Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES JUNE 26, 2006 The Cookeville Planning Commission met on Monday, June 26, 2006 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Judy Jennings, Dr. Roy Loutzenheiser, Sam Sallee, Jim Stafne, Chris Wakefield, and Tod Williams. MEMBERS ABSENT: Nina Lunn, Don Prince, and Dr. Angelo Volpe. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, and Greg Brown. STAFF MEMBERS ABSENT: Jim Shipley. OTHERS PRESENT: John Elliott and Bob Faulhaber. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Dr. Roy Loutzenheiser made the motion to approve the agenda as submitted. Tod Williams seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF MAY 22, 2006. Tod Williams made the motion to approve the minutes of May 22, 2006. Dr. Roy Loutzenheiser seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION PRELIMINARY PLAT OF ST. JAMES PLACE, 14 LOT DIVISION LOCATED OFF SOUTH WALNUT AVENUE. REQUEST SUBMITTED BY JERRY GAW. (THE PROPERTY OWNER HAS REQUESTED THAT THIS ITEM BE POSTPONED UNTIL THE JULY 24TH MEETING.) Dr. Roy Loutzenheiser made the motion to postpone this request until the July 24th Meeting. Tod Williams seconded the motion and the motion carried unanimously. POSTPONED UNTIL JULY’S MEETING. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF STONE CREEK DIVISION, PHASE I. REQUEST SUBMITTED BY AARON BERNHARDT. James Mills stated that Mr. Aaron Bernhardt has submitted for approval a revised Preliminary Plat of Stone Creek, Phase I, a 17 lot subdivision located off Braswell Avenue. The property proposed for subdivision is zoned as RS-5, Single Family Residential. The original preliminary plat of this subdivision was approved in September 2005. The primary revision in the new plat is the construction of a cul-de-sac instead of extending the proposed Stone Creek Drive through to Crescent Drive. This subdivision will require street and sidewalk construction, the extension of water service and the provision of fire hydrants, the installation of public sewer and the COOKEVILLE PLANNING COMMISSION 2 JUNE 26, 2006 installation of underground electrical service. Plans for the street, drainage, sidewalk and utility construction have not yet been submitted. The revised preliminary plat depicts the dedication of right-of-way along Braswell Avenue. Braswell Avenue is a substandard street with a width of only 13 to 14 feet. The Subdivision Regulations require that the developer bring up to standard any substandard streets necessary for the development of a subdivision. The Public Works Department recommends that Braswell Avenue be improved from Treewood Drive to Crescent Drive. None of the lots proposed in this phase of the subdivision development would be accessed off Braswell Avenue and the Planning Commission approved Mr. Bernhardt’s request in 2005 to postpone the improvements to Braswell Avenue until lots are divided off the substandard street. Staff recommended re-approval of request to postpone required improvements to Braswell Avenue from Treewood Drive to Crescent Drive until lots are divided off this street and conditional approval of the revised Preliminary Plat subject to the following: • Resubmittal of Preliminary Plat depicting certain corrections/revisions as determined by the Planning Department • Submittal and approval of water and sewer plans and relocation of proposed sewer line out of proposed street pavement • Submittal and approval of street profile, and street and sidewalk construction plans • Submittal and approval of grading and erosion and sediment control plans and issuance of grading permit • Submittal and approval of drainage and storm water plans • Completion of preconstruction meeting prior to initiating any construction Tod Williams made the motion to grant conditional revised preliminary plat approval of Stone’s Creek, Phase I, subject to staff’s recommendations. Sam Sallee seconded the motion and the motion carried unanimously. CONDITIONAL REVISED PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT MAPLE LEAF CENTER (FORMERLY EYE CENTERS OF COOKEVILLE, PHASE II), 11 LOTS LOCATED OFF NEAL STREET. REQUEST SUBMITTED BY STONEHENGE DEVELOPMENT. James Mills stated that AEI, on behalf of Stonehenge Development, has submitted for approval a second revised Preliminary Plat of Maple Leaf Center (formerly Eye Centers of Cookeville, Phase II), a proposed 11 lot commercial subdivision located off Neal Street. The property proposed for subdivision is zoned as CR, Regional Commercial. The subdivision will require new street construction, which must be done to Major Collector Street construction standards, the installation of sidewalks on one side, and utility installation. A grading permit has been issued and some work has been initiated. COOKEVILLE PLANNING COMMISSION 3 JUNE 26, 2006 This proposed subdivision was originally granted preliminary approval in August of 2005. A revised preliminary plat was conditional approved at the May 2006 meeting. The original preliminary plat depicted a proposed subdivision of a 23.21 acre tract into 5 lots. In the first revision the developer proposed significant changes, including the addition of 6 more lots and additional street and utility construction, which required re-submittal of the plat. The property now proposed for subdivision consists of approximately 37.87 and includes both tracts of the Eye Centers of Cookeville, Phase I Division. In the second revision the most significant change is the extension of a proposed street to Old Walton Road from Salem Church Road. The developer has also indicated that the proposed streets will be private. Private streets are permitted provided they are constructed to the same standards as municipal streets and provided provisions for perpetual maintenance are submitted and recorded with the Final Plat. Improvements to Old Walton Road are also indicated on the plat. The Public Works Department recommends that the proposed street connecting Neal Street to the proposed east-west street be eliminated. This recommendation is based on site distance and other concerns. Staff recommended conditional approval of second Revised Preliminary Plat subject to the following: • Submittal and approval of water and sewer plans • Submittal and approval of drainage and storm water plans • Submittal and approval of street and sidewalk construction plans • Approval of revised grading plans • Completion of preconstruction meeting prior to initiating any construction of improvements Greg Brown, Director of Public Works, stated that he was opposed to granting any medium cuts or driveway cuts on Neal Street, due to visibility and safety issues. He recommended that the entrance off Neal Street be eliminated, which would force traffic to use the signal at Old Walton Road and to deny any driveway access on Neal Street. There was discussion by the Commission about making the entrance on Neal Street a right turn only to better facilitate traffic from future development of the property. Mr. Brown reiterated that the Public Works Department recommended that the proposed road accessing Neal Street be eliminated. There was also concern by the Commission on keeping the stone wall on Old Walton Road intact and not disturbed, since it is one of the oldest roads in Cookeville. Bob Faulhber thought that the wall would be impacted by the road improvement. Mr. Mills stated that the right-of-way for the widening of Old Walton Road would come only from the property owned by Stonehenge Development and that the stone wall should be protected. COOKEVILLE PLANNING COMMISSION 4 JUNE 26, 2006 Dr. Roy Loutzenheiser made the motion to grant conditional approval on the Revised Preliminary Plat of Maple Leaf Center subject the following: (1) Widening Old Walton Road the length of their property line, (2) Keeping the old stone wall intact, (3) Legally restricting a right turn only on the private drive, (4) No median cuts on Neal Street, (5) Legally restricting driveway access from any of the lots facing Neal Street, (4) Submittal and approval of water and sewer plans, (6) Submittal and approval of drainage and storm water plans, (7) Submittal and approval of street and sidewalk construction plans, (8) Approval of revised grading plans, and (9) Completion of preconstruction meeting prior to initiating any construction of improvements. Sam Sallee seconded the motion and the motion carried unanimously. CONDITIONAL REVISED PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION FINAL PLAT 10TH & FISK PROPERTIES, LLC., 4 LOTS LOCATED OFF EAST 10TH STREET AND FISK ROAD. REQUEST SUBMITTED BY MONTE TURNER. James Mills stated that Mr. Monte Turner has submitted for approval a Final Plat of the 10th & Fisk Properties, LLC Division, a four (4) lot subdivision located off East 10th Street and Fisk Road. The property proposed for subdivision is zoned as CL, Local Commercial. Each of the proposed lots has access to the required utilities and has frontage on an existing public street. Staff recommended conditional approval of the Final Plat subject to submittal of revised Final Plat depicting center lines of East 10th Street and Fisk Road and the dedication of right-of-way if necessary (minimum of 30 feet from centerline) Dr. Roy Loutzenheiser made the motion to grant conditional Final Plat approval subject to staff’s recommendation. Tod Williams seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION FINAL PLAT OF HEARTHWOOD PROPERTIES, LLC (RESUBDIVISION OF LOT 1A), 2 LOTS LOCATED OFF OLD SALEM ROAD. REQUEST SUBMITTED BY JOHN ELLIOTT. James Mills stated that Mr. John Elliot of Hearthwood Properties, LLC has submitted for approval a Final Plat of Hearthwood Properties, LLC (Resubdivision of Lot 1A), a two (2) lot subdivision located off Salem Road. The property proposed for subdivision is zoned as CI, Commercial-Industrial Mixed Use. Conditional preliminary plat approval was granted at the May 2006 meeting. The two lots have access to the required utilities. The lots are accessed by a private street which must be brought up to city street standards. The Public Works Department has determined that an additional two (2) inches of pavement is required on the street in order for it to be accepted as a city street. The construction of a cul-de-sac is also required at the end of the street. The Fire Department and Water Department indicate that a fire hydrant is required at the end of the cul-de-sac. COOKEVILLE PLANNING COMMISSION 5 JUNE 26, 2006 Mr. Elliot has indicated that he would like to financially guarantee the completion of the required street improvements and the installation of the fire hydrant. The Public Works Department has estimated the cost of the required improvements at $14,770.00. The estimated cost for the fire hydrant installation is $2,700. Mr. Elliot has submitted Letter- of-Credits in the amount of $17,500.00 to guarantee the completion of the required improvements and in the amount of $1,750.00 to warranty the improvements after completion. Staff recommended approval of the Final Plat. Tod Williams made the motion to approve the Final Plat of Hearthwood Properties LLC. Sam Sallee seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION AMENDMENTS TO GENERAL SIGN REGULATIONS. REQUEST SUBMITTED BY STAFF. James Mills stated that the Planning Department has prepared for consideration certain amendments to Section 207, General Sign Regulations of the Municipal Zoning Code. A draft Ordinance of the proposed amendments is attached. Three amendments are proposed. The first amendments would insert provisions specifying that the replacement of sign heads, the addition of electronic message centers, or the conversion to a multi-prism or electronic display screen on any existing sign requires a sign permit. This amendment is necessary due to some dispute as to whether a permit is required in these circumstances. The second proposed amendment concerns the calculation of permit fees. The amendment specifies that for projects involving multiple signs the permit fee shall be calculated separately for each sign. Sign permit fees are based on the square footage of the display area with three increasing levels. Sign companies are currently required to submit separate applications to avoid the higher permit fee for projects involving multiple signs. The last proposed amendment would insert provisions that would allow existing nonconforming off-premise signs to be relocated under certain circumstances when meeting specific conditions. Staff recommended approval of the amendments. Tod Williams made the motion to approve the amendments to the General Sign Regulations. Dr. Roy Loutzenheiser seconded the motion and the motion carried unanimously. APPROVED. Tod Williams made the motion to take the following item for study. Dr. Roy Loutzenheiser seconded the motion and the motion carried unanimously. STUDY ITEM. (1) CONSIDER FOR STUDY PRELIMINARY PLAT OF DEASON DIVISION, 6 LOTS LOCATED OFF SHAG RAG ROAD. REQUEST SUBMITTED BY TONY DEASON. STAFF REPORTS: COOKEVILLE PLANNING COMMISSION 6 JUNE 26, 2006 (1) MINOR PLAT APPROVALS: • LARCO MEDICAL – 1 LOT LOCATED ON WEST 4TH & NORTH WHITNEY AVENUE – RANDY CHAFFIN. • THE MESSENGER DIVISION, REDIVISION LOT 1, 2 LOTS LOCATED ON MESSENGER ROAD – ROBERT MESSENGER. • O’REILLY AUTOMOTIVE INC. PROPERTY, 2 LOTS LOCATED ON EAST 10TH STREET – O’REILLY AUTOMOTIVE, INC. ADJOURNMENT: 6:15 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION