Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES MARCH 28, 2016 The Cookeville Planning Commission met on Monday, March 28, 2016 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Jim Stafne, Judy Jennings, Chris Wakefield, David Webb, Jim Woodford, Kay Starkweather, Leslie Sullins Draper, Tracy Cody, and Jim Cobb. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, Ken Young, and Mike Davidson. OTHERS PRESENT: Bob Jett, Bob Vick and Laura Militana. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the motion to approve the agenda as submitted. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF FEBRUARY 22, 2016. Chris Wakefield made the motion to approve the minutes of February 22, 2016. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE II, 15 LOTS LOCATED ON WEST END STREET AND UNNAMED STREET. REQUEST SUBMITTED BY HABITAT FOR HUMANITY. Ken Young stated that Pam Ealey of Habitat for Humanity has submitted for approval a Revised Preliminary Plat of West End Neighborhood Phase II, a 15 lot subdivision of a 4.54 acre portion of their property located on West End Street, adjacent to Phase I of the development. The plat was initially granted conditional preliminary approval on July 27, 2015 as 18 lots on 2.75 acres. The subject property is identified on Tax Map 53H Group A as a portion of Parcel 42.00 and is zoned RD (single-family and duplex residential). Adjacent properties to the north, northwest and east are zoned as RS-10 (single family detached residential). All other contiguous properties (across the railroad right-of-way) are zoned CI (commercial- industrial mixed use). Lots 4-7 and 13-14 will have rear driveway access to a proposed 20 feet wide private alley that terminates in a hammer-head turnaround design. This alley will intersect with a new street proposed to be named Ealey Avenue that will connect with West End Street. The developer was given approval by the Planning Commission at the July 2015 meeting to reduce the right-of-way width requirement from 50 feet to 40 feet for the new streets to be constructed in the development. Public Works and the utility departments agreed to the reduction provided that all the easements bordering along the new street frontages be increased from 10 feet to 15 feet. Habitat intends for the new streets to be dedicated to the city. A new sidewalk is proposed to run the length of the new street from Lot 8 to Lot 14. This new unnamed street shall intersect with Garrett Avenue and terminate in a temporary turn around while Phase II is being constructed. Habitat financially guaranteed the construction of the sidewalk on Lots 4-7 along West End Street in July 2015 by submitting a certified check. COOKEVILLE PLANNING COMMISSION 2 MARCH 28, 2016 The entire development will be served by a new six (6) inch waterline and the sewer will be connected via new mains to be constructed within 20 feet wide sewer easements as depicted on the plat. The current available GIS data does not indicate that there are any sinkholes or wetlands on the property. In addition, the parcel is not located in a FEMA NFIP Special Flood Hazard Area. However, there is an unnamed creek crossing from east to west along the southern portion of the property and a 30 feet wide riparian buffer has been established as required by Public Works. There are three (3) detention basins shown on the plat. Although these are to be physically located within the area intended for Phase III, detention basin #1 is an infiltration area for storm water from Phase II and detention basin #2 is an infiltration area for storm water from Phase III. Detention basin #3 will hold the overflow water from basins #1 and #2 on a more permanent basis. Lots 17A and 17B are not building lots but denote the common area remaining on this phase after the lots are subdivided. The common areas, private alley and storm water facilities are to remain private and are to be maintained in accordance with a Homeowners Association agreement that must be submitted in a timely manner after the final plat is recorded. Staff recommended approval of the revised preliminary plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments • Developer understands and agrees that all right-of-ways must be cleared prior to any installation of utilities • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works for all new streets. Plan shall include typical road section, subgrade, base width, asphalt width and 2:1 slopes • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must provide a 15 feet utility easement along all road frontage on both sides of the new streets • Developer must submit water (including fire hydrants) and low pressure sewer plans to the Water Quality Control Department • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Leslie Sullins Draper made the motion to grant conditional approval of the revised preliminary plat of West End Neighborhood, Phase II, subject to staff’s recommendation. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL OF THE REVISED PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE II. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE III, 15 LOTS LOCATED ON UNNAMED STREET. REQUEST SUBMITTED BY HABITAT FOR HUMANITY. Ken Young stated that COOKEVILLE PLANNING COMMISSION 3 MARCH 28, 2016 Pam Ealey of Habitat for Humanity has also submitted for approval a Revised Preliminary Plat of West End Neighborhood Phase III, a 15 lot subdivision of a 3.09 acre portion of their property located on West End Street, adjacent to Phase II of the development. The plat was initially granted conditional preliminary approval on August 24, 2015 as 26 lots. The subject property is identified on Tax Map 53H Group A as a portion of Parcel 42.00 and is zoned RD (single-family and duplex residential). Adjacent properties to the north, northwest and east are zoned as RS-10 (single family detached residential). All other contiguous properties (across the railroad right-of-way) are zoned CI (commercial- industrial mixed use). Lot 26 will front the new street to be constructed off West End Street with the proposed name Ealey Avenue and the remainder will front the unnamed new street to be constructed off of Garret Avenue. Lots 18-24 will have rear access to the proposed 20 feet wide private alley to be constructed in Phase II. This alley will intersect with the proposed Ealey Avenue. The developer was given approval by the Planning Commission at the July 2015 meeting to reduce the right-of-way width requirement from 50 feet to 40 feet for the new streets to be constructed in the development. Public Works and the utility departments agreed to the reduction provided that all the easements bordering along the new street frontages be increased from 10 feet to 15 feet. Habitat intends for the new streets to be dedicated to the city. New four (4) foot wide sidewalks are proposed to run the length of the new streets constructed in this phase. The entire development will be served by a new six (6) inch waterline and the sewer will be connected via new mains to be constructed within 20 feet wide sewer easements as depicted on the plat. The current available GIS data does not indicate that there are any sinkholes or wetlands on the property. In addition, the parcel is not located in a FEMA NFIP Special Flood Hazard Area. However, there is an unnamed creek crossing from east to west along the southern portion of the property and a 30 feet wide riparian buffer has been established as required by Public Works. There are three (3) detention basins shown on the plat. Although these are to be physically located within the area intended for Phase III, detention basin #1 is an infiltration area for storm water from Phase II and detention basin #2 is an infiltration area for storm water from Phase III. Detention basin #3 will hold the overflow water from basins #1 and #2 on a more permanent basis. Lots 25A and 25B are not building lots but denote the common area remaining on this phase after the lots are subdivided. The common areas, private alley and storm water facilities are to remain private and are to be maintained in accordance with a Homeowners Association agreement that must be submitted in a timely manner after the final plat is recorded. Staff recommended approval of the revised preliminary plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments • Developer understands and agrees that all right-of-ways must be cleared prior to any installation of utilities • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works for all new streets. Plan shall include typical road section, subgrade, base width, asphalt width and 2:1 slopes COOKEVILLE PLANNING COMMISSION 4 MARCH 28, 2016 • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must provide a 15 feet utility easement along all road frontage on both sides of the new streets • Developer must submit water (including fire hydrants) and low pressure sewer plans to the Water Quality Control Department • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Kay Starkweather made the motion to grant conditional approval of the revised preliminary plat of West End Neighborhood, Phase III, subject to staff’s recommendation. Jim Cobb seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL OF THE REVISED PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE III. CONSIDER FOR ACTION PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE IV, 24 LOTS LOCATED ON EALEY AVENUE AND HUMANITY COURT. REQUEST SUBMITTED BY HABITAT FOR HUMANITY. Ken Young stated that Pam Ealey of Habitat for Humanity has also submitted for approval a Preliminary Plat of West End Neighborhood Phase IV, a 24 lot subdivision of the remaining 6.06 acre portion of their property located on West End Street, adjacent to Phase III of the development. The subject property is identified on Tax Map 53H Group A as a portion of Parcel 42.00 and is zoned RD (single-family and duplex residential). Adjacent properties to the north and east are zoned as RS-10 (single family detached residential). All other contiguous properties (across the railroad right-of-way) are zoned CI (commercial-industrial mixed use). Lots 32-42 and 52-54 will front the proposed Ealey Avenue that will end in a cul-de- sac with a landscape island. Lots 44-50 will have frontage on a new cul-de-sac with the proposed name of Humanity Court that will connect to Ealey Avenue. Lots 43 and 51 are corner lots at the intersection of these new streets. Lot 55 is not a building lot and is depicted as the remaining common area. The developer was given approval by the Planning Commission at the July 2015 meeting to reduce the right-of-way width requirement from 50 feet to 40 feet for the new streets to be constructed in the development. Public Works and the utility departments agreed to the reduction provided that all the easements bordering along the new street frontages be increased from 10 feet to 15 feet. Habitat intends for the new streets to be dedicated to the city. New four (4) foot wide sidewalks are proposed to run the length of the new streets constructed in this phase. The entire development will be served by a new six (6) inch waterline and the sewer will be connected via new mains to be constructed within 20 feet wide sewer easements as depicted on the plat. The current available GIS data does not indicate that there are any sinkholes or wetlands on the property. In addition, the parcel is not located in a FEMA COOKEVILLE PLANNING COMMISSION 5 MARCH 28, 2016 NFIP Special Flood Hazard Area. However, there is an unnamed creek crossing from east to west along the southern portion of the property and a 30 feet wide riparian buffer has been established as required by Public Works. There are three (3) detention basins shown on the plat. Although these are to be physically located within the area intended for Phase III, detention basin #1 is an infiltration area for storm water from Phase II and detention basin #2 is an infiltration area for storm water from Phase III. Detention basin #3 will hold the overflow water from basins #1 and #2 on a more permanent basis. The common areas and storm water facilities are to remain private and are to be maintained in accordance with a Homeowners Association agreement that must be submitted in a timely manner after the final plat is recorded. Staff recommended approval of the revised preliminary plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments • Developer understands and agrees that all right-of-ways must be cleared prior to any installation of utilities • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works for all new streets. Plan shall include typical road section, subgrade, base width, asphalt width and 2:1 slopes • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must provide a 15 feet utility easement along all road frontage on both sides of the new streets • Developer must submit water (including fire hydrants) and low pressure sewer plans to the Water Quality Control Department • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Cobb made the motion to grant conditional approval of the preliminary plat of West End Neighborhood, Phase IV, subject to staff’s recommendation. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL OF THE PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE IV. CONSIDER FOR ACTION FINAL PLAT OF DOWNTON SQUARE PHASE III, 13 LOTS LOCATED ON BOWERWOOD CIRCLE. REQUEST SUBMITTED BY JERRY C. GAW. Ken Young stated that Jerry Gaw and Aaron Bernhardt have submitted for approval the Final Plat of Downton Square Phase III, a 13 lot single family attached development that was granted conditional Preliminary Plat approval by the Planning Commission on August 24, 2015. COOKEVILLE PLANNING COMMISSION 6 MARCH 28, 2016 The subject property is identified on Tax Map 53M Group B as a portion of Parcel 2.00. The property is zoned CG (general commercial) and the entire development site consists of approximately 9.18 total acres. Phase III comprises 1.02 acres with 12 building lots and Lot 13 encompassing the remaining common area of this phase. All of the building lots will have driveway access to the rear from Branson Alley which has only been completed through the base stage. The section of Bowerwood Circle that this phase fronts has been completed through the binder stage. The sidewalks in this phase have not yet been constructed. Mr. Gaw has requested that he be allowed to renew and revise an existing Letter-of-Credit, accepted by the Planning Commission to guarantee the completion of improvements in Phases I and II, to include the completion of street and sidewalk improvements in Phase III. He indicates that much of the improvements guaranteed in Phases I and II have been completed and that the amount of the Letter-of-Credit is sufficient to cover the required improvements in all three (3) phases. Staff talked to Greg Brown, Director of Public Works, this morning and stated that Mr. Brown was in agreement with the $77,500 letter of credit. The dwelling units are being outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. In addition, one (1) new hydrant has been installed in the common area fronting Downton Avenue. All of the property including the streets, common areas and infrastructure components are private. Repair and maintenance of the common elements will be covered under a Homeowners Association agreement that is to be submitted in a timely manner after the plat is recorded. The developers intend to complete the construction of the street and the sidewalk depicted on the plat within 90 days of receiving conditional final approval. No Warranty of Improvements is required due to the private nature of the infrastructure. Staff recommended conditional approval of the final plat as submitted, subject to the following: • New Letter of Credit in the amount of $77,500 has to be submitted by April14, 2016. • Completion of the street and sidewalk, the installation of street signs and stop signs or the submitted of a Financial Guarantee in an amount approved by the Public Works Department • Additions and corrections to the plat as requested by the Planning Department and/or other appropriate city departments • The Homeowners Association Agreement shall be submitted as soon as possible after the plat is recorded Chris Wakefield made the motion to grant conditional approval of the final plat of Downton Square Phase III, subject to staff’s recommendation. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL OF THE FINAL PLAT OF DOWNTON SQUARE PHASE III. COOKEVILLE PLANNING COMMISSION 7 MARCH 28, 2016 Chris Wakefield made the motion to take the following items for study. Leslie Sullins Draper seconded the motion and the motion carried unanimously. STUDY ITEMS. (1) CONSIDER FOR STUDY REZONING PROPERTY LOCATED ON WEST BROAD STREET (TAX MAP #53B-P-5.04) FROM MS (MEDICAL SERVICES) TO CL (LOCAL COMMERCIAL). REQUEST SUBMITTED BY BERNHARDT, LLC. (2) CONSIDER FOR STUDY REZONING A PORTION OF 1976 NORTH DIXIE AVENUE FROM RD (SINGLE-FAMILY AND DUPLEX RESIDENTIAL) TO CL (LOCAL COMMERCIAL). REQUEST SUBMITTED BY MATT DAVIDSON OF HD HOMES LLC ON BEHALF OF MACK & BETTY MASTERS TRUSTEE. (3) CONSIDER FOR STUDY REZONING BREEDING AVENUE AND FLATT HOLLOW ROAD FROM RS15 (SINGLE-FAMILY RESIDENTIAL) TO RS10 (SINGLE-FAMILY RESIDENTIAL). REQUEST SUBMITTED BY AARON BERNHARDT. (4) CONSIDER FOR STUDY AMENDMENT TO THE ZONING CODE BY REVISING THE PROVISIONS OF THE CL, CG, CR & PCD ZONING DISTRICTS TO ALLOW RETAIL PACKAGE STORES FOR THE SALE OF ALCOHOLIC BEVERAGES TO BE LOCATED ON PARCELS HAVING STREET FRONTAGE AND ACCESS ON SPRING STREET BETWEEN STATE HIGHWAY 111 EAST TO THE NORTHERN RIGHT-OF-WAY OF INTERSTATE 40. REQUEST SUBMITTED BY DONNY MEADOWS. STAFF REPORTS: (1) MINOR PLAT APPROVALS: • COMBINATION PLAT OF LOTS 5 & 6 OF FARRIS HILLS AT FALLING WATER – 2 LOTS LOCATED ON 2330 BOYD FARRIS ROAD – MICKIE & JAMIE DEWEESE. ADJOURNMENT: 5:53 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION