Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 1:00 P.M. CITY HALL 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 Richard Donovan, Principal Planner Reggie Harris Brad Barbee, Principal Planner Bryan Prince Sloane Lewis, Planner Shawn Wright Marc Shackelford-Rowell, Planner Katie Noel, Project Engineer Carolyn Jaco, Recording Assistant John Tully, Assistant City Attorney Sam Huddleston, Assistant City Manager 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 Comment portion of the agenda. 4. Approve minutes of the March 5, 2025 Planning Commission meeting. Ms. Jami Averwater made a motion to approve the minutes of the March 5, 2025 Planning Commission meeting; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Bryan Prince Shawn Wright Kathy Jones Nay: None 5. Consent Agenda: Ms. Jami Averwater and Mr. Tristan Carroll each announced they would be abstaining from all discussion and voting on the consent agenda. First Baptist Church Parking Lot [2025-3008] site plan for a new parking lot at an existing church on 2.15 acres zoned PND (#2024-422) located along South Bilbro Avenue and East Castle Street, First Baptist Church developer. The Courtyards at Franklin Road Commercial [2025-2011] final plat for 1 lot on 3.55 acres and off-site easements on property zoned CF and RS-8 located along Franklin Road, Epcon Communities developer. Georgetown, Resubdivision of Lots 46 & 38-B and Georgetown Park Annex, Resubdivision of Lots 1 & 2 [2025-2012] final plat for 3 lots on 6.57 acres zoned CH and RS-10 located along West Northfield Boulevard, PGB Properties and Bahgat Youwakeem developers. Hidden River Estates, Phase 4 [2025-2015] horizontal property regime plat for 134 units on 13.44 acres zoned PUD located along Eastview Drive, Hidden River Development Company, LLC developer. Murfreesboro Medical Office Building [2025-3003] site plan for a 58,500 ft2 medical office building on 5.5 acres zoned PUD (Westlawn PUD) located along Blackman Road, Johnson Health-care Real Estate developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 River Landing, Section 3, Phase 1 & Resubdivision of Lot T6 [2025-2006] final plat for 9 lots on 7.23 acres zoned PUD located along Oswin Drive and Leybourne Lane, D.R. Horton developer. The Arbors at Compton, Section 2 [2025-2007] final plat for 22 lots on 7.85 acres zoned PRD located along Carson Drive, Emery Court, and Leavell Lane, KLLB AIV, LLC developer. The Arbors at Compton, Section 3 [2025-2008] final plat for 66 lots on 20.62 acres zoned PRD located along Essem Drive, KLLB AIV, LLC developer. Mercury Park Murfreesboro Housing Authority, Lots 4 & 5 [2025-2013] final plat for 2 lots on 3.12 acres zoned PUD & CCO located along Doctor Martin Luther King Jr Boulevard and South Hancock Street, Murfreesboro Housing Authority developer. First Baptist Church Parking Lot Expansion, Lots 1 & 2 [2025-2014] final plat for 2 lots on 2.25 acres zoned PUD & CCO located along East Castle Street & South Bilbro Avenue, First Baptist Church developer. Graystone, Section 1, Phase 1 (2025-2010) horizontal property regime plat for 49 units on 5 lots on 10.87 acres zoned PRD (Graystone PRD) located along Veals Road, Meritage Homes developer. Legacy Pointe, Section 1, Phase 3 (2025-2009) final plat for 25 lots on 5.21 acres zoned RS-6 located along Opportunity Lane, Rutherford County Area Habitat for Humanity, Inc. developer. Kingdom Ridge Commercial, Section 1, Lot 8 (2025-2016) final plat for 1 commercial lot & 1 common area on 4.95 acres zoned CH located along Franklin Road and Malachite Drive, Swanson Developments, LP developer. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Athena Woodspring Suites [2025-3009] site plan for a 50,426 ft2, 122-room extended stay hotel on 2.35 acres zoned CH located along Joe B Jackson Parkway, Athena Hospitality Group developer. There being no further discussion, Mr. Shawn Wright made a motion to approve the Consent Agenda subject to all staff comments; the motion was seconded by Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Abstain: Jami Averwater Tristan Carroll Nay: None 6. GDO: On Motion Ascension Saint Thomas Rutherford Hospital – 4th Floor Addition [2025-3016 & 2025-6001] initial design review (and potential final design review & site plan review) for a 12,634 ft2 4th floor addition on 68.4 acres zoned L-I and GDO-3 located at 1700 Medical Center Parkway, Medxcel Corporation 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. The Smith Seckman Reid design team were in attendance representing the application. 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the initial design review, final design review, and 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 Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 7. Plats and Plans: City Tile Dock & Parking Addition [2025-3010] site plan for a 14,000 ft2 office/warehouse building addition on 1.01 acres zoned CBD and CCO located along South Academy Street and East Sevier Street, Andrew Young 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) and Mr. Andrew Young (applicant) were in attendance representing the application. The Planning Commission had questions regarding the location of the loading dock being near the intersection. Mr. Matt Taylor stated he would provide a north and south truck movement with their site plan. 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 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 Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Mercury Park, Blocks 4 & 5 [2025-3013] amended site plan for 29 multi-family residential dwelling units in 8 buildings on 3.12 acres zoned PUD (#2021-414) located along South Hancock Street and Doctor Martin Luther King Jr Boulevard, Murfreesboro Housing Authority (MHA) 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. Thomas Rowe (CEO of MHA) was in attendance representing the application There being no further discussion, Vice-Chairman Ken Halliburton made a motion to approve the site plan review subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Bryan Prince Shawn Wright Kathy Jones Nay: None Volunteer Fleet Services [2025-3018] site plan for 6,226 ft2 Motor Vehicle Repair (Medium & Heavy-Duty Commercial Vehicles) facility on 1.5 acres zoned PID (#2022- 412 Region 3) located along Logistics Way, Volunteer Fleet Services 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. Joe Swanson (developer) and Mr. Chris Maguire (design engineer) were in attendance representing the application. The Planning Commission and the applicant discussed the proposed use and the companion zoning application. There being no further discussion, Ms. Jami Averwater made a motion to approve the site plan review subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 8. New Business: Zoning application [2025-404] to amend the Parkway Place PID on approximately 151 acres located on along Joe B Jackson Parkway, Richard Reeves Drive, and Logistics Way, Swanson Developments, LP 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. Smyth recommended a public hearing date of April 9, 2025. Mr. Joe Swanson (applicant) and Mr. Chris Maguire (design engineer) were in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on April 9, 2025; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Annexation petition and plan of services [2025-501] for approximately 13.74 acres located along Yeargan Road, Shane and Dewayne Beard 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. Mr. Richard Donovan recommended a public hearing date of May 7, 2025. 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Mr. Brian Grover (landscape architect) was in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on May 7, 2025; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Zoning application [2025-405] for approximately 13.26 acres located along Yeargan Road to be zoned RS-10 simultaneous with annexation, Shane and Dewayne Beard 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. Mr. Richard Donovan recommended a public hearing date of May 7, 2025. Mr. Brian Grover (landscape architect) was in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on May 7, 2025; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Mandatory Referral [2025-701] to consider the abandonment of a portion of Blackman Road right-of-way located at the intersection of Blackman Road and Hartman Farm Court, SEC, Inc. 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 incorporated into these Minutes by reference. Ms. Sloane Lewis recommended a public hearing fate of April 9, 2025. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on April 9, 2025; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Proposed amendment to the Zoning Ordinance [2025-802] related to regulations for institutional group assembly uses, including school uses, and pertaining to the following sections: • Section 7: Site Plan Review; • Section 9: Standards for Special Permit Uses; • Section 19: Residential Districts; • Section 27: Landscaping and Screening; • Chart 1: Uses Permitted by Zoning District (and its endnotes); and • Endnotes for Chart 2: Minimum Lot Requirements, Minimum Yard Requirements, and Land Use Intensity Ratios City of Murfreesboro Planning 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. Mr. Matthew Blomeley recommended a public hearing date of April 9, 2025. The Planning Commission discussed the thresholds for which applications would require rezoning. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing on April 9, 2025; the motion was seconded by Vice-Chairman Ken Halliburton and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Annexation petition and plan of services [2025-502] for approximately 843 acres located along Lebanon Pike and East Jefferson Pike, including an approximately 4,900-foot segment of Landfill Road ingress/egress right-of-way easement, an approximately 8,800-foot segment of Lebanon Pike right-of-way, and an approximately 7,900-foot segment of East Jefferson Pike right-of-way, 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. Mr. Matthew Blomeley recommended a public hearing date of May 7, 2025. Mr. Matthew Blomeley stated there would be a neighborhood meeting scheduled before the annexation public hearing. Assistant City Manager Mr. Sam Huddleston was in attendance representing the application. There being no further discussion, Vice-Chairman Ken Halliburton made a motion to schedule a public hearing on May 7, 2025; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Ken Halliburton Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 12  MINUTES OF THE MURFREESBORO PLANNING COMMISSION MARCH 19, 2025 Staff Reports and Other Business. Mr. Matthew Blomeley stated this Friday, March 21, 2025 at M.T.S.U. is a continuing education event beginning at 11:00 a.m. There being no further business the meeting adjourned at 2:20 p.m. _________________________________ Chair _________________________________ Secretary BN: cj 13