Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES SEPTEMBER 26, 2016 The Cookeville Planning Commission met on Monday, September 26, 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, and Jim Cobb. MEMBERS ABSENT: Tracy Cody. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, Ken Young, and Mike Davidson. OTHERS PRESENT: Martin Foutch, David Allen, Robert Reeves, Jacqueline Summs, Chad Gilbert, John DePriest, and Sally DePriest. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the motion to approve the agenda as submitted. JimWoodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF AUGUST 22, 2016. Jim Woodford made the motion to approve the minutes of August 22, 2016. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION REZONING 39 DEPOT STREET AND 40 & 41 SOUTH OAK AVENUE FROM CL (LOCAL COMMERCIAL) TO CBD (CENTRAL BUSINESS DISTRICT). REQUEST SUBMITTED BY DAVID ALLEN ON BEHALF OF AUXIN WILSON PROJECT LLC. James Mills stated that Mr. David Allen, on behalf of Auxin Wilson Project LLC, has submitted for consideration a request to rezone from CL, Local Commercial to CBD, Central Business District, properties located at 39 Depot Street and 40 and 41 South Oak Avenue. The subject properties are identified as Parcels 8.00 and 10.00 on Tax Map 53G, Group F and combined consist of approximately 107,400 square feet or (2.47) acres. Approximately 28,160 square feet or 0.65 acres of street and alley right-of-ways would also be included in the rezoning. The properties are bounded by Depot Street to the north, South Oak Avenue to the east and an unnamed alley to the south. Located on Parcel 8.00 is what is known as the Old Wilson Building. The parcel is split north and south by an unnamed alley. Parcel 10.00 was previously owned and utilized by the Builder’s Supply Company. The properties are contiguous with properties zoned as CL to the north, west and south and with properties zoned as CBD to the north and east. The zoning of the southern portion of Parcel 8.00 is currently split with the eastern portion zoned as CBD. The Auxin Wilson Project LLC has acquired the subject properties, in addition to contiguous Parcel 7.00 on the same group and map, for the announced purpose of constructing a hotel/conference center. COOKEVILLE PLANNING COMMISSION 2 SEPTEMBER 26, 2016 The CL District is intended for small and moderate sized offices, personal and business services, and general retail business serving the general population of the city. The maximum square footage of individual developments is restricted to 50,000 square feet when on streets of major collector status or greater and 25,000 square feet when not. Commercial uses are required to provide setbacks of 30 feet on all street frontages and 10 feet on rear yards. The CBD, with complementary office and related uses, forms the center for commercial, financial, professional, governmental, cultural activities. With some exceptions, there are no minimum yard setback requirements in the CBD. Hotels are permitted uses in both zoning districts. Conference centers are not specifically addressed in the Zoning Code but would be classified and permitted as an accessory use to a hotel. Off-street parking, in compliance with the provisions of Section 205.8D of the Zoning Code, must be provided in both zoning districts. A minimum of 1 space per rented room, plus 1 space per 250 square feet of office area, plus 1 space per 4 persons to capacity of meeting rooms is required for both zoning districts. The Cookeville 2030 Plan primarily depicts the property as being suitable for mixed use- commercial/industrial development which is defined as commercial and private service uses of a regional nature and light industrial developments. This definition reflects how the properties in the area are currently used. The proposed use of the property as a hotel/conference center would comply with this land use classification. In the opinion of the Planning Department the proposed rezoning is necessary to facilitate the development of the proposed hotel/conference center. The portion of the site zoned as CL zoning would be limited to a development of no larger than 25,000 square feet based on current street frontages. Additionally, portions of the properties would be subject to setbacks of 30 feet while other portions would not. It is reasonable that the site of the proposed development be entirely under the same zoning classification and CBD zoning will provide the greatest flexibility. Staff recommended approval of the rezoning request. David Allen stated that he didn’t have anything to add, but would answer any questions. Robert Reeves, property owner of 31, 33 & 35 West Spring Street, stated that he has storm drainage problems and he was concerned about additional water runoff from the new development. Mr. Reeves stated that the first drainage was put in during the WPA project where Cedar and Spring turn toward the east. The pipes go from 48” and overflows into a 24” pipe. The pipe in front of his business is 18” and he has had flooding in his buildings on multiple occasions which has cost him money for clean-up and lost tenants. He has talked to Greg Brown on multiple occasions, but nothing has been done about the issues. Mr. Reeves added that he is looking forward to what is being done on the property in question, but was concerned about additional flooding on his property. Jacqueline Summs stated that she was the daughter of Robert Reeves and that the asphalt is up to the sidewalk which doesn’t help with the drainage issues. COOKEVILLE PLANNING COMMISSION 3 SEPTEMBER 26, 2016 Mike Davidson, City Manager, asked Mr. Reeves to meet with him after the meeting to discuss the issue of drainage on his property. David Allen stated that there is no retention on the property now and that development could improve the situation. Leslie Sullins Draper made the motion to rezone 39 Depot Street and 40 & 41 South Oak Avenue from CL (Local Commercial) to CBD (Central Business District). Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF DOWNTON SQUARE PHASE VI, 17 LOTS LOCATED ON BOWERWOOD CIRCLE. REQUEST SUBMITTED BY JERRY C. GAW. James Mills stated that Jerry Gaw and Aaron Bernhardt have submitted for approval a Revised Preliminary Plat of Downton Square Phase VI, a 17 lot single family attached development off East Spring Street that was initially granted conditional Preliminary Plat approval by the Planning Commission on May 23, 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 VI is approximately 3.03 acres and initially contained 18 building lots with Lot 19 encompassing the remaining common area of this phase. The revised plat reduces the number of building lots to 16 with Lot 17 being the remaining common areas. There are no other changes made to the plat approved conditionally in May 2016. Staff recommended approval of the revised preliminary plat as submitted. The Chairman noted that Mr. Gaw or Mr. Bernhardt were not present at the meeting. Jim Woodford made the motion to approve the revised preliminary plat of Downton Square Phase VI. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION FINAL PLAT OF STEVEN’S POINT, 11 LOTS LOCATED ON THE SOUTHEAST CORNER OF BUFFALO VALLEY ROAD AND WEST STEVENS STREET. REQUEST SUBMITTED BY JERRY C. GAW. James Mills stated that Mr. Jerry Gaw has submitted for approval a Final Plat of Steven’s Point, an eleven lot single family attached development located at the juncture of Buffalo Valley Road and West Stevens Street. The development was granted conditional preliminary approval at the September 28, 2015 Planning Commission Meeting. The subject property is identified on Tax Map 053I Group A as Parcel 9.00. The property is zoned RM-14, “Multi-family Residential” and consists of approximately 0.80 acres. The development consists of 10 building lots and Lot 11 will encompass the remaining common areas. As noted on the plat, on February 11, 2016 the Cookeville Board of Zoning Appeals granted a variance to reduce the setback off Buffalo Valley Road from 25 feet to COOKEVILLE PLANNING COMMISSION 4 SEPTEMBER 26, 2016 19.5 feet for a portion of the property due to pending acquisition of additional right-of-way for proposed realignment of the two (2) adjacent streets. The approval was subject to conformance with the submitted site plan and stipulated that no wall is to be constructed on the exterior lines of Lots 2 and 3. (The city subsequently acquired 0.24 acres of this property on April 21, 2016). All of these lots front a new private interior parking and ingress/egress that is named Stevens Point Drive that will connect to both Buffalo Valley Road to the north and West Stevens Street to the south. All of the dwelling units are outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. In addition, two (2) existing fire hydrants are within the required proximity for fire protection. The Water Quality Control Department has requested that a 10 feet wide utility easement along the right-of-way of Buffalo Valley Road be added to the plat. All of the property including the driveway, parking areas and other common areas and infrastructure components are private. Repair and maintenance of the common elements will be covered under a homeowner’s association agreement that is to be submitted in a timely manner after the final plat is recorded. Staff recommended conditional approval of the final plat for 90 days, subject to the addition of the 10 feet wide utility easement along the right-of-way of Buffalo Valley Road and any additions and/or corrections to the plat as required by the Planning Department and other city departments plus the submission of the Homeowner Agreement in a timely manner after the plat is recorded. The Chairman noted that Mr. Gaw or Mr. Bernhardt were not present at the meeting. Jim Woodford made the motion to grant conditional final plat approval of Steven’s Point, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION PRELIMINARY PLAT AND FINAL RAO PLAN FOR GRANT’S GROUNDS, 7 LOTS LOCATED ON NORTH FRANKLIN AVENUE. REQUEST SUBMITTED BY CHAD GILBERT ON BEHALF OF TONY D. & ANN CELESTE GAMMON. James Mills stated that Mr. Chad Gilbert of Putnam Contracting Services, on behalf of property owner Mr. Tony Gammon, has submitted for approval the Final RAO (Redevelopment Area Overlay) Plan and Preliminary Subdivision Plat for Grant’s Grounds, a seven (7) lot single family detached subdivision located at 127 and 135 North Franklin Avenue. The Planning Commission