CITY OF MURFREESBORO PLANNING COMMISSION AGENDA

Transcription

1 CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers March 7, 2012 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Approve the minutes of the February 1, 2012 Planning Commission meeting. 4. Consent Agenda: a. North Church Subdivision, Section 1 [ ] final plat for 3 lots on approximately 8.07 acres zoned OG,, and CH and within the GDO and BPD overlay districts, located north of Medical Center Parkway, North Church LLC developer. 5. Public Hearings: a. Zoning change request [ ] to rezone approximately 97.4 acres located along Warrior Drive to be rezoned from PCD (approximately 31 acres) and (approximately 66.4 acres) to CH, Wendell Atkinson applicant. b. Zoning change request [ ] to rezone approximately 5.3 acres from PCD to CF for property located along South Church Street, Ken Knuckles applicant. c. Zoning change request [ ] to rezone approximately acres located in along Kimbro Road from PUD to RS-8 (approx acres) and RM-16 (approx acres), Wilson Bank & Trust applicant. 6. Staff Reports and Other Business: 7. Adjourn

2 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 MARCH 7, a. North Church Subdivision, Section 1 [ ] final plat for 3 lots on approximately 8.07 acres zoned OG,, and CH and within the GDO and BPD overlay districts, located north of Medical Center Parkway, North Church LLC developer This is the final plat review for property located north of Medical Center Parkway. This plat creates 3 lots and dedicates right of way for an extension of Robert Rose Drive. A master plan was reviewed and approved by the Planning Commission several years ago. Staff recommends any approval of the final plat be subject to all staff comments.

3 Ê WILKINSON PIKE North Church Subdivision [ ] HARDING PL VAN CLEVE LN N THOMPSON LN MEDICAL CENTER PKWY

4 Staff Comments 1) An Engineer s Certificate for the construction of the infrastructure must be provided before the City Engineer can sign the final plat. 2) An Engineer s Certificate for the construction of the stormwater detention and compensating cut and fill must be submitted before the City Engineer can sign the final plat. 3) The public infrastructure must be accepted into the warranty period except for the final asphalt topping before the City Engineer can sign the final plat. 4) Include the zoning classifications, including overlay districts, with setbacks noted in a table and because this is also a residential subdivision, include a typical setback diagram for corner and interior lots for each zoning classification. The properties are zoned OG, and CH and are with the GDO and BPD. 5) The note 5 on the first page needs to be revised to reference a quitclaim deed that has already been approved by the Planning Commission and City Council. Contact Assistant City Attorney David Ives to initiate the preparation and execution of the quitclaim deed. 6) Fee in lieu of construction will be due prior to the signing of the final plat by the City Engineer for future improvements to Wilkinson Pike. Limits of the fee in lieu of construction will be the limits shown on the preliminary plat and construction plans of feet. Contact City Engineer for amount. 7) A PDF version of the plans must be submitted to Planning Staff upon receipt of these comments for the Planning Commission s review. 8) The site must comply with the Gateway Streetscape Master Plan for Manson Pike. Standard Staff Comments: 1) This master plan is affected by the City s Major Thoroughfare Plan. The developer will participate in the cost of upgrades and will dedicate necessary right of way and easements for the portion of Wilkinson Pike that is contiguous with this subdivision. 2) New development and redevelopment involving increase of 10,000 square feet of impervious area, on a lot or within a common plan of development of at least one acre must comply with the City s stormwater quality design standards. 3

5 3) 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. 4) In accordance with TCA Section (b)(1), Competitive Cable and Video Services Act, in case 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. Water and Sewer/ Fire & Rescue Department Staff Comments: 1) All necessary water, repurified water and sewer easements must be dedicated with this plant. 2) Add the Medical Center Parkway and Overall Creek Assessment District note to the plat. 3) Add the Release & Covenant Not to Sue note to the plat. Any house or structure with a building drain that connects to the public sanitary sewer with a floor evaluation at any point below the elevation of the center of the street may be subject to Murfreesboro City Code Section (i)(1) which requires the owner(s) to execute a Release and Indemnification Agreement in favor of the City as a prerequisite to connecting to water and/or sewer services. 4) There is an existing (30 ) water easement along Medical Center Parkway. 5) Please show a new 15 water and sewer easement south of and 40 parallel to the existing sewer easement along Wilkinson Pike. Please reclassify the 40 sewer easement, as water and sewer. 6) Please show/dedicate a water and sewer easement along Wilkinson Pike east of the pump station lot. 7) The developer must post surety prior to MWSD signing the plat. 4

