CITY OF MURFREESBORO PLANNING COMMISSION AGENDA

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1 CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, City Council Chambers July 8, 2009 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Approve minutes of the June 3, 2009 regular meeting. 4. Consent Agenda a. Brookwood Terrace [ ] development entrance sign for apartment complex located along South Rutherford Boulevard, BACAR Constructors, Inc applicant. 5. Public Hearings: a. Zoning Request [ ] for a PUD amendment of approximately 72.0 acres along Rucker Ln.., ParkTrust developer. b. Zoning Request [ ] to rezone acres from RM-16 to CH and 17.5 acres from RS-15 to CH located along Agripark Dr., Abundant Life Christian Center and Harpers Point Land Partnership developer. c. Zoning Request [ ] for property at the northeast corner of Hancock Street and East Castle Street for PCD amendment (.29 acres) and RM-16 to PCD (.11 acres), Mr. John N. Sowell applicant. 6. Staff Reports and Other Business: a. Election of Officers for the Year. 7. Adjourn

MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JULY 8, 2009 4.a.

2 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JULY 8, a. Brookwood Terrace [ ] development entrance sign for apartment complex located along South Rutherford Boulevard, BACAR Constructors, Inc applicant. The subject of this application is the Brookwood Terrace apartment complex, which is currently under construction. The development is located along the west side of South Rutherford Boulevard just north of the Campus Crossings South apartment complex and east of Hastings Street. One (1) development entrance sign is proposed, and it is proposed to be located on the south side of the main entrance into the site from South Rutherford Boulevard. Included with the submittal is an elevation of the proposed sign. According to the Building and Codes Department, the proposed sign meets all requirements with regards to size and location. Internal illumination of the sign is not permitted, but the applicant does intend on providing external illumination, which is permitted. The applicant has submitted a letter from the apartment management company stating that they will be responsible for the perpetual maintenance of the sign. Following approval from the Planning Commission, the applicant will need to submit an application for Plans Review to the Building and Codes Department in order to obtain a building permit for the sign.

3 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JULY 8, a. Zoning Request [ ] for a PUD amendment of approximately 72 acres along Rucker Lane, ParkTrust developer. The subject area is a part of the Marymont Springs development located west of Rucker Lane and north of Windrow Road. This zoning amendment application is focused on the area around the mansion which was preserved as a part of the development. The properties to the north are zoned PUD and are a part of the Kingdom Ridge development. The areas to the south, east, and west are in the unincorporated area of Rutherford County. The Muirwood development (an outside the City sewer customer) is to the east, just across Rucker Lane. This PUD amendment request is limited to a 72 acre area; the entire Marymont Spring development is 660 acres. The purpose of the amendment is to allow the developer to change the lot size and housing type offered in the mansion area. It is also, to relocate the swimming pool and amenity area to the west side of Marymont Springs Boulevard and to include the mansion and surrounding property to be common area. Included in your agenda materials is a letter from the applicant outlining the proposed changes he wishes to make to the pattern book. The Planning Commission should conduct a public hearing to consider this PRD amendment, and then forward its recommendation to City Council. As a Planned Development the Planning Commission may place appropriate conditions upon a recommendation of approval.

4 RS-15 ARK LN BERYL DR COMPASSION LN KINGDOM DR AGATE DR COTTONFIELD LN RAMPART LN RS-10 PLANTATION DR OLD SOUTH RD COUNTRY PARK LN TARA CT SANCTUARY PL MOORELAND LN FAIRHAVEN LN MARYLAKE WAY GREENFIELD CT HIGDON DR ASHLAND CT PRD ROLLING CREEK DR WATERSIDE DR COSY CRESENT DR PUD UNKNOWN MUIRWOOD BLVD UNKNOWN HAMLET DR FAITHWAY DR FAITHWAY DR OAK DR HARWELL LN OAK DR JADE CT CANTRELL DR RUCKER LN AREA JARRATT DR TROTTERS LN OLD SALEM RD WINDROW RD HWY 99 PUD G:\planning\rezon\marymontspring0609.mxd - 8:14:19 AM Rezoning Request Along Rucker Lane PUD Amendment ,200 2,400 Feet µ City TEASIDE LN Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

