Planning Commission

MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 6:00 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 Richard Donovan, Principal Planner Kelly G Rollins Brad Barbee, Principal Planner Shawn Wright 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 one signed up to speak during the Public Comment portion of the agenda. 4. Approve minutes of the October 15, 2025 Planning Commission regular meeting and the October 15, 2025 Planning Commission/City Council Joint Conceptual Workshop meeting. Mr. Shawn Wright made a motion to approve the minutes of the October 15, 2025 Planning Commission regular meeting and the October 15, 2025 Planning Commission/City Council 1  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 Joint Conceptual Workshop meeting; 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 5. Public Hearings and Recommendations to Council: Annexation petition and plan of services [2025-506] for approximately 32.1 acres located along Old Salem Road, Sherry Wade Metzler 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. Brian Grover (landscape architect), Mr. Rob Mochan (landscape architect) and Mr. Jackson Nichols of Patterson Company were in attendance representing the application. Chair Ken Halliburton opened the public hearing. 1. Mr. Thomas Bruff, 3036 Berry Patch Trail – spokesman for his neighborhood opposes the annexation petition due to issues such as traffic safety, wetlands, drainage, and overcrowding of schools. 2. Mr. Chris Smith, 4419 Windrow Road – opposes the annexation petition due to the ongoing flooding in the area. 2  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 3. Mr. Kenneth Jacobson, 5174 Danbury Court –spokesman for his neighborhood opposes the annexation petition and currently has 105 signatures to that effect. Chair Ken Halliburton closed the public hearing. The Planning Commission discussed traffic, stormwater, wetlands, impact on schools, and the relationship of this property to the Urban Growth Boundary. Mr. Shawn Wright made a motion to approve the annexation petition and plan of services 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 Zoning application [2024-419] for approximately 27.9 acres located along Old Salem Road to be zoned PRD (Old Salem PRD) simultaneous with annexation, Patterson Company, 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. Brian Grover (landscape architect), Mr. Jackson Nichols (developer), and Mr. Rob Mochan (landscape architect) were in attendance representing the application. Mr. Brian Grover gave a PowerPoint presentation of the Pattern Book, which is maintained in the 3  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 permanent files of the Planning Department and is incorporated into these Minutes by reference. Chair Ken Halliburton opened the Public Hearing. 1. Mr. Jay McCraw, 2597 N. Walter Leathers Drive – opposes this application and expressed concerns regarding traffic and compatibility. 2. Mr. Mark Little, 2302 N. Walter Leathers Drive – opposes this application and expressed concerns regarding traffic safety. 3. Ms. Kelly Hall, 2451 N. Walter Leathers Drive – opposes this application due to density and traffic safety concerns. 4. Mr. Thomas Bruff, 3036 Berry Patch Trail – opposes this application due to traffic and flooding concerns. Chair Ken Halliburton closed the public hearing. There was discussion between the Planning Commission and Staff regarding flooding and traffic safety. There being no further discussion, Ms. Jami Averwater made a motion to approve the zoning application subject to all staff comments; the motion was seconded by Mr. Brian Prince 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 4  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 Zoning application [2025-422] for approximately 9.6 acres located north of Ashers Fork Drive to be rezoned from RS-6 to RS-A2, O’Brien Loyd Venture 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. Chair Ken Halliburton opened the Public Hearing. ‘ 1. Mr. Allen Nowaczyk, 2117 Barringer Lane – opposes this zoning application due to density and compatibility concerns. Chair Ken Halliburton closed the public hearing. The Planning Commission further discussed the request, including the increased density. There being no further discussion, Mr. Bryan Prince made a motion to approve the zoning application 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 NOVEMBER 5, 2025 6. Staff Reports and Other Business: Mandatory Referral [2025-715] to consider the abandonment and relocation of a sanitary sewer easement on City-owned property located along Cherry Lane, SEC, Inc. applicant. 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, Mr. Shawn Wright 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. 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 In-N-Out Burger Overflow Queueing and Parking [2025-3124] initial and final design review and site plan review for a temporary (120 days maximum) overflow queueing area, a temporary overflow parking area, and a temporary staging area on two properties zoned CH and GDO-1 located along Willowoak Trail and Robert Rose Drive, In-N-Out Burger 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. 6  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 Mr. Jeff Bryant (developer) was in attendance representing the application. There being no further discussion, Mr. Shawn Wright made a motion to approve the application 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 Consider naming the new “Cherry Lane Extension” west of I-840 to “Stonesbattle Parkway”. Mr. Matthew Blomeley presented the proposal to name the new Cherry Lane Extension west of I-840 to Stonesbattle Parkway. There being no further discussion, Mr. Shawn Wright made a motion to approve the renaming of the new Cherry Lane Extension west of I-840 to “Stonesbattle Parkway” 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 7  MINUTES OF THE MURFREESBORO PLANNING COMMISSION NOVEMBER 5, 2025 7. Adjourn. There being no further business, the meeting adjourned at 7:50 P.M. _________________________________ Chair _________________________________ Secretary BN: cj 8