6 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 MARCH 7, a. Rezoning application [ ] for approximately 97.4 acres along Warrior Drive to be rezoned from PCD (approx acres) and (approx acres) to CH, Mr. Wendell Atkinson applicant. The property that motivated this zoning action subject property is located along the east side of Warrior Drive just north of the Riverdale High School. The property is zoned (approx acres) and PCD (approx acres) and consists of the tract immediately north of the Riverdale High School campus. The portion of the property zoned has been zoned in this manner since its annexation in The portion zoned PCD was zoned as PCD in 2001 to allow the property to be used as a golf training facility including driving range and pro-shop. Soon after the PCD zoning was approved the applicant found he would be unable to undertake the development and the zoning has remained as approved since that time. The property remains undeveloped and has been available for several years. The owner desires to change the zoning because at this time it appears that a golf teaching facility is not a marketable use for the property. The owner has made application to zone the property as CH (Commercial Hwy.) The property immediately to the north is zoned. It was formerly a portion of the same development tract but was separated and sold several years ago. It shares the same limitation in terms of flooding. Further to the north are two parcels that are zoned PCD for use as a landscape nursery and garden center. They were zoned PCD in 2001 shortly after the subject property was zoned PCD. They too share some of the drainage limitations. And, they too have never been developed in accordance with the PCD zoning for which they are zoned and currently remain undeveloped. To the west of these two parcels is a parcel zoned that is bounded on the north by the interchange access ramps for I-24, on the west by SR 99, and on the south by Warrior Drive. Staff has had numerous conversations about zoning of the property with representatives of the estate that owns that parcel. It is the impression of staff that it is only a matter of time until a zoning application is made for a commercial classification for that property. It is noteworthy that the Salem Pike Land Use Plan identifies all of these parcels to be used for commercial purposes. To the south and partially surrounded by the tract that motivated this zoning action are two parcels totaling 3.27 acres. One of these parcels has a house upon it. Both share the same severe flooding limitations. 5

7 During its meeting on February 15 the Planning Commission discussed the zoning for this area and determined to include all of the property described above in the application area to be studied and considered for a public hearing. The property to the south of the subject tract is zoned and is the campus of the Riverdale High School. The football stadium is located just south of the property line midway along the property line. This element of the high school campus is perhaps one of the most impactful to adjoining properties. The property has severe limitations for development. It is significantly affected by the 100 year flood of Stones River. Only the front of the property along Warrior Drive and the rear of the property are above the 100 year flood elevation. The middle portion of the property is low and frequently holds water to a depth of several feet. The property is not affected by the floodway, however, and this would not be a limitation to filling the property for development. Because of the depth of the flood area, this property is not suitable for development of subdivisions for single family dwellings. The property across Warrior Drive to the southwest is zoned and is developed with single family residences on large estate lots. The property across Warrior Drive to the northwest is zoned RM-16 and was zoned in this manner in early The Planning Commission needs to conduct a public hearing after which it will need to formulate a recommendation for the City Council. 6

8 BEASEY DR ESTHER LN L-I HWY 99 CH I-24 PCD SARAH CT H-I RUTLEDGE WAY RS-10 RM-16 Area Requested to be Rezoned to CH I-24 WARRIOR DR PCD L-I W RUTHERFORD BLVD SOUTHPOINTE CT MAGNOLIA CT Map Document: (G:\planning\rezon\schurchpcd_cf.mxd) 1/30/ :35:32 AM Rezoning Request Along Warrior Drive from: and PCD to CH ,200 Feet µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

9 BEASEY DR L-I NEW SALEM HWY I-24 ESTHER LN SARAH CT H-I RUTLEDGE WAY CH PCD RS-10 I-24 RM-16 CL BARFIELD RD HWY 99 Additional Area Requested Area to be Considered be Rezoned for to CH Zoning to CH WARRIOR DR PCD Area Requested to be Rezoned to CH L-I MAGNOLIA CT Map Document: (G:\planning\rezon\schurchpcd_cf.mxd) 1/30/ :35:32 AM Rezoning Request Along Warrior Drive from: and PCD to CH ,200 Feet µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

10 BEASEY DR ESTHER LN L-I HWY 99 I-24 Approved as John Deere Landscapes SARAH CT H-I RUTLEDGE WAY CH PCD RS-10 RM-16 Area Requested to be Rezoned to CH I-24 WARRIOR DR PCD L-I W RUTHERFORD BLVD Riverdale High School kj MAGNOLIA CT Map Document: (G:\planning\rezon\warriorRS15PCD_CHflood.mxd) 2/7/ :40:23 AM Zoning of Area Along Warrior Drive ,200 Feet µ SOUTHPOINTE CT City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

11 BEASEY DR ESTHER LN HWY 99 I-24 SARAH CT RUTLEDGE WAY Flood Way 100 Year Flood Plain NEW SALEM HWY I-24 WARRIOR DR Area Requested to be Rezoned to CH W RUTHERFORD BLVD SOUTHPOINTE CT BUSINESS CAMPUS DR MAGNOLIA CT Map Document: (G:\planning\rezon\warriorRS15PCD_CHflood.mxd) 2/7/ :40:23 AM Property Along Warrior Drive with: 100 Year Flood Plain ,200 Feet µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615)

12 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 MARCH 7, b. Rezoning application [ ] for approximately 5.31 acres along S. Church Street to be rezoned from PCD to CF, Mr. Ken Knuckles applicant. The subject property is located along the east side of S. Church Street across from Innsbrooke Blvd. It was zoned as PCD in the winter of 2008 for the development of a neighborhood shopping center that included two outparcels and included multiple restaurants. The property was formerly zoned. Since the time the property was approved for the current PCD zoning the ownership has changed and the owners desire to sell their property for a use that is not consistent with the PCD zoning currently in effect. The use may have been similar but the design is considerably different and would require an amendment to the PCD zoning plan. Rather than amend the plan for a portion of the site the applicant has opted to request zoning as CF for the entire property currently zoned PCD. Under this classification the use would be permissible and the applicant would expect to submit site plans for Planning Commission review. For the information of the Planning Commission members staff has included with the agenda materials two pages from the currently approved program book. These include a site plan, the uses permitted by the PCD zoning, and site data. The Planning Staff expects to attend a neighborhood meeting on February 28, 2012 that the applicant will be hosting. Staff expects to have additional comments a the meeting. The Planning Commission needs to discuss this application and then schedule the matter for a public hearing. 7

13 WHITE CLOUD TRL RS-10 RS-12 RZ RM-12 OG RM-16 CF CF CH PCD CF PUD CHATO CT BLACK BEAR TRL WOLVES TRL LITTLE TURTLE WAY PRD BELIZE CT RED JACKET TRCE RUNNYMEADE DR S CHURCH ST INNSBROOKE BLVD Rezoning Request Along S. Church Street from: PCD to CF Feet Area Requested to be Rezoned to CF µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615) COMER CIR COMER DR BROOKSIDE PATH DANOHER WALK WHITEAMORE RUN BARFIELD CRESCENT RD Map Document: (G:\planning\rezon\schurchpcd_cf.mxd) 1/30/ :35:32 AM

14 SITE DATA 10 Total Site Area: 5.3 ACRES Total Green Space: 1.4 ACRES City: Murfreesboro County: Rutherford State: Tennessee Exisiting Zoning CF (Commercial Fringe), PRD (Planned Residential Development) Retail: 26,900 SF Retail Parking Ratio: 1 SPACE/300 SF Total Required: 90 SPACES Total Provided: 91 SPACES Restaurant (in line): 7,500 SF Restaurnat Parking Ratio: 1 SPACE/100 SF Total Required: 75 SPACES Total Provided: 75 SPACES Restaurant (freestanding): Restaurant Parking Ratio: Total Required: Total Provided: 2,400 SF 1 SPACE/100 SF or 1 space/2 seats 24 SPACES 24 SPACES Total Bank: 3,900 SF Bank Parking Ratio: 1 SPACE/300 SF 4 queue spaces/drive-in teller Total Required: 13 SPACES Total Provided: 15 SPACES Total Parking Provided: 205 (+10 H.C.) F.A.R. (Floor Area Ratio) 17.5% O.S.R. (Open Space Ratio) 26.4% Buffers Provided: North Propertly Line: 10 East Property Line: 20 South Property Line: 10 South Church Street: 13 Note: The property owner will be responsible for regular maintance of the opaque fence along the rear and sides of this property. ALLOWABLE USES: The allowable uses for this project have been taken from the Murfreesboro Zoning Ordinance for those permitted by Commercial Fringe zoning. 1. Amusements, Commercial Indoor 2. Animal Grooming Facility 3. Antique Shop <3,000 SF 4.. Art or Photo Studio or Gallery 5. Bakery 6. Bank 7. Barber or Beauty Shop 8. Book or Card Shop 9. Business School 10. Business and Communication Service 11. Catering Establishment 12. Clothing Store 13. Delicatessen 14. Department or Discount Store 15. Doughnut Shop 16. Dry Cleaning 17. Financial Service 18. Flower or Plant Store 19. Glass--Stained and Leaded 20. Group Assembly <250 persons 21. Health Club 22. Ice Cream Shop 23. Interior Decorator 24. Janitorial Service 25. Karate, Instruction 26. Keys, Locksmith 27. Laboratories, Medical/Testing 28. Laundries, Self-Service 29. Liquor Store 30. Music or Dancing Academy 31. Offices 32. Optical Dispensaries 33. Pet Shops/Animal Grooming 34. Pharmacies 35. Photo Finishing 36. Weight Control Service 37. Restaurant 38. Retail Shop 39. Specialty Shop 40. Taxidermists 41. Veterinary Clinic/Office 42. Video Rental

15 MASTER PLAN 11

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20 MURFREESBORO PLANNING COMMISSION STAFF COMMENTS, PAGE 1 MARCH 7, c. Rezoning application [ ] for approximately acres along Veterans Parkway to be rezoned from PUD to RS-8 (approx acres) and RM-16 (approx acres), Wilson Bank & Trust applicant. The subject property is located along the south side of Veterans Parkway (formerly known as Kimbro Road). It was annexed into the City in 2005 and in the spring of 2008 the property was zoned PUD as a mixed use development under the name of Indigo. The Indigo development was to have a mixture of uses with a maximum gross density of 6.4 dwelling units per acre for the total development with the plan including substantial areas of multiple family dwellings in the form of both apartments and townhome/condominiums. The plan also included a significant area of commercial along the frontage with Veterans Pkwy. Included with the agenda materials is a page from the program book that shows the layout and describes the basic elements of that plan. Since the time the property was zoned as PUD for the Indigo development in very early 2008 there has been a change in ownership. The property is now owned by Wilson Bank & Trust and they are attempting to market the property. There is apparently no interest at all being shown for the property as it is currently zoned. It appears that the market for residential developments has changed somewhat and the circumstances that drove formulation of the original plan no longer exist and the rigidity of the plan is a detriment to potential purchasers. The bank has made application to rezone the property to RS-8 and RM-16. Veterans Parkway is identified on the City s Major Thoroughfare Plan as a Major Arterial Street and the City is in the process of constructing and reconstructing the street as the Major Thoroughfare Plan has identified it as needed. The portion of the street R.O.W. fronting the Indigo tract needed for constructing the street improvements has already been dedicated to the City as was a condition of the Indigo zoning approval in The City Engineer has advised that funding for the reconstruction of this portion of the roadway to five lanes is included in the City s current Capital Improvements Plan. Under the current zoning plan the property is approved for development of 600 dwelling units or residential equivalents. To some degree the number of dwelling units is limited by the downstream sewer capacity and will remain so limited until the downstream bottle neck can be upsized. Under the proposed plan it is uncertain how many dwelling units can be developed. The uncertainty is caused in large part by the circumstance that there are certain limitations to development of the property caused by existing and

21 significant wetlands and the need to construct significant storm water basins as required by the City s storm water regulations, and poor surface drainage of portions of the property. It is anticipated that under the RS-8 classification, before consideration of designs that include the wetlands and storm water regulations there could be approximately 300 single family lots. Considering storm water management would decrease that significantly possibly to only 250 lots. In the area proposed to be zoned RM-16 there could be 400 multiple family dwellings constructed before consideration of the storm water management. Considering storm water management would reduce that number significantly to perhaps 350 dwelling units. This gives range of between 600 and 700 dwelling units that could be enabled by this requested zoning change. It is possible that the actual number would be significantly less than that. In short, it appears that the proposed zoning will enable a density comparable to the current PUD zoning plan but with the difference that there will not be any commercial. Under the RS-8 classification the minimum lot size is 8000 sq.ft. It requires a minimum lot width of 55 feet, a minimum front setback of 30 feet, a 20 foot rear setback, and a minimum of 5 foot side setback with the two side setbacks totaling not less than 15 feet. Many of the lots in the Indigo plan were narrower than 55 feet and many were smaller than 8,000 sq.ft. Most of the lots had less than a 30 foot front setback The property to the east is not inside the City and it is currently undeveloped. The property to the west is zoned and PRD for development of single family residential subdivisions. The property to the north is partially zoned PRD inside the City and partially zoned R-15 under Rutherford County s zoning regulations with both being undeveloped. The Planning Commission needs to conduct a public hearing after which it will need to formulate a recommendation for the City Council.

22 L PUD PRD RS-12 PRD PUD RS-10 RS-12 CASON LN PRD PCD RS-10 YEARGAN RD GENEVA DR SAINT ANDREWS DR SWEETBRIAR AVE BAKERSGLENN LN GLENN ABBEY DR VETERANS PKWY BOWMORE DR KIMBRO RD WONDERVIEW DR PUD to RS-8 LONG LEAF DR YEARGAN RD Rezoning Request Along Veterans Parkway (FKA Kimbro Rd) from: PUD to RM-16 and RS-8 0 1,000 2, Feet µ City Of Murfreesboro 111 W. Vine Street Murfreesboro, Tennessee (615) WESTON BLVD ARMSTRONG VALLEY RD THOMPSON RD G:\planning\rezon\kimbroRdPUDTORM16.mxd - 3:30:28 PM PUD to RM-16

23 Looney Ricks Kiss Architects, Inc. All Rights Reserved. Land Use Site Data Permitted Uses Neighborhood Retail Antique shop Art gallery Bakery Beauty / Barber shop Books / card shop Café / Restaurant (8,000 s.f. max.) Clothing store Community Center Crafts store Dry cleaner / pick-up Financial service Flower / plant store Grocery Health club / Fitness center Ice cream shop Interior decorator / furniture store Jewelry Residential Medical offices Nursery school / Daycare Office / art supply Personal services Pet shop Pharmacy Photo finishing Philanthropic institution Post office Professional Offices Retail shop Spa Sporting goods Specialty shop Dance studio / artist space Vet office Other Land Use Plan The Land Use Plan for this traditional community includes a mix of land uses within a compact, walkable setting. The most intensive uses are located within the Village Center, which include residential, village-scale neighborhood retail and a community meeting hall. A mix of residential types are integrated throughout the plan including single-family, single family attached, and multifamily. The FAR, LSR and OSR are important tools in establishing certain requirements on a single parcel. However, because the PUD is an integration of many lot types, uses and common spaces, the density, livability and open space shall be governed by the following in order to address FAR, LSR and OSR for the residential area of the development. Footnote: 1. The exact number of units per acre, product mix and square footage will be determined upon submittal of site specific plans but will not exceed the overall maximums and will not be below the minimums (see chart above). Wetland Single Family Attached/ Townhouse Single Family Detached Multi-family For Sale Multi-family For Rent Residential Lofts (over commercial) Accessory Apartments Community Meeting Hall Pool (approx.1,400 s.f.) Pavilions Village Center 1. Common Open Space shall be a minimum of 20% of the total land area 2. Height restrictions (see pages 19-23) 3. Maximum number of units shall not exceed 600 Parking Notes: 1. The number of required parking spaces for all uses will comply with Section 26, Chart 4 of the Murfreesboro Zoning Ordinance. On-street parking may count up to 15% of the parking requirement, except for single family attached and detached homes. 2. In the village center, off-street parking may be shared between uses. Parking lots and access drives may be owned by a Property Owners Association or on individual parcels with cross access easements. Some uses may have specific dedicated spaces that will be clearly marked with signage. Off-street parking in the Village Center will be managed by the Association. Legend Single Family Detached - Street Access Single Family Detached - Alley Access Single Family Attached - Alley Access Multi-Family Neighborhood Retail/Mixed Use Community Meeting Hall (approx s.f.) (See phasing plan for anticipated time of completion) Tree Masses to be Preserved Open Space Pond (Stormwater Management) Murfreesboro, Tennessee New South Development LLC 9