6 Mansion Area PATTERN BOOK REVISED

7 Mansion Area PATTERN BOOK REVISED THE PLAN Introduction Current Master Plan - Approved Proposed Revision THE NEIGHBORHOOD - MANSION AREA Proposed Revision - Mansion Area Cottage Home with Alley Courtyard Home Empty Nester & Cottage Homes PARKTRUST DEVELOPMENT 640 Broadmor Blvd. Suite 100 Murfreesboro, TN AMENITY FACILITY REVISION Mansion Facility Pool Amenity HUDDLESTON STEELE ENGINEERING DESIGN RESOURCE

8 INTRODUCTION This application for an amendment to the Marymont Springs P.U.D. requests the following changes to the amended plan.the three basic changes are: to change the lot/housing types within the Mansion Area; to relocate the swimming pool amenity area; and to designate the mansion and approximately 3.5 acres to become common area. In total Marymont Springs is a mixed use 660 acre development.the focal point of the community at this time is the Marymont Mansion built circa 1861 and has been preserved with the renovation of the first floor rooms. Marymont Springs is to provide a variety of housing choices, with a town center at the intersection of the future Veterans Parkway and realigned Rucker Lane creating a unique neighborhood where living, working and shopping intertwine. The Mansion Area will be marketed toward empty nesters but will not be exclusive to this group. Five lot types, two being alley loaded, are envisioned for this area.the streets in the Mansion Area will be private and gated.the local streets in this area will have curb, gutter, and sidewalks; and the alleys will have ribbon curb.the front island will contain a sign that uses end columns salvaged from the original garden area of the Mansion. Upon approach to the Mansion, the front lawn area will create a Mews. Sidewalks will wind from the entrance road and Mansion and connect to a sidewalk that would front the alley-loaded lots that face the front-lawn area.the historic cemetery located within the Mansion Area will be protected by a wrought iron fence.the grounds of the cemetery will be maintained by the HOA, and access to the cemetery will be available to the community at large. The swimming pool amenity is to be located in closer proximity to the Mansion and will provide an area of approximately 2 acres for the pool, pool house, and parking.the water-surface area of the pool is to be a minimum of 4,000 sq.ft.the periphery deck area is sufficient in size to accommodate 175 to 200 deck chairs.the parking lot is sufficient in size to accommodate 90 parking spaces.the pool house is to contain an equipment room, storage, and restrooms. The Mansion will continue to be used as a sales center, and at a minimum, the total first floor will be restored and used as meeting rooms, card rooms, or gathering areas.an addition to the rear of the Mansion would be constructed to contain restrooms, a catering kitchen, and an exercise facility.the second floor of the mansion may or may not be restored for usable space. ParkTrust Development has had a structural engineer, knowledgeable of older structures, prepare a preliminary report of the Mansion which deems it as salvageable. Fire damage that was incurred in the 1990s is reversible and can meet codes according to the report. The lawn area that will be a part of this common area is approximately 340 feet wide and 420 feet deep.attention was given to create a lawn area that preserves many of the existing trees in the front yard.the rear lawn area could be used for informal, as well as formal gatherings. These changes that include the Mansion Area, lakes, and pool total 72 acres of the 660 acres of the total project area.although this request increases the density in the Mansion Area, the overall density of the project will not increase as changes are made to future sections.a need to increase density in the Mansion Area has occurred because of the empty-nester product which requires smaller lots that are easily maintained.this pattern book provides actual lot sizes, lot totals, housing types, and other details of this request. 3

THE PLAN: CURRENT MASTER PLAN - APPROVED 01.18.2007 4 S I T E D A T A Overall Site Area: +/-660 Acres Total Residential Units: 1754 Overall Site Density: +/-2.

