Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 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 Marc Shackelford-Rowell, Planner Katie Noel, Project Engineer Lee Holliman, Project Engineer 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 a quorum was present. 3. Public Comments. Chair Ken Halliburton announced that no signed up to speak during the Public Comment portion of the agenda. 4. Approve minutes of the August 6, 2025 Planning Commission meeting. Ms. Jami Averwater moved to approve the minutes of August 6, 2025 Planning Commission meeting; the motion was seconded by Mr. Shawn Wright and carried in favor by the following vote: 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 5. Consent Agenda: Bilbro Addition Annex to Murfreesboro, Resubdivision of Lots 1 & 2 of Block “A” [2025- 2069] final plat for 2 lots on 0.3 acres zoned RS-4 and CCO located along East Vine Street and Kerr Avenue, Jacob Stock developer. Shelton Square, Section 11 [2025-2058] final plat for 19 lots on 3.52 acres zoned PRD located along Sagebrush Drive and Lennis Lane, Shelton Square, LLC developer. The Learning Center at Berkshire, Lots 2 & 3 and the Resubdivision of Lot 1 [2025-2060] final plat for 3 lots on 9.68 acres zoned PCD located along Blackman Road and Hartman Farm Court, Cornerstone Development, LLC developer. Rose Ridge, Lots 8-12 [2025-2068] final plat for 5 lots on 7.1 acres zoned RS-10 located along Scottish Drive and Roxburghe Court, Ben Defoor developer. The Gardens at Three Rivers, Resubdivision of Lot 97 [2025-2065] final plat for 3 lots on 0.33 acres zoned PRD located along Ashebrook Court, Patterson Company, LLC developer. Highfill, Norton, & King, Lots 1 & 2 [2025-2066] final plat for 2 lots on 0.17 acres zoned CBD & CCO located along North Maple Street, Sallie King and Marvin Highfill, Jr. developers. 2 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Mercury Plaza Shopping Center, Lot 1 [2025-2067] horizontal property regime plat for 3 units on 16.97 acres zoned CH located along Doctor Martin Luther King Jr Boulevard and Middle Tennessee Boulevard, Mercury Plaza General Partners developer. River Landing Townhomes, Section 2, Phase 1, Lot T6 [2025-2062] amended horizontal property regime plat for 12 units on 6.6 acres zoned PUD located along Oswin Drive, D.R Horton developer. River Landing, Section 3, Phase 2 [2025-2061] final plat for 51 lots on 32.39 acres zoned PUD located along Oswin Drive and Clousden Way, D.R, Horton developer. YMCA, Resubdivision of Lots 2 and 3 [2025-2064] final plat for 3 lots on 9.51 acres zoned CH located along North Thompson Lane, Green Trails-Triout Thompson Lane, LLC developer. Cherry Blossom Downs, Resubdivision of Lots 11 & 13 [2025-2071] final plat for 4 lots on 0.68 acres zoned PRD located along John Richards Drive, BNA Homes, LLC developer. The Human Bean [2025-3073] site plan for a 754 ft2 coffee, food, and beverage kiosk on 0.31 acres zoned CH located along Memorial Boulevard, Findlay Family Brews, 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 in favor by the following vote: Aye: Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Abstain: Jami Averwater Nay: None 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 6. GDO: On Motion Clari Park, Lot 18 [2025-2059] final plat for 1 lot on approximately 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 plat 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 The Villages of Murfreesboro, Phase 2 [2025-3075 & 2025-6009] initial design review for 14 multi-family residential dwelling units at an existing assisted care living/senior living facility on 10 acres zoned MU, GDO-1, & GDO-2 located along Willowoak Trail and Wilkinson Pike, Goodworks Unlimited, 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. 4 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 There being no further discussion, Mr. Shawn Wright made a motion to approve the initial design 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 Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Chase Bank (Clari Park, Lot 4) [2025-3079 & 2025-6008] initial design review for a 3,333 ft2 bank on 1.12 acres zoned CH and GDO-1 located along Medical Center Parkway, JP Morgan Chase Bank 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, Mr. Tristan Carroll made a motion to approve the initial design 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 5  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 7. Plats and Plans: Homeplace [2025-1016] preliminary plat for 190 lots on approximately 66.29 acres zoned RS-6 located along Florence Road, Richland Communities, 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. There being no further discussion, Mr. Shawn Wright made a motion to approve the preliminary plat 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 Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None The Enclave at Liberty Village, Section 2 [2025-1015] master plan amendment and preliminary plat for 44 lots on 21.48 acres zoned PRD located along Stark Street, A&R Development developer. Mr. Marc Shackelford-Rowell 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 master plan amendment and preliminary plat subject to all staff comments; the motion was seconded by Mr. Kelly G Rollins and carried in favor by the following vote: 6 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Aye: Jami Averwater Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Abstain: Tristan Carroll Nay: None Cintas Murfreesboro [2025-3081] site plan for a 62,996 ft2 industrial building on 7.42 acres zoned L-I located along Beasie Road and Warrior Drive, Cintas Corporation 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. 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 7 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 MTSU Parking Garage [2025-3077] site plan for a 4-story parking garage and a surface parking lot on 3.7 acres zoned CU along Blue Raider Drive and Alumni Drive, Middle Tennessee State University 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. 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 Mr. Tristan Carroll 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 MTSU P3 Student Housing [2025-3078] site plan for a 5-story building with 150 multifamily residential dwelling units on 2.6 acres zoned CU along Blue Raider Drive and Homecoming Circle, Middle Tennessee State University 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. There being no further discussion, Ms. Jami Averwater 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: 8  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Aye: Jami Averwater Tristan Carroll Reggie Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 8. New Business: Zoning application [2025-416] for approximately 7.46 acres located along Bill Smith Drive to be rezoned from CH & GDO-1 to PCD (Toyota of Murfreesboro PCD) & GDO-1, TT of T Murfreesboro, Inc. applicant. 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 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 Reggis Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None 9 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Zoning application [2025-417] for approximately 0.4 acres located along East Kingwood Drive to be rezoned from RM-16 to CH, Abundant Life Christian Academy 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, Mr. Tristan Carroll made a motion to schedule a public hearing for September 3, 2025; the motion was seconded by Mr. Reggie Harris and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggis Harris Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Annexation petition and plan of services [2025-505] for approximately 3.95 acres located along Blackman Road, Ritesh, Rajendra, and Rikesh Patel 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 October 1, 2025; the motion was seconded by Mr. Kelly G Rollins and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggis Harris 10 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Bryan Prince Kelly G Rollins Shawn Wright Ken Halliburton Nay: None Zoning application [2025-413] for approximately 2.06 acres located along Blackman Road to be zoned PCD (Shelton Plaza PCD) simultaneous with annexation, Ritesh Patel 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. The Planning Department requested that the following be excluded from the list of permitted uses: drive-thru restaurants, fuel sales, schools, tobacco or vape stores, package stores, and tattoo parlors. In addition, before the public hearing the applicant would need to work with staff on a design for road improvements, construct the entire parking lot with the initial development of the site, relocate the dumpster, add a type D buffer to the rear and sides of the property adjacent to residential properties, and relocate the playground that is beside the proposed retention pond. There being no further discussion, Mr. Tristan Carroll made a motion to schedule a public hearing for October 1, 2025; the motion was seconded by Mr. Bryan Prince and carried in favor by the following vote: Aye: Jami Averwater Tristan Carroll Reggis Harris Bryan Prince Kelly G Rollins Shawn Wright 11  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Ken Halliburton Nay: None 9. Staff Reports and Other Business. Mandatory Referral [2025-709] to consider the abandonment of a drainage easement located along Lennis Lane in the Shelton Square development, SEC, Inc. 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. There being no further discussion, Mr. Tristan Carroll made a motion to approve the mandatory referral subject to all staff comments, including all recommended conditions of approval in the staff report; 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 Mandatory Referral [2025-710] to consider the abandonment and relocation of a drainage easement located on property along the west side of Siegel Road, SEC, Inc. 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. There being no further discussion, Mr. Shawn Wright made a motion to approve the mandatory referral subject to all staff comments, including all recommended conditions of approval in the 12 MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 staff report; the motion was seconded by Mr. Tristan Carroll 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 Mandatory Referral [2025-711] to consider the abandonment of a drainage easement located on property along the west side of North Thompson Lane, SEC, Inc. 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. There being no further discussion, Mr. Tristan Carroll made a motion to approve the mandatory referral subject to all staff comments, including all recommended conditions in the staff report; 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 13  MINUTES OF THE MURFREESBORO PLANNING COMMISSION AUGUST 20, 2025 Reports from City Manager regarding tree preservation in new developments and Joint Conceptual Workshops between the City Council and Planning Commission. Mr. Darren Gore came forward to discuss reports regarding tree preservation in new developments and future Joint Conceptual Workplace meetings between the City Council and Planning Commission. 10. There being no further business the meeting adjourned at 2:55 p.m. _______________________________________ Chair ________________________________________ Secretary BN: cj 14