] for approximately 170.4 acres located along Manchester Pike, Hamilton Development and John F. Whorley, Jr. applicants. 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 incorporated into these Minutes by reference. 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 Mr. Rob Harts with Kimley Horn explained they were working with the Rutherford County Planning Department to change the Residential Medium (RM) zone to a Planned Unit Development (PUD). There being no further discussion, Mr. Shawn Wright made a motion to approve serving this property as an outside the City sewer customer subject to a City equivalent zoning classification of L-I being assigned to the subject property. The motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 9. Staff Reports and Other Business. Mandatory Referral [2024-730] for the abandonment of a portion of a drainage easement on property located at 316 Robert Rose Drive, ELI, LLC on behalf of the Murfreesboro Water Resources 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 incorporated into these Minutes by reference. There being no further discussion, Mr. Shawn Wright 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. Bryan Prince and carried in favor by the following vote: 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None Mandatory referral [2024-729] for the City’s acquisition of property located at 910 Ridgely Road, 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 incorporated into these Minutes by reference. There being no further discussion, Mr. Bryan Prince made a motion to approve the mandatory referral subject to all staff comments; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Nay: None 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION DECEMBER 18, 2024 10. Adjourn. There being no further business the meeting adjourned at 2:07 p.m. __________________________ Chair __________________________ Secretary BN: cj 12