9 THE PLAN: CURRENT MASTER PLAN - APPROVED S I T E D A T A Overall Site Area: +/-660 Acres Total Residential Units: 1754 Overall Site Density: +/-2.65 DU/A Residential Site Area: +/-570 Acres 120 min The River Haven- Estates The Boulevard - Estates The River Estates Manor Homes min Mansion Estates Carriage Homes Carriage Homes 133 Town Homes 143 Retirement Villas 199 Total Residential Units: 1254 Density: +/-2.20 du/ac Town Center (Mixed Use) +/-90 ac Town Homes 100 units Multi-Family 400 units Total Residential Units: 500 Density: +/-5.56 du/ac Scale: 1 = 800

10 PROPOSED REVISION Scale: 1 = 800 5

11 PROPOSED REVISION - MANSION AREA 6 PRIOR APPROVAL Boulevard Manor Mansion Estates Retirement Villas 6 lots 34 lots 28 lots 42 lots CONNECT TRAIL TO SIDEWALK TRAIL TRAIL LAKE MARYMONT SPRINGS BLVD. POOL AMENITY PARKING SITE DATA Total lots: x 130 Courtyard 61 lots 57 x 130 Empty Nester Alley 26 lots 55 x 130 Cottage 47 lots 50 x 130 Empty Nester 28 lots 45 x 130 Cottage Homes with Alley 23 lots Total lots: 185 LAKE Overall Site Area: ± 72.7 acres Total Resident Units: 185 Overall Site Density: 2.54 units/acre Scale: 1 = 300 CEMETERY MARYMONT MANSION MEWS RUCKER LANE

cottage homes with alley empty nester homes with alley THE NEIGHBORHOOD - MANSION AREA - COTTAGE HOME WITH ALLEY ALLEY 7 {45 foot wide lots - 23 homes proposed - 2,000 sq. ft.

minimum} DEPTH: 110 minimum, plus 20 alley easement FRONT YARD SETBACK: 13 SIDE YARD SETBACK: Minimum setback for all structures is 5 including porches, chimneys and mechanical units.

SIDE STREET SETBACK (Corner Lots): 10 Side Street Setback REAR YARD SERVICE LANE SETBACK: 20 minimum GARAGES: Face of garage door shall be 21 6 from edge of alley PORCHES: May extend into Front Yard

12 cottage homes with alley empty nester homes with alley THE NEIGHBORHOOD - MANSION AREA - COTTAGE HOME WITH ALLEY ALLEY 7 {45 foot wide lots - 23 homes proposed - 2,000 sq. ft. minimum} {57 foot wide lots - 26 homes proposed - 2,500 sq. ft. minimum} DEPTH: 110 minimum, plus 20 alley easement FRONT YARD SETBACK: 13 SIDE YARD SETBACK: Minimum setback for all structures is 5 including porches, chimneys and mechanical units. Houses must be at least 10 apart. SIDE STREET SETBACK (Corner Lots): 10 Side Street Setback REAR YARD SERVICE LANE SETBACK: 20 minimum GARAGES: Face of garage door shall be 21 6 from edge of alley PORCHES: May extend into Front Yard Setback 42. Designed to comfortably fit on a 45 x 130 typical lot (110 minimum), the Cottage Home combines architecture, landscaping and detailed amenities to create the look and feel of a warm, friendly hometown. The Mansion Area is unified by harmonious, traditional architectural styles in a mix of different home types. Exteriors are accented with traditional materials such as fiber, cement, lapped siding, wrought iron, stone and brick. No vinyl except for soffits and fascia. Cottage Homes with Alley Empty Nester Alley SITE DATA 57 x 130 Empty Nester Alley 45 x 130 Cottage Homes with Alley The Empty Nester product will front an open central courtyard referred to as Mews. ARC approval will be required.

courtyard homes {65 foot wide lots - 61 homes proposed - 2,500 sq. ft. minimum} DEPTH: 130 minimum - no alley FRONT YARD SETBACK: Motor court garages set back to be 20.

