Planning Commission sets May 7 public hearing for Las Casas Storage PCD after debate over screening, phasing and outdoor vehicle storage

The Murfreesboro Planning Commission on April 16 voted to schedule a May 7 public hearing for the Las Casas Storage planned commercial development (PCD), a rezoning application that would allow a self-service storage facility with proposed outdoor vehicle storage on roughly 14.81 acres along Old Las Casas Road.

Staff said the applicant is seeking to rezone 12 acres from RS-15 and 2.81 acres from RS-10 to PCD to permit a mix of enclosed storage units and outdoor storage spaces for RVs, boats and cars. Planning staff noted two specific deviations the applicant requested: an exception to a code requirement that storage uses be set back 300 feet from a major intersection and allowance for outdoor vehicle storage, a use the existing code does not quantify. "The reason for them filing the PCD is they would like to go ahead and provide a self-service storage facility," staff stated during the presentation.

Commissioners spent much of the discussion focusing on screening, materials and the project's multiyear phasing. Staff and neighbors pointed out that a large portion of the site currently contains mature evergreens; the applicant said that vegetation is a feature they plan to preserve. "Everything in here, for the most part, is evergreens," the applicant's representative said when explaining why the site can be screened from nearby residences. The applicant also emphasized that the project's timeline is "market driven," meaning later phases would be built only if demand supports them.

Several commissioners expressed concern about approving early phases that include primarily vehicle parking without a principal enclosed building, calling for assurances that a three-story climate-controlled storage building would be constructed rather than remain an unbuffered parking area. Commission members discussed options such as adjusting the phasing plan, adding firm time frames or requiring additional landscaping and masonry screening to reduce visibility and noise for adjacent apartments and single-family homes. One commissioner said the commission often seeks "assurances that that building will get built and a time frame for when that building will get built." The applicant replied the developer would consider moving or accelerating elements if the market supports it and agreed to revise plans based on commission direction.

On building materials, commissioners questioned metal siding shown on the south elevation that faces residential properties and suggested using materials more compatible with nearby housing, such as brick or hardy board. The applicant offered to change the metal to hardy board on that elevation.

Staff and the applicant agreed to host another neighborhood meeting before the May 7 public hearing to show the revised architecture, buffering and phasing plans to adjacent residents. The motion to set the public hearing carried with the roll call showing multiple "Aye" votes and one abstention noted for Vice Chair Halliburton.

Next steps: the Planning Commission will hold the public hearing on May 7, at which the commission will hear public testimony and consider any recommended conditions or revisions to the PCD prior to making a recommendation to the Murfreesboro City Council.