Planning Commission

MINUTES OF THE CITY OF MURFREESBORO PLANNING COMMISSION City Hall, 111 W. Vine Street, Council Chambers May 21, 2025, 1:00 PM Members Present: Staff Present: Kathy Jones, Chair Greg McKnight, Exec. Dir. Dev. Services Jami Averwater Ben Newman, Dir. Of Land Mgmt.& Plan. Tristan Carroll Matthew Blomeley, Asst. Planning Dir. Reggie Harris Holly Smyth, Principal Planner Bryan Prince Brad Barbee, Principal Planner Shawn Wright Richard Donovan, Principal Planner Marc Shackelford-Rowell, Planner Katie Noel, Project Engineer John Tully, Assistant City Attorney Ashley Fulghum, Recording Assistant 1. Call to Order. Chair Kathy Jones called the meeting to order at 1:00pm. 2. Determination of a quorum. Chair Kathy Jones determined that a quorum was present. 3. Public Comments. 1. Mr. Eddie Stone, 2106 River Chase Drive- spoke in opposition to item 7f. Racquet Club, Lot 1- Phase 2 [2025-3020] site plan for 14 pickleball courts and pro shop on 8.03 acres zoned CH located along River Rock Boulevard and Tommy Bragg Drive, Dill Property Holdings, LLC developer. He requested more of a buffer for sound, an adjustment to the hours of operation, and no loudspeakers. 4. Approve Minutes of the May 7, 2025 Planning Commission meeting. Ms. Jami Averwater moved to approve the minutes of the May 7, 2025 Planning Commission meeting; the motion was seconded by Mr. Tristan Carroll and carried by the following vote: MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 5. Consent Agenda: Chair Jones announced that item 7.j. East Side Village final plat had been requested to be removed from the consent agenda by Staff and would be discussed during Staff reports and Other Business. Young Chambers, Lots 3 & 4 and the Resubdivision of Lot 2 [2025-2031] final plat for 3 lots on 0.85 acres zoned RS-8, H-1, & CCO located along East College Street, Brad Chambers and Eben Frizzell developers. Muirwood, Section 3, Phase 2 [2025- 2036] final plat for 30 lots on 14.92 acres zoned RM (Rutherford County) and served as an outside the City sewer customer located along Rucker Lane, Muirwood Development, LLC developer. Glenview Farms, Section 4 [2025-2038] final plat for 40 lots on 17.02 acres zoned RS-12 located along Indian Park Drive and Braves Court, Glen Hutchinson developer. Watkins Glen [2025-2039] final plat for 38 lots on 16.06 acres zoned RS-10 located along Sandstone Circle and Laurelstone Drive, Jeramie Taber developer. H.R. Swafford Office [2025-2041] final plat for 3 lots on 1.07 acres zoned CH & CCO located along West College Street, Charlotte Swafford developer. Robinson Meadows, Section 1 [2025-2037] final plat for 36 lots on 18.39 acres zoned PRD located along Veterans Parkway, Ole South Properties developer. Williams Place, Lot 1 [2025-2044] final plat for 1 lot on 24.05 acres zoned PRD located along Veterans Parkway, Ole South Properties developer. Kingdom Plaza Commercial, Section 1 [2025-2043] final plat for 1 lot and 1 common area on 4.56 acres zoned CF located along Kingdom Drive and Mooreland Lane, Swanson Developments, LP developer. East Side Village [2025-1006] preliminary plat for 2 lots on 1.93 acres zoned PCD located along North Rutherford Boulevard, CSC Properties, LLC developer. 2 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 East Side Village, Lot 2 [2025-3036] site plan for a 2,297 ft2 restaurant with drive-thru on 1.02 acres zoned PCD located along North Rutherford Boulevard, CSC Properties, LLC developer. Middle Tennessee Industrial Center [2025-2042] final plat for 4 lots on 87.09 acres zoned H-I and G-I located along South Rutherford Boulevard, Middle TN Industrial Fund II Murfreesboro, LLC developer. Capital Business Park, Resubdivision of Lot 1 & 2nd Resubdivision of Lot 6 [2025-2033] final plat for 2 lots on 12.31 acres zoned EAC (Rutherford County) and served as an outside the City sewer customer located along Epps Mill Road and Capital Way, GBT Realty Corporation developer. Westlawn Commercial East, Resubdivision of Lot 6 [2025-2034] final plat for 2 lots on 1.44 acres zoned PUD (Westlawn PUD) located along Veterans Parkway, CSC Properties, LLC developer. LifePoint Riverdale [2025-3038] site plan for an 11,879 ft2 addition to an existing church building on 9 acres zoned RM-16 located along Warrior Drive, LifePoint Riverdale developer. Mr. Shawn Wright moved to approve the Consent Agenda (excluding item 7.j. East Side Village final plat) subject to all staff comments; the motion was seconded by Mr. Reggie Harris and carried by the following vote: Aye: Jami Averwater Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Abstain: Tristan Carroll 6. GDO: On Motion LaQuinta Hawthorn Hotel [2025-3023 & 2025-6003] final design review and site plan review for a 64,243 ft2, 102-room hotel on 2.31 acres zoned CH and GDO-1 located along Cedar Glades Drive and Manson Crossing Drive, Krishna Patel and Rajendra Patel developers. 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. 3 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Mr. Bill Huddleston (design engineer) and Mr. Rajendra Patel (developer) were in attendance representing the application. Ms. Jami Averwater inquired about the ingress/egress to and from the site. Mr. Barbee showed the Commission where the access drives would be located. Ms. Averwater asked about the traffic flow on to Fortress Boulevard from Cedar Glades Drive. Ms. Katie Noel stated that there are plans to add a traffic signal at Manson Crossing Drive and Manson Pike. The Commission, Staff and applicant further discussed exiting the site and traffic flow on Cedar Glades Drive, Manson Crossing Drive, Manson Pike, and Fortress Boulevard. Mr. Bryan Prince moved to approve the final design review and site plan review subject to all staff comments with the addition of signage on the property directing interstate traffic to Manson Crossing Drive and Staff’s review of traffic flow; the motion was seconded by Mr. Reggie Harris and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Volunteer Behavioral Health Canopy Addition [2025-3034 & 2023-6005] initial design review for the addition of an entryway canopy at an existing office building zoned MU and GDO-3 located along Williams Drive, Volunteer Behavioral Health Services 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. Jami Averwater moved to approve the initial and final design review and site plan review subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 4 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Wells Fargo (Clari Park, Lot 7) [2025-3044 & 2025-6004] initial design review for a 4,020 ft2 bank on 1.7 acres zoned CH and GDO-1 located along Medical Center Parkway and Honeylocust Lane, Wells Fargo Bank, N.A. 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. Shawn Wright moved to approve the initial design review subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Meadowlark Townhomes, Phase 2 [2025-2035] horizontal property regime plat for 47 single-family attached units and 9 single-family detached units on 4.37 acres zoned PRD & GDO-1 located along Wilkinson Pike and Willowoak Trail, Toll Southeast LP Company, Inc. 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. Tristan Carroll moved to approve the horizontal property regime plat subject to all staff comments; the motion was seconded by Mr. Shawn Wright and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 5 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Clari Park, Lot 15 (Buona Beef) [2024-3006 & 2024-6002] amendment to the approved site plan review and final design review in order to add solar panels to a 4,706 ft2 restaurant with drive-thru on 1.52 acres zoned CH and GDO-1 located along Willowoak Trail and Roby Corlew Lane, Buona Venture 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. Chair Jones inquired about truck clearance in relation to the dumpster. Mr. Tony Vendramin (co-owner) explained how the truck would come in to empty the dumpster. Ms. Jami Averwater moved to approve the request subject to all staff comments; the motion was seconded by Mr. Bryan Prince and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 7. Plats and Plans: West Point, Lots 29 & 30 [2025-1007] master plan amendment and preliminary plat for 2 lots on 12.54 acres zoned L-I located along Beasie Road, Living Spaces 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. Eric Parl (design engineer) was present representing the application. Mr. Shawn Wright moved to approve the master plan amendment and preliminary plat subject to all staff comments; the motion was seconded by Mr. Tristan Carroll and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 6 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Living Spaces- Murfreesboro Showroom [2025-3037] site plan for a 125,800 ft2 retail building on 11.02 acres zoned L-I located along Beasie Road, Living Spaces 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. Eric Parl (design engineer) and Mr. Robert Burns (architect) were present representing the application. Chair Jones inquired about the use of the concrete tilt-up panel on the walls. Mr. Robert Burns explained the reason behind it. The Planning Commission did not object to its use. Ms. Jami Averwater moved to approve the site plan subject to all staff comments; the motion was seconded by Mr. Reggie Harris and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Valvoline Instant Oil Change [2025-3041] site plan for a 1,462 ft2 automotive motor vehicle service building on approximately 1.3 acres zoned PCD located along Old Lascassas Road and North Rutherford Boulevard, Valvoline 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. Shawn Wright moved to approve the site plan subject to all staff comments; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 7 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Kings Landing Villas, Section 2 [2025-1008] master plan amendment and preliminary plat for 13 lots on 9.18 acres zoned PRD located along West Thompson Lane, Black Diamond Construction, LLC developers. 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. Tristan Carroll moved to approve the master plan amendment and preliminary plat subject to all staff comments; the motion was seconded by Mr. Reggie Harris and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Thomas Property [2025-2040] final plat for 5 lots on 5.41 acres zoned RS-15 located along North Thompson Lane and East Primm Lane, Anthony James Thomas 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. Aws Ahmed (design engineer) was present representing the application. Mr. Tristan Carroll inquired about the proposed improvements to East Primm Lane. Mr. Blomeley stated that East Primm Lane is substandard and right-of-way would need to be dedicated and improvements constructed. Ms. Noel added that the road would be widened. Staff clarified that those improvements would be tied to the development of Lot 5, if the Planning Commission agrees with Staff’s recommendation. Mr. Tristan Carroll moved to approve the final plat subject to all staff comments, including the alternative to the Subdivision Regulations to allow physical improvements to East Primm Lane to be constructed with the development of Lot 5 and not with the development of Lots 1-4; the motion was seconded by Mr. Shawn Wright and carried by the following vote: 8 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Racquet Club, Lot 1- Phase 2 [2025-3020] site plan for 14 pickleball courts and pro shop on 8.03 acres zoned CH located along River Rock Boulevard and Tommy Bragg Drive, Dill Property Holdings, LLC 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. Bill Huddleston (design engineer) and Mr. Eric Dill (developer) were present representing the application. Chair Jones asked if landscaping and buffering have been added. Mr. Donovan responded that they have not been installed yet. The Commission, Staff, and applicants discussed the previously-existing tennis courts, landscape buffering, fencing, noise pollution, operating hours, lighting, and overflow parking. Mr. Shawn Wright moved to approve the site plan subject to all staff comments with the addition of a decibel reader and an 8-foot solid vinyl fence across the northern property line adjacent to the Phase 2 area; the motion was seconded by Mr. Bryan Prince and carried by the following vote: Aye: Jami Averwater Tristan Carroll Bryan Prince Shawn Wright Kathy Jones Nay: None Abstain: Reggie Harris 8. New Business: Zoning application [2025-407] to amend the existing PCD zoning (Dejarnette Place PCD) on approximately 23.7 acres located along DeJarnette Lane, 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 9 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 and incorporated into these Minutes by reference. Ms. Holly Smyth recommended a public hearing date of June 4, 2025. Mr. Chris Maguire (design engineer) was present representing the application. Mr. Shawn Wright moved to schedule a public hearing on June 4, 2025; the motion was seconded by Mr. Tristan Carroll and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None 9. Staff Reports and Other Business: East Side Village [2025-2032] final plat for 2 lots on 1.93 acres zoned PCD located along North Rutherford Boulevard, CSC Properties, LLC developer. 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. Blomeley stated that Planning staff comment #3 should read “prior to the issuance of the first C of O” rather than “before Final Plat map recordation.” Mr. Shawn Wright moved to approve the final plat subject to all staff comments, including the revised Planning staff comment #3; the motion was seconded by Ms. Jami Averwater and carried by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Shawn Wright Kathy Jones Nay: None Mr. Ben Newman then presented a monthly update on the efforts of the Planning Department. 10 MURFREESBORO PLANNING COMMISSION MINUTES MAY 21, 2025 10. Adjourn There being no further business, the meeting adjourned at 3:20pm. _________________________ Chair _________________________ Secretary BN: af 11