13 courtyard homes {65 foot wide lots - 61 homes proposed - 2,500 sq. ft. minimum} DEPTH: 130 minimum - no alley FRONT YARD SETBACK: Motor court garages set back to be 20. Street facing garage doors a minimum of 35 from back of sidewalk. SIDE YARD SETBACK: Minimum setback for all structures is 5 including porches, chimneys and mechanical units. Houses must be at least 10 apart. SIDE STREET SETBACK (Corner Lots): 20 Side Street Setback PORCHES: May extend into Front Yard Setback 42. THE NEIGHBORHOOD - MANSION AREA - COURTYARD HOME 8 Located on 65 x 130 typical lots. Special attention to the architectural features of the recessed garaged doors will be as follows: No double car garage doors will be allowed. Two separate doors will be utilized with each door being recessed from the garage front wall in addition to the recess from the main plane of the home. All homes built on the 65 foot lots widths shall employ a traditional architectural design palette. No vinyl except for soffits and fascia. ARC approval will be required. SITE DATA 65 x 130 Courtyard

14 THE NEIGHBORHOOD - MANSION AREA - EMPTY NESTER & COTTAGE HOMES empty nester & cottage homes {50-55 foot wide lots - 75 homes proposed - 1,800 sq. ft. minimum} 9 DEPTH: 130 minimum FRONT YARD SETBACK: 35 SIDE YARD SETBACK: Minimum setback for all structures is 5 including porches, chimneys and mechanical units. Houses must be at least 10 apart. SIDE STREET SETBACK (Corner Lots): 20 Side Street Setback REAR YARD SETBACK (No Alley): 15 minimum GARAGES: Face of garage door shall be 35 from back of sidewalk. PORCHES: May extend into Front Yard Setback 42. Typical lot sizes would be a minimum of 50 x 130. Home designs will consist of front, side and motor court type garages. Carriage style garage doors will be required. Brick, stone or cement fiber board will be used and vinyl only on soffit/fascia. ARC approval will be required. SITE DATA 55 x 130 Cottage 50 x 130 Empty Nester

15 AMENITY FACILITY REVISION - MANSION FACILITY marymont springs mansion facility 10 PROPOSED FEATURES: Gathering spaces Meeting and activity rooms Gated Entrance will feature old brick and cut stone pillars salvaged from site. Scale: 1 = 200

marymont springs aqua center AMENITY FACILITY REVISION - POOL AMENITY 11 Splash Puddle Pool House PROPOSED FEATURES: Neighborhood pool house 4,000sf water surface area for swimming laps interactive

16 marymont springs aqua center AMENITY FACILITY REVISION - POOL AMENITY 11 Splash Puddle Pool House PROPOSED FEATURES: Neighborhood pool house 4,000sf water surface area for swimming laps interactive water features deck to accommodate 175 deck chairs 2 lakes with combined area of approximately 7 acres 4,200 LF of interconnected trails and walkways SIDEWALK TRAIL LAKE POOL POOL HOUSE TRAIL PARKING Trail Cross Section LAKE Cross Slope 2% Drainage Slope (Maximum 3:1) Min. 1 1 Shoulder Clearance NTS 3 Compacted Stone 2 Asphalt Binder

17 PARKTRUST DEVELOPMENT 640 BROADMOR BLVD. SUITE 100 MURFREESBORO, TN 37064

18 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JULY 8, b. Zoning Request [ ] for approximately acres to be rezoned from RM-16 to CH and approximately 17.5 acres to be rezoned from RS-15 to CH along Agripark Drive, Abundant Life Christian Center and Harpers Point Land Partnership developer. The subject area consists of four properties located along the eastern and western sides of Agripark Drive. The parcels along the eastern side of Agripark Drive are zoned RM-16 (Multi-Family, Residential District) and the parcels along the western side of Agripark Drive are zoned RS-15 (Single-Family, Residential District). To the east of the subject area is the Harpers Point apartment complex (zoned RM-16). The properties to the north and south are zoned CH (Highway Commercial District). The properties to the west, along Gresham Lane, are zoned RS-15 and used for residential purposes. Agripark Drive (which opened to traffic in June) creates opportunities for the subject properties that did not exist prior to its construction. The properties on the west side of Agripark Drive, zoned RS-15, had frontage upon Gresham Lane which is a substandard street and not adequate for commercial or multiple family development. Staff has advised the property owners that a zoning application or development plan that is dependent upon Gresham Lane would be discouraged and possibly denied. With the construction of Agripark Drive through the property, the opportunity exists for much more intense development possibilities. Accordingly, the applicants have requested a CH zone for the property excluding the portions that connect to Gresham Lane. The parcel to the north and east of Agripark Drive is land-locked and is zoned RM-16. This parcel was zoned RM-16 in 1996 in anticipation of it being developed with apartments as an extension of adjacent Harpers Point apartments. The applicants are now requesting to zone the parcel from RS-15 to CH. The southern two parcels were included in the rezoning consideration by the Planning Commission. The property to the south and east of Agripark Drive is mostly zoned CH and the zoning change from RM-16 to CH is to clean up the zone line to follow the parcel line. The portion of the parcel to the south and west of Agripark Drive was included by the Planning Commission because it is zoned interim RS-15 when the land was annexed and it is not an suitable location for 15,000 square feet residential lots. Staff considers that it will be a matter of time until that property owner makes application for rezoning also. Also, land zoned CH adjacent to lands zoned RS-15 or RM-16 is required to install a type C buffer regardless of the future zoning and development intentions the owner of the property zoned RS-15 and RS-16 may have. The Planning Commission should conduct a public hearing regarding the rezoning of these four properties, and then forward its recommendation to City Council.

19 GG DR PCD JOHN R RICE BLVD IRANDA DR Rezoning Request RS-15 to CH Rezoning Request RM-16 to CH AARON CT LAIRMONT DR GRESHAM LN RS-15 AGRIPARK DR RM-16 L-I 7 RS-15 CL CH MAKAYLA CT RIVER CL RS-15 G:\planning\rezon\agriparkdr.mxd - 3:26:09 PM T ANDREWS DR Rezoning Request Along Agripark Drive from: RS-15 and RM-16 to CH , Feet RI µ CASON LN CASON SQUAR BLVD City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615) Legen

21 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JULY 8, c. Zoning Request [ ] for approximately 0.40 acres located along Hancock Street and East Castle Street to amend the current PCD for approximately.29 acres and rezone approximately.11 acres from RM-16 to PCD, John N. Sowell developer. The subject area consists of two parcels located on the northwestern corner of Hancock Street and East Castle Street. The parcel directly on the corner is zoned PCD (Planned Commercial District) and is the location of Jeff s Family Friendly Restaurant and the former location of Glantons Grocery Market. The second parcel, adjacent on the eastern side, is zoned RM-16 (Multi-Family, Residential District) and is the location of a singlefamily residential house. The parcels to the north and east are zoned RM-16 and the parcels to the south and west are zone RS-4 (Single-Family, Residential District). The subject area is a part of The Maney Avenue: A Comprehensive Community Plan. The site operates as a successful neighborhood restaurant which draws patrons from all areas of our community. Because of the restaurant s successes, Mr. Sowell desires to utilize the neighboring lot at 703 East Castle Street as a parking lot in addition to a single-family residence. Mr. Sowell bought the lot to the east (zoned RM-16) in October of 2008, for his son s residence and then he graveled the rear yard to be used as a parking area for the restaurant. A parking lot is not a permitted use under the current zoning, therefore, the applicant is requesting to amend the current PCD and to zone the rear portion of the lot to the east PCD to allow the parking lot. The front portion of the lot, including the house, will remain zoned RM-16. Attached to the staff comments are photographs of the area. The Planning Commission should conduct a public hearing to consider amending the zoning of this property, and then forward its recommendation to City Council. Staff will have additional comments at the meeting.

22 REID AVE Rezoning Request PCD Amendment RM-16 RS-8 HANCOCK ST PCD E CASTLE ST Rezoning Request RM-16 to PCD RS-4 RS-8 G:\planning\rezon\703ECastle.mxd - 10:45:27 AM Rezoning Request Along Hancock St. and E. Castle St. from: RM-16 to PCD and PCD Amendment Feet µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

28 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JULY 8, a. Election of Officers for the Year. Article III, Section 2 of the Rules of Procedure for the Murfreesboro Planning Commission prescribes that the Chair and Vice-Chair of the Planning Commission shall be elected each year for a one year term by the Commission, from among its members, at their first regular meeting in July of each year. Accordingly this matter is being placed on the Planning Commission s agenda for appropriate action.

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers April 4, 2012 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Public Hearings: