CITY OF MURFREESBORO PLANNING COMMISSION AGENDA

Transcription

1 CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, City Council Chambers January 6, 2010 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Public Hearings: a. Zoning Ordinance Amendments [ ] to Section 2, Section 9, Section 24, Chart 1, and Chart 4 regarding Postmortem Establishments, Planning Staff applicant. b. Zoning Request [ ] to rezone approximately.52 acres located along Medical Center Pkwy. from PCD to CF, Denise O Connell applicant. c. Zoning Request [ ] to rezone 1.29 acres located along Lascassas Pk. and Wenlon Dr. from RM-16 to CL, Robert D. and Bonnie B. Jones applicants. 4. Plats and Plans: a. Parkway Office Park, Section 2, Lots 5A and 6 [ ] final plat and mandatory referral for two lots on acres zoned LI and GDO-3 located along Williams Dr., Mark Pirtle Gateway, LLC developer. b. Puckett Station, Section 1, Resubdivision of Lots 54, 55, and 56 [ ] final plat and mandatory referral for two lots on 2.05 acres zoned PRD located along Pretoria Run, Puckett Station Partnership developer. 5. Gateway Design Overlay: a. Waterstone Office Park, Lot 7 [ ] initial design review for 37,800 sq.ft. on 2.69 acres zoned LI and GDO-3 located along Williams Dr., HPHK, LL C developer. 6. New Business: a. Amendments to the Zoning Ordinance and Murfreesboro City Code to implement Subdivision Regulations and Standard Street Specifications [ ]. 7. Other Business and Staff Reports. 8. Adjourn

2 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, a. Zoning Ordinance Amendments [ ] to Section 2, Section 9, Section 24, Chart 1, and Chart 4 regarding Postmortem Establishments, Planning Staff applicant. On November 18, 2009, the Planning Commission reviewed information regarding human cemeteries, pet cemeteries, human crematories, pet crematories, cryogenics, taxidermists, human funeral homes (mortuaries), pet funeral homes, mausoleums, and undertaking establishments (i.e. postmortem establishments). Staff presented a memo outlining the City of Murfreesboro s regulations regarding these uses and those of several other Tennessee communities. The Planning Commission then directed staff to write some possible amendments to the Murfreesboro Zoning Ordinance to address postmortem establishments. Planning Staff presented a draft of the proposed amendments to the Planning Commission on December 16, After reviewing them, the Planning Commission scheduled a public hearing on the matter. Included in your agenda materials is a copy of the draft amendments. The changes apply to Sections 2, Section 9 STANDARDS FOR SPECIAL PERMIT USES, Section 24, Chart 1 USES PERMITTED, and Chart 4 REQUIRED OFF-STREET PARKING AND QUEUING SPACES BY USE of the Murfreesboro Zoning Ordinance. The changes to Section 2 are to add eight new definitions to the Zoning Ordinance. The following places have been defined: Cemetery, Pet Cemetery, Crematory, Pet Crematory, Funeral Home, Pet Funeral Home, Morgue, and Taxidermy Studio. The changes to Section 9 STANDARDS FOR SPECIAL PERMIT USES will add special use standards to Crematories, Pet Cemeteries, Pet Crematories, and Taxidermy Studios. The Murfreesboro Zoning Ordinance already has special use standards for cemeteries.

3 The changes to Section 24 will prohibit Cemetery, Pet Cemetery, Crematory, Pet Crematory, Pet Funeral Home and Taxidermy Studio as permitted uses in the Gateway Design Overlay District. The changes to Chart 1 USES PERMITTED are to add the following uses to the chart and identify the zoning districts that would permit them: Pet Cemetery, Morgue, Pet Funeral Home, Crematory, and Pet Crematory. The term Veterinarian s Office is changed to Veterinary Office and the term Taxidermist is changed to Taxidermy Studio. Also, the zoning districts a Taxidermy Studio are permitted in have changed from being permitted by right in the CF, CBD, CH, L-I, and H-I zones to being permitted by special use permit in the CH, L-I, and H-I zones. The changes to Chart 4 REQUIRED OFF-STREET PARKING AND QUEUING SPACES BY USE are to add parking standards for the following uses: Cemetery, Pet Cemetery, Morgue, Funeral Home, Pet Funeral Home, Crematory, Pet Crematory, Taxidermy Studio, Animal Grooming Facility, Veterinary Office, and Veterinary Hospital. Chart 4 already includes a standard for a Veterinary Clinic. The Planning Commission should conduct a public hearing to consider the adoption of these zoning ordinance amendments, after which it should forward its recommendation to City Council. The Planning Staff will be available to offer additional comments at the meeting.

4 1 Draft December 4, 2009 Draft *D*R*A*F*T* Amendments to Zoning Ordinance Regarding Postmortem Establishments Amend Murfreesboro City Code Appendix A Zoning Section 2. INTERPRETATIONS AND DEFINITIONS in the DEFINITIONS subsection by adding the following new terms and definitions in their proper alphabetical order: Cemetery: A place used to inter the remains of human dead. A cemetery may include a burial park for earth interments, a mausoleum for vault or crypt interments, a columbarium for cinerary interments, or a combination of such. A cemetery may include a funeral home, or facilities for cremation, or both if such home or facility are located and operated completely within the boundaries of the cemetery and accessory to the cemetery. Pet Cemetery: A place used to inter the remains of deceased domesticated animals. A pet cemetery may include a pet funeral home, or facilities for cremation, or both if such home or facility are located and operated within the boundaries of the pet cemetery and accessory to the pet cemetery. For purposes of this ordinance, pet cemetery does not include the interment of a pet upon the property of the pet owner. Crematory: A place not accessory to a funeral home or cemetery which has been certified by the State for the cremation of deceased persons. Pet Crematory: A place not accessory to a pet funeral home or pet cemetery having an apparatus for the cremation of deceased animals. Funeral Home: A place used for human funeral services. Such place may include space and facilities for (a) display of deceased

5 2 persons and rituals connected therewith before burial or cremation; (b) embalming and the performance of other services used in the preparation of the dead for burial or cremation; (c) the performance of autopsies and other surgical procedures upon the dead; (d) the sale and/or storage of caskets, funeral urns, and other related funeral supplies; (e) the storage of funeral vehicles, and (e) facilities for cremation. Pet Funeral Home: A place used for funeral services for deceased domesticated animals. Such place may include space and facilities for (a) display of deceased animals and rituals connected therewith before burial or cremation; (b) the sale and/or storage of caskets, funeral urns, and other related funeral supplies; (c) the storage of funeral vehicles, and (d) facilities for animal cremation. Morgue: A place where the bodies of deceased persons are kept temporarily pending identification or release for burial, cremation, or autopsy and where autopsies or other surgical procedures upon the dead may be performed. A morgue may be accessory to a hospital or funeral home. Taxidermy Studio: A place used for preparing, stuffing, and mounting the skins of animals to make them appear lifelike. 2. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED by adding in its proper alphabetical order in the INSTITUTIONS subsection Pet Cemetery as a use permitted by special use permit in the RS-15, RS-12, RS-10, CF, CH, H-I, and L-I zones. 3. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED by adding in its proper alphabetical order in the INSTITUTIONS subsection Morgue as a use permitted by right in the CH, L-I, CM-R, and CM zones. 4. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED by adding in its proper alphabetical order in the Draft December 4, 2009 Draft

6 3 COMMERCIAL subsection Pet Funeral Home as a use permitted by right in the CF, CH, H-I, and L-I zones. 5. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED by adding in its proper alphabetical order in the COMMERCIAL subsection Crematory as a use permitted by special use permit in the H-I and L-I zones. 6. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED by adding in its proper alphabetical order in the COMMERCIAL subsection Pet Crematory as a use permitted by special use permit in the H-I and L-I zones. 7. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED in the COMMERCIAL subsection by changing the use entitled Veterinarian s Office to Veterinary Office. 8. Amend Murfreesboro City Code Appendix A Zoning Chart 1. USES PERMITTED in the COMMERCIAL subsection by changing the use entitled Taxidermist to Taxidermy Studio ; by deleting the X in the CF and CBD columns of the Taxidermy Studio row so that this use is not permitted in the CF or CBD zone and by changing the X in the CH, H-I, and L-I columns of the Taxidermy Studio row to an S so that this use is allowed only by special use permit in this zones. 9. Amend Murfreesboro City Code Appendix A Zoning Section 9. STANDARDS FOR SPECIAL PERMIT USES subsection (D)(2)(aa) which is marked as Reserved by replacing it to read as follows: (aa) Crematories shall be subject to the following additional standards: [1] If located adjacent to or within 500 feet of land zoned for single family or multiple family purposes or the residential portion of a Planned Development, all bodies and cadavers shall be loaded or unloaded within the confines of a structure completely out of public view. [2] There shall be no disposal of ash or other waste material on the property. Draft December 4, 2009 Draft

7 4 [3] The applicant shall provide documentation demonstrating that the proposed crematory is licensed in the State of Tennessee or that it can meet the requirements necessary to obtain a license to operate as a crematory in the State of Tennessee and obtains it within a reasonable period of time. [4] The Board of Zoning Appeals may require additional standards in order to assure the compatibility of the crematory with other property in the vicinity of the crematory. 10. Amend Murfreesboro City Code Appendix A Zoning Section 9. STANDARDS FOR SPECIAL PERMIT USES subsection (D)(2)(ggg) which is marked as Reserved by replacing it to read as follows: (ggg) Pet Cemeteries shall be subject to the following additional standards: [1] Pet cemeteries shall be located on sites of at least five acres; [2] All structures located in a pet cemetery of eight (8) feet in height or over including, but not limited to mausoleums, monuments, and buildings, and all mausoleums not located in a cemetery and regardless of height shall be set back at least one hundred feet from each lot line and street right-of-way; [3] all graves or burial lots shall be set back at least thirty feet from each lot line and street right-of-way; [4] screening located along the lot lines of the site of the pet cemetery may be required by the Board of Zoning Appeals to block such cemetery from view from other property; [5] a pet cemetery site shall not obstruct the development of any street proposed in the Murfreesboro Major Thoroughfare Plan as adopted and as may be amended from time to time; [6] Parking areas shall be designed in a manner to minimize backing into any public right-of-way; and, [7] The Board of Zoning Appeals may require additional standards in order to assure the compatibility of the pet cemetery with other property in the vicinity of the pet cemetery. Draft December 4, 2009 Draft

8 5 11. Amend Murfreesboro City Code Appendix A Zoning Section 9. STANDARDS FOR SPECIAL PERMIT USES subsection (D)(2)(hhh) which is marked as Reserved by replacing it to read as follows: (hhh) Pet Crematories shall be subject to the following additional standards: [1] If located adjacent to or within 500 feet of land zoned for single family or multiple family purposes or the residential portion of a Planned Development, all bodies and cadavers shall be loaded or unloaded within the confines of a structure completely out of public view. [2] There shall be no disposal of ash or other waste material on the property. [3] A pet crematory shall be operated in a manner consistent with generally accepted standards. [4] The Board of Zoning Appeals may require additional standards in order to assure the compatibility of the pet crematory with other property in the vicinity of the pet crematory. 12. Amend Murfreesboro City Code Appendix A Zoning Section 9. STANDARDS FOR SPECIAL PERMIT USES subsection (D)(2)(bbbb) which is marked as Reserved by replacing it to read as follows: (bbbb) Taxidermy Studios shall be subject to the following additional standards: [1] An applicant for a taxidermy studio shall make provision for disposal of biological remains of animals in a manner acceptable to the Board of Zoning Appeals. [2] There shall be no outdoors storage of animal remains prior to their disposal. Draft December 4, 2009 Draft

9 6 [3] The Board of Zoning Appeals may require additional standards in order to assure the compatibility of the taxidermy studio with other property in the vicinity of the taxidermy studio. 13. Amend Murfreesboro City Code Appendix A Zoning Chart 4. REQUIRED OFF-STREET PARKING AND QUEUING SPACES BY USE by adding the following new uses and parking requirements in the Institutional Uses subsection in their correct alphabetical order: Cemetery The number of required parking spaces shall be determined by the Board of Zoning Appeals. Required parking may be allowed in onsite off street driveways/access drives or in grass areas. Pet Cemetery The number of required parking spaces shall be determined by the Board of Zoning Appeals. Required parking may be allowed in onsite off street driveways/access drives or in grass areas. Morgue 1 for each employee employed on the largest shift plus 5 spaces. Draft December 4, 2009 Draft

10 7 by adding the following new uses and parking requirements in the Commercial subsection in their correct alphabetical order: Funeral Home Pet Funeral Home Crematory Pet Crematory Taxidermy Studio Animal Grooming Facility Veterinary Office Veterinary Hospital 1 for each 100 square feet of f.a. plus 1 for each business vehicle. 1 for each 100 square feet of f.a. plus 1 for each business vehicle. 1 for each 300 square feet plus 1 for each business vehicle. 1 for each 300 square feet plus 1 for each business vehicle. 1 for each 300 square feet. 1 for each 300 square feet 1 for each 300 square feet. 1 for each 300 square feet. Draft December 4, 2009 Draft

11 8 and, by deleting from the Commercial subsection Undertaking Establishment as a listed use. 14. Amend Murfreesboro City Code Appendix A Zoning Section 24. OVERLAY DISTRICT REGULATIONS, ARTICLE III. GATEWAY DESIGN OVERLAY DISTRICT subsection (C)(5) by adding in the INSTITUTIONS subsection in their correct alphabetical order the following uses not to be permitted in the GDO District: Cemetery Pet Cemetery and by adding in the COMMERCIAL subsection in their correct alphabetical order the following uses not to be permitted in the GDO District: Crematory Pet Crematory Pet Funeral Home Taxidermy Studio. Draft December 4, 2009 Draft

12 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, b. Zoning Request [ ] to rezone approximately.52 acres located along Medical Center Pkwy. from PCD to CF, Denise O Connell applicant. The subject area consists of one parcel located north of Medical Center Parkway, just east of Grantland Avenue. The property is currently zoned PCD (Planned Commercial District). All the properties along this stretch of Medical Center Parkway, including the subject property, are within the GDO-4 district. One residential structure converted into a commercial building is currently located on site. The parcels to the north and west are also zoned RS-10 and are city, single family subdivisions. The properties to the east are zoned CH (Highway Commercial District) and are used as a beauty salon, furniture store, and offices. The properties to the south are zoned H-I (Heavy Industrial District) and is the location of a new commercial strip center and a Burger King restaurant. This section of Medical Center Parkway is a five lane street section with curbs, gutters and sidewalks. In 1998 the property was rezoned from RS-10 to PCD to allow Murfreesboro Art and Frame shop. The current PCD zone only allows paintless dent repair with minor glass and upholstery repair (approved in 2007). Although the zoning entitlement was granted, the paintless dent repair business never opened for business. This property has been unoccupied since the Murfreesboro Art and Frame shop closed. The applicant request is to rezone this property to allow the operation of an upscale dog daycare. Staff recommended the applicant consider a bulk zone because the planned development approach has made the process of finding a user for the property difficult and because this property is within the GDO-4 district. The GDO-4 district mandates a higher quality of development if the property is redeveloped. Therefore, the applicant is requesting to be rezoned to CF, a commercial zone which permits the proposed use but doesn t allow as many uses as the adjacent CH zone permits. The Planning Commission should conduct a public hearing before considering rezoning this parcel from PCD to CF; then it should forward a recommendation to City Council.

13 RS-8 NANCY DR MURFREE AVE CP GRANTLAND AVE MEDICAL CENTER PKWY RS-10 AREA PCD ALLEN AVE WEDGEWOOD ST POPLAR AVE CH W LOKEY AVE H-I MEMORIAL BLVD POPLAR AVE RM-16 N WALNUT ST G:\planning\rezon\424MedCenterPky.mxd - 9:27:42 AM Rezoning Request Along Medical Center Parkway from: PCD to CF Feet µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

