Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES AUGUST 28, 2006 The Cookeville Planning Commission met on Monday, August 28, 2006 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Judy Jennings, Dr. Roy Loutzenheiser, Nina Lunn, Don Prince, Jim Stafne, Dr. Angelo Volpe, Chris Wakefield, Ryan Williams, and Tod Williams. STAFF MEMBERS PRESENT: James Mills, Jayne Barns and Mike O’Mara. OTHERS PRESENT: See attached Record of Attendance. WELCOME NEW MEMBER: RYAN WILLIAMS. Jim Stafne welcomed new member Ryan Williams, who was appointed as the Council’s Representative and welcomed back Judy Jennings, who was reappointed as the Mayor’s Representative. Dr. Angelo Volpe made a motion to recognize Sam Sallee for his dedicated service to the Cookeville Planning Commission. Don Prince seconded the motion and the motion carried unanimously. RECOGNITION FOR SAM SALLEE. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Tod Williams made the motion to approve the agenda as submitted. Dr. Angelo Volpe seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF JULY 24, 2006. Nina Lunn made the motion to approve the minutes of July 24, 2006. Don Prince seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION PRELIMINARY PLAT OF ST. JAMES PLACE, 34 UNIT CONDOMINIUM DEVELOPMENT LOCATED OFF SOUTH WALNUT AVENUE. REQUEST SUBMITTED BY JERRY GAW. (THIS ITEM WAS POSTPONED AT LAST MONTH’S MEETING.) James Mills stated that Mr. Jerry Gaw has submitted for approval a Preliminary Plat of St. James Place, a proposed 5-lot, 34 unit condominium development located off South Walnut Avenue. Resubdivision of the 5 lots will be required as the construction of the condominiums is completed. The property proposed for subdivision consists of approximately 3.9 acres. It is zoned as RM-8, Multi-Family Residential. Condominium developments are permitted in the RM-8 District subject to the approval of a subdivision plat. This subdivision will require street construction, sidewalk construction on one (1) side of all new streets, the extension of water service and the provision of fire hydrants, the installation of public sewer, and the installation of underground electrical service. The preliminary plat also depicts the construction of private permanent access easements that will provide access to the rear of several of the proposed condominiums. COOKEVILLE PLANNING COMMISSION 2 AUGUST 28, 2006 Staff recommended conditional approval of the 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 • 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. Dr. Angelo Volpe made the motion to grant conditional Preliminary Plat approval subject to staff’s recommendation. Nina Lunn seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION DECLARING AS SURPLUS PROPERTY PALKWAY DRIVE AND ADJACENT CITY PROPERTY ON SOUTH JEFFERSON AVENUE. REQUEST SUBMITTED BY STAFF. James Mills stated that the City Council has requested that the Planning Commission review and consider the possible closure and abandonment and declaring as surplus property Palkway Drive and declaring as surplus property adjacent city property identified as a portion of Parcel 1.01 on Map 66F, Control Map 66G, Group C. The requested action regarding Palkway Drive and the adjacent city property is necessary due to the construction of Veterans Drive. With the construction of Veterans Drive, Palkway Drive is now superfluous. All properties accessing Palkway Drive have access to Veterans Drive. Additionally, and more importantly, the location of two parallel streets with a separation of less than 100 feet at their intersection with a major arterial creates an unsafe traffic situation. The Subdivision Regulations specify that intersections along arterial streets should be separated a minimum of 400 feet. The city owned property identified as Parcel 1.01 on Map 66F, Control Map 66G, Group C originally was approximately 100 feet wide along South Jefferson Avenue and approximately 250 feet deep. A portion of this property, approximately 60 feet wide, was utilized as right-of-way for the construction of Veterans Drive. The remaining portion, which is proposed for surplus declaration, is approximately 40 feet wide and 250 feet long. This portion is basically unusable as a building site unless it was to be combined with the contiguous Palkway Drive right-of-way proposed for surplus declaration. Staff recommended approval of closure and abandonment of Palkway Drive and declaring as surplus Palkway Drive and adjacent city property for disposition as determined by the City Council. Jon Jones, Attorney for all of the property owners along Parkway Drive, except for Putnam Farm Supply, stated that his clients were opposed to the street closing. Mr. Mills added that all the property owners have access to Veterans Drive. COOKEVILLE PLANNING COMMISSION 3 AUGUST 28, 2006 Dr. Roy Loutzenheiser made the motion to approve closure and abandonment of Palkway Drive and declaring as surplus Palkway Drive and adjacent city property for disposition as determined by the City Council. Don Prince seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION FINAL PLAT RIVER COMMUNITY CHURCH DIVISION, 2 TRACT DIVISION LOCATED OFF GREEN GATE LANE. REQUEST SUBMITTED BY RIVER COMMUNITY CHURCH. James Mills stated that the River Community Church has submitted for approval a Final Plat of the River Community Church Division, a 2-lot subdivision located off Green Gate Lane. Multiple property owners are involved in the subdivision including Ina Essex, David Burnett, and the River Community Church. This subdivision development involved the installation of water and sewer lines, underground electric service, improvements to a portion of Green Gate Lane, and the construction of a new street and drainage facilities. A variance waving the installation of sidewalks was approved with original preliminary plat approval in April of 2004. All required improvements, including the final street surfacing, have been completed by the developer and approved by the applicable departments. As-built plans for the installed utilities have been submitted. Water and sewer lines were not extended to Tract 2 at the request of the property owner David Burnett. A Letter of Credit in the amount of $10,000 for a period of 2 years has been submitted as a Warranty of Improvements for installed utilities, street and drainage improvements. Staff recommended conditional Final Approval subject to the following: • Payment of Final Plat fee • Revisions to Final Plat depicting correct location of water line, location of fire hydrants and right-of-way for cul-de-sac, and • Notation added to Final Plat indicating that extensions of water and sewer service will be the responsibility the property owners. Don Prince made the motion to grant conditional Final Plat approval subject to staff’s recommendation. Dr. Roy Loutzenheiser seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION VARIANCE REQUEST TO ALTER THE ASPHALT SURFACING REQUIREMENT FOR A PROPOSED STREET IN THE DEASON DIVISION. REQUEST SUBMITTED BY TONY DEASON. James Mills stated that Mr. Tony Deason has submitted for approval a request for a variance to alter the asphalt surfacing requirements for the proposed Deason Division located off Shag Rag Road. Conditional approval of the Preliminary Plat of the Deason Division was granted at the July 2006 meeting of the Planning Commission. The proposed subdivision requires that the construction of a street meeting the base, binder, and surface requirements of a major collector street. The requirements are 8 inches of crushed stone, 3 inches of asphalt base, COOKEVILLE PLANNING COMMISSION 4 AUGUST 28, 2006 2.5 inches of asphalt binder, and 1.5 inches of asphalt surface. These standards were adopted in 2005. Mr. Deason is requesting a variance to construct the street with 4 inches of asphalt binder and 2 inches of asphalt surface. This was the standard prior to the 2005 amendments. Mr. Deason indicates that he had based his construction budget on the previous standards and that he had obtained the standards from illustrations on the city’s website. The Public Works Department has reviewed the request and recommends that it be denied. Staff recommended denial of the request. Dr. Angelo Volpe made the motion to deny the variance request to alter the asphalt surfacing requirement for a proposed street in the Deason Division. Dr. Roy Loutzenheiser seconded the motion and the motion carried unanimously. DENIED. CONSIDER FOR ACTION FINAL PLAT HOLLY SPRING FARMS, 73 LOT DIVISION LOCATED OFF GAINESBORO GRADE IN THE COOKEVILLE PLANNING REGION. REQUEST SUBMITTED BY MARY BURTON CHAFFIN. James Mills stated that Ms. Mary Burton Chaffin has submitted for approval a Final Plat of Holly Spring Farms, a 74-lot subdivision located off Gainesboro Grade outside the corporate limits but within the Planning Region. This subdivision development involved the installation of water lines and the construction of streets and drainage facilities. The water lines and hydrants have been installed and the streets have been completed through the gravel base stage. Ms. Chaffin has indicated that she will financially guarantee the completion of the street surfacing. The Public Works Department has determined that the cost for completing the street improvements is $190,500.00. A Letter of Credit in that amount has been submitted. Water service is provided by a utility district and electric service is provided by the coop. The streets will be accepted and maintained by the county. Staff recommended conditional Final Approval subject to the following: • Approval of County Environmentalist for use of septic tanks, and • Approval of water utility district of water service installation. Don Prince made the motion to grant conditional Final Plat approval subject the staff’s recommendation. Dr. Angelo Volpe seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION PRELIMINARY PLAT MACK INDUSTRIAL PARK/EXTENSION OF MILL DRIVE AND VARIANCE REQUESTS TO WAIVE SIDEWALK INSTALLATION REQUIREMENT AND TO ALTER STREET CONSTRUCTION REQUIREMENT. REQUEST SUBMITTED BY KEVIN MACK. (MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION.) Don Prince made the motion to COOKEVILLE PLANNING COMMISSION 5 AUGUST 28, 2006 move this item from Study to Action. Nina Lunn seconded the motion and the motion carried unanimously. APPROVED MOVING FROM STUDY TO ACTION. James Mills stated that Mr. Kevin Mack has submitted for approval a preliminary plat and street plan for the Mack Industrial Park/Mill Drive Extension located off Mill Drive. He has also submitted a request that the street construction standards be reduced and the sidewalk construction requirement be waived. The property proposed for subdivision is zoned as LM, Light Manufacturing. This subdivision will require approximately 350 feet of street construction with a cul-de-sac, the extension of water service and the provision of fire hydrants, the installation of public sewer, and the installation of underground electrical service. Article V, Section B, 2 of the Subdivision Regulations requires that all streets intended for industrial or large scale commercial developments be developed to major collector street standards. The minimum standards for major collector streets include 60 feet of right-of- way with three (3) travel lanes and a total pavement width of 36 feet. Mr. Mack is requesting a variance from these standards to reduce the pavement width from three (3) lanes to two (2) with a pavement width of 24 feet and to reduce the right-of-way requirement from 60 feet to 50 feet. All surfacing requirements for major collector streets would still be met and a cul-de-sac surface width of 100 feet would still be provided. Mr. Mack is also requesting that the sidewalk installation requirements also be waived on the basis that the existing Mill Drive does not have sidewalks. The requests have been reviewed and approved by the Public Works Department. Staff recommended approval of variance requests and conditional approval of the Preliminary Plat/Street Plan subject to the following: • Payment of Preliminary Plat and Inspection fees • Resubmittal of Preliminary Plat depicting certain corrections/revisions as determined by the Planning Department, including the depiction of existing topography • Submittal and approval of water and sewer plans • 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, and • Completion of preconstruction meeting prior to initiating any construction. Tod Williams made the motion to approve the variance request and grant conditional PreliminaryPlat/Street Plan approval, subject to staff’s recommendation. Don Prince seconded the motion and the motion carried unanimously. VARIANCE APPROVED, CONDITIONAL PRELIMINARY PLAT/STREET PLAN APPROVAL. CONSIDER FOR ACTION PRELIMINARY PLAT OF THE SUMMIT, 5 UNIT CONDOMINIUM DEVELOPMENT LOCATED OFF FOUTCH DRIVE. REQUEST SUBMITTED BY PLANTATION PROPERTIES. (MOVING THIS COOKEVILLE PLANNING COMMISSION 6 AUGUST 28, 2006 ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION.) Don Prince made the motion to move this item from Study to Action. Nina Lunn seconded the motion and the motion carried unanimously. APPROVED MOVING FROM STUDY TO ACTION. James Mills stated that Ms. Sonja Brown has submitted for approval a Preliminary Plat of The Summit, a proposed 5 unit/lot condominium development located off Foutch Drive. The subject property is zoned CL, Local Commercial. Condominium developments are permitted in the CL District subject to the approval of a subdivision plat. Each lot will have frontage on an existing public street and has access to existing water and sewer lines. A Final Plat is to be submitted when the condominiums are constructed. Staff recommended conditional approval of the Preliminary Plat subject to the following: • Resubmittal of Preliminary Plat depicting certain corrections/revisions as determined by the Planning Department • Submittal and approval of grading and erosion and sediment control plans and issuance of grading permit, and • Submittal and approval of drainage and storm water plans. Dr. Angelo Volpe made the motion to grant conditional Preliminary Plat approval, subject to staff’s recommendation. Judy Jennings seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. STAFF REPORTS: (1) MINOR PLAT APPROVALS: • REDIVISION OF LOTS 5-9 IN TOWN & COUNTRY ESTATES – 4 LOTS LOCATED ON JULIA DRIVE – TOMMIE HOLMAN. • CROWN PROPERTIES DIVISION – 2 LOTS LOCATED ON LINNAEUS - CLARK & JETT. • LILLY & MCFADDEN PROPERTY – 2 LOTS LOCATED ON SOUTH MAPLE AVENUE – KEITH LILLY. • APPLE VALLEY LOT 3 DIVISION – 2 LOTS LOCATED ON HOLLADAY ROAD – HOLLADAY CHURCH OF CHRIST. • CITY OF COOKEVILLE – CRMC – WILLOW AVENUE DIVISION – TWO LOTS LOCATED ON SOUTH WILLOW & CHESTNUT AVENUES – CITY OF COOKEVILLE. • MELANEY MADEWELL DIVISION – 2 LOTS LOCATED ON SOUTH ELM – MELANEY MADEWELL. • RIPPETOE DIVISION – 2 LOTS LOCATED ON PROFFITT STREET – HEATHER RIPPETOE. • BILTMORE ESTATES – RESUBDIVISION LOT #69, 2 LOTS LOCATED ON BILTMORE DRIVE – DENNY LANDIS. (PLANNING REGION) COOKEVILLE PLANNING COMMISSION 7 AUGUST 28, 2006 James Mills stated that the Planning Department had received from the Federal Emergency Management Agency (FEMA) updated Preliminary Flood Maps. The City has 30 days to review the maps and then a Public Hearing will be scheduled. ADJOURNMENT: 6:15 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION