Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 1:00 P.M. CITY HALL MEMBERS PRESENT STAFF PRESENT Ken Halliburton, Chair Darren Gore, City Manager Jami Averwater, Vice-Chair Greg McKnight, Exec. Dir. Dev. Services Tristan Carroll Ben Newman, Dir. of Land Mngt. & Planning Reggie Harris Matthew Blomeley, Assistant Planning Director Bryan Prince Holly Smyth, Principal Planner Kelly G Rollins Richard Donovan, Principal Planner Shawn Wright Brad Barbee, Principal Planner Amelia Kerr, Planner Carolyn Jaco, Recording Assistant John Tully, Assistant City Attorney 1. Call to order. Chair Ken Halliburton called the meeting to order. 2. Determination of a quorum. Chair Ken Halliburton determined that a quorum was present. 3. Public Comments. Chair Ken Halliburton announced that no one signed up to speak during the Public Comment portion of the agenda. 4. Consent Agenda: The Ognios West, Lots 7-10 [2025-2053] final plat for 4 lots on 19.7 acres zoned CF and OG located along Cason Lane, John Rudd developer. Hooper, Resubdivision Lot 3 [2025-1012] preliminary plat for 4 lots on 9.86 acres zoned RS-15 located along Siegel Road, Annette Sharpe developer. The Maples, Section 9 [2025-1013] preliminary plat for 41 lots on 13.7 acres zoned RS- 10 located along Tatum Trail, The Maples, Inc. developer. 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Salem Oaks (2025-2052) final plat for 74 lots on 24.98 acres zoned RS-8 and CH located along New Salem Highway, Salem Properties, Inc. developer. Parks and Holden Addition, Resubdivision of Lots 46 & 47 (2025-2051) final plat for 2 lots on 0.23 acres zoned RS-4 located along East Street and West Street, Fernway Construction developer. Three Rivers Commercial, Resubdivision of Lot C6 (2025-2054) final plat for 2 lots on 3.4 acres zoned CH located along New Salem Highway, Shri Sai Nath 3, LLC developer. Villas at Veterans, Section 1, Phase 1 (2025-2055) final plat for 2 lots on 16.1 acres zoned PRD and CH located along Franklin Road and Veterans Parkway, Harney Homes, LLC developer. 626 Dill Lane [2025-1009] preliminary plat for 3 lots on 1.13 acres zoned RS-10 located along Dill Lane and Horncastle Drive, Arm Dev, LLC developer. Williams Place at Prater Farms, Phase 2 [2025-1011] preliminary plat for 2 lots on 11.83 acres zoned PRD located along Goldeneye Drive, Ole South Properties developer. Robinson Meadows at Prater Farms, Section 2 [2025-1014] preliminary plat for 54 lots on 17.88 acres zoned PRD located along Oliver Robinson Drive, Ole South Properties developer. Masonbrooke [2025-2050] final plat for 51 lots on 18.81 acres zoned RS-6 & CF located along Florence Road, Castlerock Communities developer. Shelton Square, Section 10, Phase 2 [2025-2057] final plat for 73 lots on 20.93 acres zoned PRD located along Hopetown Way and Willoughby Way, Shelton Square, LLC developer. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Williams Place at Prater Farms, Phase 2 [2025-3066] site plan for 45 single-family attached dwelling units on 6.38 acres zoned PRD located along Goldeneye Drive, Ole South Properties developer. Greenland Drive Townhomes [2025-1010] preliminary plat for 2 lots on 1.76 acres zoned RM-16 located at the corner of Greenland Drive and Givan Court, Bon Air Ventures, LLC developer. HEMG, LLC, Lot 4 [2025-2056] final plat for 2 lots on 3.41 acres zoned PCD along Old Lascassas Road and North Rutherford Boulevard, Lascassas Development, LLC 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 Mr. Tristan Carroll and carried by the following vote: Aye: Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Abstain: Jami Averwater 5. Plats and Plans: City Barbeque [2025-3065] site plan for 2,972 ft2 restaurant on 1.43 acres zoned CH located along North Thompson Lane, City Barbeque, 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. 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 There being no further discussion, Mr. Tristan Carroll made a motion to approve the site plan review subject to all staff comments; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Singer Park, Lot 2 [2025-3063] site plan for two multi-tenant office/warehouse buildings totaling 18,000 ft2 on 1.6 acres zoned L-I located along Northwest Broad Street, Michael Hazlett 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 stated that Staff would like to modify Engineering Staff Comment #2 in the staff report to instead read as follows: The second full access onto Northwest Broad Street must be designed and constructed with the next site plan submitted for the Singer Park development. There being no further discussion, Mr. Shawn Wright made a motion to approve the site plan subject to all staff comments, including the revised comment Engineering Staff Comment #2, as stated above; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Greenland Drive Townhomes [2025-3064] site plan for 14 single-family attached dwelling units on 1.6 acres zoned RM-16 located at the corner of Greenland Drive and Givan Court, Bon Air Ventures, 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. Mr. Matt Taylor (design engineer) was in attendance representing the application. There being no further discussion, Mr. Tristan Carroll made a motion to approve the site plan subject to all staff comments; the motion was seconded by Mr. Kelly G Rollins and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 City of Murfreesboro South Transfer Station [2025-3061] site plan for a 67,850 ft2 municipal facility and associated accessory buildings located on 32.0 acres zoned H-I at 2120 Kenny Pipe Court, City of Murfreesboro developer. Ms. Amelia Kerr 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 Planning Commission discussed the proposed landscape plan. Mr. Ryan Maloney (design engineer) was in attendance representing the application. There being no further discussion, Mr. Tristan Carroll 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: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 6. New Business: Mandatory Referral [2025-707] to consider the abandonment of a segment of Kenny Pipe Court right-of-way located north of Joe B Jackson Parkway, City of Murfreesboro Public Works Division applicant. Ms. Amelia Kerr 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. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Mr. Ryan Maloney (design engineer) was in attendance representing the application There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing for August 6, 2025; the motion was seconded by Ms. Jami Averwater and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Zoning application [2025-411] for approximately 2.05 acres located along East Pitts Lane to be rezoned from CF to CH, Murfreesboro Medical Clinic 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. The Planning Commission expressed their concerns regarding access for ambulances and approving CH zoning if the proposed use did not come to fruition. Mr. Gordon Ferguson (Vice-President of Community Relations, Ascension Rutherford Hospital) and Mr. Joey Peay (CEO, Murfreesboro Medical Clinic) were in attendance representing the application. Mr. Gordon Ferguson explained that the Certificate of Need (CON) approval process with the State would be in August. 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Ms. Jami Averwater asked what the applicants will do if the CON is not granted by the State. Mr. Joey Peay came forward to discuss the CON. Ms. Jami Averwater stated her support is contingent upon the State granting the CON. There being no further discussion, Ms. Jami Averwater made a motion to schedule a public hearing for August 6, 2025; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Zoning application [2024-410] for approximately 17.26 acres located along Cason Lane to be rezoned from CF (11.65 acres) and OG (5.61 acres) to PUD (Cason Lane PUD), Lennar 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. Tylor Fischer (landscape architect) was in attendance representing the application. Mr. Shawn Wright asked for an update on sewer capacity along this corridor. Mr. Darren Gore made known that the sewer improvements have been completed. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing for August 6, 2025; the motion was seconded by Mr. Tristan Carroll and carried in favor by the following vote: 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Zoning application [2024-412] for approximately 14.9 acres located along Franklin Road to be rezoned from PUD (Kingdom Ridge PUD) to PCD (Kingdom Ridge Commercial PCD), Swanson Development, LP 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 explained that Staff has requested the pattern book be revised to not allow vehicle access to this parcel from Conquest Road. Mr. Richard Donovan made known a neighborhood meeting had been conducted July 15, 2025, with approximately 25 people in attendance. The neighbors’ main concerns were the proposed permitted uses such as gasoline sales, automobile services, liquor stores, self- storage; and that no metal siding be allowed. Mr. Clyde Rountree (landscape architect) and Mr. Joe Swanson III (developer) were in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to schedule a public hearing for August 6, 2025; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: 9  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Annexation petition and plan of services [2025-504] for approximately 22.5 acres located along Veterans Parkway and Old Salem Road, Randal and Debra Robinson and the City of Murfreesboro 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. There being no further discussion, Mr. Tristan Carroll made a motion to schedule a public hearing for September 3, 2025; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 10  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 Zoning application [2024-415] for approximately 19.26 acres located along Old Salem Road to be zoned PRD (Robinson Bend PRD) simultaneous with annexation, Summit Development, LLC 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. Reggie Harris and Ms. Jami Averwater expressed their concerns about the proposed guest parking spaces. Mr. Rob Molchan (landscape architect) was in attendance representing the application. Mr. Rob Molchan made known the side elevations had been revised with quality materials. He would look further at opportunities for additional guest parking. There being no further discussion, Mr. Tristan Carroll made a motion to schedule a public hearing for September 3, 2025; the motion was seconded by Mr. Kelly G Rollins and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 7. Staff Reports and Other Business. Mr. Ben Newman provided an update on a variety of topics, including staffing, land use plans, and permitting numbers. 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION JULY 16, 2025 8. Adjourn. There being no further business the meeting adjourned at 2:30 P.M. _____________________________________ Chair ______________________________________ Secretary BN: cj 12