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16 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, c. Zoning Request [ ] to rezone 1.29 acres located along Lascassas Pk. and Wenlon Dr from RM-16 to CL, Robert D. and Jonnie B. Jones applicants. The subject area consists of one double frontage lot located west of Lascassas Pike and east of Wenlon Drive. The property is currently zoned RM-16 (Multi Family Residential District). Kids Connection daycare center is currently located on the property (day-care centers are permitted in the RM-16 zone with the issuance of a special use permit). The properties to the north are zoned CL (Local Commercial District), CP (Commercial Planned), R-D (Duplex Residential District), RS-15 (Single-Family Residential District), and RM-12 (Residential Multi-Family District). The properties to east are zoned CL and CM (Medical District Commercial). The properties to the south and west are zoned RM-16. The subject property has access to both Lascassas Pike (Highway 96) and to Wenlon Drive. This section of Lascassas Pike is a two lane ditch section highway without sidewalks. Wenlon Drive is a two lane substandard street. The applicant wishes to rezone the subject parcel to CL so it will be easier to market the property in the event they decide to rent or sell the property and because they believe it will increase the land value. The CL zone allows a variety of commercial and residential uses and would continue to allow the day care center by right. The Planning Commission should conduct a public hearing before considering rezoning this parcel from RM-16 to CL; then it should forward a recommendation to City Council.

17 CL RM-12 RM-16 SHRINE BLVD DRAGON DR R-MO WENLON DR SHANGHI DR AREA RM-16 RD RS-15 CP CL CM GOLD VALLEY DR RS-15 OLD LASCASSAS RD G:\planning\rezon\1805Lascassashwy.mxd - 4:02:08 PM CP LASCASSAS PIKE CL CH RM-12 Rezoning Request Along Lascassas Pike from: RM-16 to CL Feet RS-10 RS-15 µ STRATFORD HALL CIR PRD City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

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21 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, a. Parkway Office Park, Section 2, Lots 5A and 6 [ ] final plat and mandatory referral for two lots on acres zoned LI and GDO-3 located along Williams Dr., Mark Pirtle Gateway, LLC developer. This final plat for two lots is located in the Parkway Office (now Waterstone ) Park located at the terminus of Williams Drive, north of Gateway Blvd. This plat was previously approved but is now being reviewed again by the Planning Commission, because there is a change in right-of-way, resulting in the need for a mandatory referral review. Standard Staff Comments: 1) This subdivision plat is not affected by the Major Thoroughfare Plan. 2) Send a copy of the entire set of staff-approved plans in both.dwg or.dgn vector format as well as in.pdf format to slogan@murfreesborotn.gov. Projection should be in Tennessee State Plane, NAD 83 (U.S. feet)..dwg and.dgn layers should be identified per Gerald Lee. For additional questions contact: glee@murfreesborotn.gov. 3) In accordance with TCA Section (b)(1), Competitive Cable and Video Services Act, in cases of new construction or property development where utilities are to be placed underground, the developer or property owner shall give all providers of cable or video serving the City of Murfreesboro dates on which open trenching will be available for the providers installation of conduit, pedestals or vaults, and laterals, referred to as equipment, to be provided at each such providers expense. Staff Comments: 1) Provide legal description to the City of Murfreesboro Legal Department to provide quitclaim deed, as some right-of-way is proposed to be abandoned by the City back to the developer. A mandatory referral is required. Water and Sewer Comments: 1) No Comments.

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23 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, b. Puckett Station, Section 1, Resubdivision of Lots 54, 55, and 56 [ ] final plat and mandatory referral for two lots on 2.05 acres zoned PRD located along Pretoria Run, Puckett Station partnership developer. This final plat is to combine three lots into two and change a drainage easement. Because a portion of the easement is shifting, it requires the Planning Commission to consider a mandatory referral to remove such easement from the area in which it is currently platted. Standard Staff Comments: 1) This subdivision plat is not affected by the Major Thoroughfare Plan. 2) Send a copy of the entire set of staff-approved plans in both.dwg or.dgn vector format as well as in.pdf format to slogan@murfreesborotn.gov. Projection should be in Tennessee State Plane, NAD 83 (U.S. feet)..dwg and.dgn layers should be identified per Gerald Lee. For additional questions contact: glee@murfreesborotn.gov. 3) In accordance with TCA Section (b)(1), Competitive Cable and Video Services Act, in cases of new construction or property development where utilities are to be placed underground, the developer or property owner shall give all providers of cable or video serving the City of Murfreesboro dates on which open trenching will be available for the providers installation of conduit, pedestals or vaults, and laterals, referred to as equipment, to be provided at each such providers expense. Staff Comments: 1) Provide legal description of areas to be quitclaimed by the City of Murfreesboro. 2) Correct easement line to show a 5-foot shift northward on Lot 56. Water and Sewer Comments: 1) Comments will be provided at the meeting.

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25 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, a. Waterstone Office Park, Lot 7 [ ] initial design review for 37,800 sq.ft. on 2.69 acres zoned LI and GDO-3 located along Williams Dr., HPHK, LL C developer. This is the initial design review for a new proposed office building located on Lot 7 at the terminus of Williams Drive. This proposed use is a permitted use in the LI and GDO-3 districts. The design engineer and the developer should address all GDO comments prior to initial design review at the Planning Commission meeting on January 6, Standard staff comments and other staff comments have been provided as a courtesy to the design engineer. This review should not be construed as a full site-plan review by the Planning and Engineering staff. Full site-plan review will be undertaken after initial design review is complete. GDO comments 1) Provide specs on any proposed light fixtures, including the height of the fixtures. Metal halide, color-corrected mercury-vapor and color-corrected high-pressure sodium lamps are permitted. Low-pressure sodium lighting is prohibited. A photometric plan has been provided. A photometric plan has not been submitted. 2) Prior to final design review, provide a building materials board and colored architectural renderings. Black and white elevations have been provided. A material board and color elevations will be required as part of the Final Design Review. 3) Provide open space calculations. Verify that what is being counted toward the minimum open space requirements meets the criteria to be considered as open space, as specified in the GDO regulations. The GDO regulations call for 20% of the site to remain as open space, and 3% formal open space. This information has been provided, and is subject to review and approval by the City Horticulturalist. 4) A 15 front planting yard is required along Williams Drive. It appears this has been shown. 5) Show the locations of all utility boxes and HVAC units. All solid waste elements, utilities, and mechanical equipment should be landscaped and screened in accordance with the GDO requirements.

26 6) The architect needs to provide the percentage of brick and masonry proposed for this project. Also, please include an exterior materials breakdown for the overall project, as well as for each elevation. This information has been provided. 7) The GDO regulations call for existing trees to be preserved where possible. Provide a tree survey for all existing trees that can be preserved. 8) The applicant must provide a construction facilities plan and schedule to include the location and description of temporary signage, construction trailers and materials staging in storage area, construction access locations and parking. This has been provided. 9) The applicant must provide drawings and/or visual aids illustrating all exterior signage graphics, art, lighting, and street furniture. 10) A minimum of 15 feet is required between the parking and the property line. This requirement has been provided. 11) A minimum of 10 feet (Zoning Ordinance) and 20 feet (DRC Regulations) is required between the proposed buildings and the parking lot. The Zoning Ordinance requirement has been met, but the regulations setup as part of the restrictions for this area call for a 20-foot separation. The Board of Zoning Appeals cannot grant a variance to a private restriction, and a zoning variance is not needed as the Zoning Ordinance regulation is being met. However, a variance may be required by the DRC. This should be discussed with the DRC staff representative Jim, Crumley, Murfreesboro Asst. Mgr. 12) The developer needs to submit a list of all variances that will be required for the plan, if any. 13) Provide information regarding the height of the proposed buildings to ensure compliance with maximum height regulations. This information has been provided. 14) All rooftop-mounted units must be properly screened, and this must be properly demonstrated on the architectural plans. Provide staff with additional information on how this will be accomplished. Standard Staff Comments: 1) Per the design engineer s certification on this plan, this property lies in Zone X, outside of areas designated as floodway and 100-year floodplain per the latest FIRM maps (1/5/07) for the City of Murfreesboro. 2) This site plan proposal is not affected by the Major Thoroughfare Plan. 3) As with all developments of more than one acre, a State of Tennessee Construction General Permit is required. Evidence of this permit must be provided to the City s Environmental Engineer prior to construction commencement.

27 4) Submit an erosion prevention sediment control (ESPC) plan and stormwater pollution prevention plan (SWPPP) including drainage calculation and drainage area maps. ESPC plan and SWPPP are subject to review and approval by the City Environmental Engineer prior to any permit issuance. 5) A Land Disturbance Permit is required. The LDP application will be reviewed and approved by the City Engineer. 6) Send a copy of the final, revised landscape plan in DWF format to Cynthia Holloway of the Urban Environmental Department at cholloway@murfreesborotn.gov. 7) Send a copy of the entire set of staff-approved plans in both.dwg or.dgn vector format as well as in.pdf format to cchase@murfreesborotn.gov. Projection should be in Tennessee State Plane, NAD 83 (U.S. feet)..dwg and.dgn layers should be identified per Gerald Lee. For additional questions contact: glee@murfreesborotn.gov. 8) If the applicant wishes to install any flagpoles, they must be shown on the site plan, with the height, dimensions, and size of flag clearly labeled. In addition, a separate permit for flagpoles is required through the Building and Codes Department. 9) All signage is subject to review by the Building and Codes Department. All signage must conform to their requirements and require separate sign permits. 10) In accordance with TCA Section (b)(1), Competitive Cable and Video Services Act, in cases of new construction or property development where utilities are to be placed underground, the developer or property owner shall give all providers of cable or video serving the City of Murfreesboro dates on which open trenching will be available for the providers installation of conduit, pedestals or vaults, and laterals, referred to as equipment, to be provided at each such providers expense. Staff Comments: 1) Provide details of the formal open spaces, including proposed furniture, etc. 2) Provide a truck template for the site showing solid waste access, etc. 3) Sign plans should be submitted to the sign administrator for review. 4) Provide actual pictures or sample of Decorative Stained Concrete Entry. 5) Formal Open Space should provide adequate seating and shade screening for employees. 6) The rear planting yard is not being met, and this will require a variance to be granted by the BZA (width).

28 7) The landscape architect must meet with the City Horticulturalist and the Urban Environmental Department on how to properly interface with the island. This is a prior to permit condition. 8) All plantings proposed on City land at the Gateway Island shall be removed. 9) There are several trees missing in landscape islands. 10) The City is considering installing a decorative barrier for property lines along the city property. 11) The design engineer should consult with the City s Legal Department for an agreeement to connect the sidewalk to the Gateway Island. 12) There is an existing monitor well on this property, necessary for monitoring of the Gateway Island. This well should try to be included in a landscape island. Otherwise, the well will have to contain a flush-mounted manhole, which the City will install. The design engineer should discuss this item with the City Engineer and City Environmental Engineer prior to submitting this item for final design review. 13) An access easement from the property owners to the City will be required for the City to maintain the well. This condition must be fulfilled prior to the issuance of any permits. 14) Show the well casing location on the site plan to ensure it will be in an appropriate location. 15) Provide a stamped concrete design to be consistent with the other properties. 16) Provide a plan to staff for coordination of grading, drainage, and sidewalk that occurs between Lots 7 and 8. The plan should address phasing of the work between the two lots. 17) There are common drainage elements along the property line between Lots 7 and 8. Whichever site begins construction first shall install these drainage structures. 18) Provide drainage structures for connections to lot 8 to the City s drainage pipe. No blind connection permitted. 19) Change location of sign or go to BZA, as it is placed in a utility easement. 20) If this office is intended to serve medical uses, the parking calculations should reflect this.

29 21) Stormwater quality is required for this site because this property is part of a larger development. It appears that the design engineer will use the gateway pond to accomplish measures needed to treat stormwater. 22) The design engineer should submit a Stormwater Management Plan that demonstrates that the site provides for treatment of the water quality volume and provides for management of the streambank protection volume. 23) Provide an Engineers Certification of the construction of the stormwater management facilities prior to certificate of occupancy. 24) Provide a Stormwater Fee Credit Application prior to the issuance of a building permit. 25) Provide a Stormwater Facilities Operation and Maintenance Plan and sign a Stormwater Facilities Maintenance Agreement prior to issuance of a building permit. 26) The Stormwater Facilities Maintenance Agreement must be recorded prior to certificate of occupancy. Water, Sewer, and Fire Department Comments: 1) Comments to be provided at meeting.

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33 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 JANUARY 6, a. Amendments to the Zoning Ordinance and Murfreesboro City Code to implement Subdivision Regulations and Standard Street Specifications. Staff will provide comments on this item at the meeting.