approved a Preliminary RAO Plan and recommended for the establishment of a RAO overlay zoning district for the subject property at its June 2016 meeting. The City Council, through Ordinance No. O16-07-17, approved the RAO zoning at its meeting on August 18, 2016 and the overlay zoning became effective 14 days later. Once the overlay is enacted, a Final RAO Plan must be submitted to and approved by the Planning Commission. The Final RAO Plan must be submitted within six (6) months after the effective date of the enactment of the overlay by the City Council or the overlay zoning action shall become null and void. Extension of no more than 18 months may be granted by the Planning Commission. The Final RAO Plan must substantially conform to the COOKEVILLE PLANNING COMMISSION 5 SEPTEMBER 26, 2016 Preliminary RAO Concept Plan. Any substantial modifications to the approved Final RAO Plan must be resubmitted to the Planning Commission. The properties proposed for RAO development are identified as Parcels 21.00 and 22.00 on Tax Map 53A, Group D. Combined the parcels consist of approximately 0.6 acres, or 26,080 square feet. The site is located entirely within an area identified in the Cookeville 2030 Plan as being in need of redevelopment/revitalization. The underlying or existing zoning classification of the property is RD, Single Family and Duplex Residential. The Final RAO Plan and related submittals conform with the Preliminary RAO Concept Plan, written statement, site plan, floor plans, elevation plans, photos and other materials which were approved at the June 2016 meeting of the Planning Commission. The Final RAO Plan indicates that six (6) single family detached dwellings would be constructed. According to the submitted development schedule all construction would be completed within twelve (12) months of approval of the RAO. The floor plans for the detached dwellings depict the construction of two (2) story dwellings with a two (2) bedroom/two (2) bath configuration. The elevation plans indicate that the structures’ exterior finishes will consist primarily of brick and Hardie Plank construction. Sidewalks along Franklin Avenue will be installed. The off-street parking area is to be provided to the rear of the proposed dwellings and no direct vehicle access from public streets to any dwelling will be provided. Canopy trees are to be planted along all street frontages. The Electric Department has requested the addition of a 20 feet wide utility easement along the front of the property for the overhead power line. Staff recommended conditional approval of Final RAO Plan and Preliminary Subdivision Plat subject to the following: • Developer must submit site plans and schedule and attend a pre-construction meeting with all the appropriate city departments • Developer must provide a utility easement along the existing street frontage as requested by the Electric Department • Developer will work with Public Works to establish appropriate storm water retention/detention facilities • 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 Final RAO Plan and Preliminary Plat of Grant Grounds, subject to staff’s recommendation. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. Leslie Sullins Draper made the motion to take the following items for study. Jim Woodford seconded the motion and the motion carried unanimously. STUDY ITEMS. COOKEVILLE PLANNING COMMISSION 6 SEPTEMBER 26, 2016 (1) CONSIDER FOR STUDY PRELIMINARY PLAT OF FOREST OAKS SUBDIVISION PHASE II, 9 LOTS LOCATED ON BRADFORD TRACE. REQUEST SUBMITTED BY TREVOR DYER OF DSA INVESTMENT GROUP. (2) CONSIDER FOR STUDY PRELIMINARY PLAT OF STEVENS SQUARE, 16 LOTS LOCATED ON WEST STEVENS STREET. REQUEST SUBMITTED BY CHAD GILBERT ON BEHALF OF TONY D. & ANN CELESTE GAMMON. STAFF REPORTS: (1) PRESENTATION OF ENVISION COOKEVILLE 2016 CITIZEN SURVEY SUMMARY REPORT. James Mills reported that the 2016 Citizen Survey Summary Report has been completed. The first phase involved soliciting input from the public regarding five (5) development factors that will affect the future of the City of Cookeville. These development factors were: (1) Public Infrastructure; (2) Community Facilities and Public Services; (3) Community Growth and Development; (4) Quality of Life; and (5) Natural and Cultural Resources. During the first phase, approximately 200 individuals identified approximately 200 total issues ranging between 34 and 53 issues for the five (5) factors. During phase II, approximately 1,000 citizens ranked the top three (3) concerns for each of the five (5) categories. The next step was completing the Citizen Survey. The survey consisted of six (6) sections on one (1) page front and back. In the first five (5) sections the selected resident was asked to rank from 1 to 7, with 7 being the most important, the seven (7) issues most frequently mentioned for each of the five (5) development factors in the first phases of the visioning process. In the sixth section the participant was asked to indicate whether they would be willing to pay additional taxes to address particular issues, and if so, to list those issues. The survey was sent out to about 500 random property owners in the City. The response rate of the surveys turned back in was 40%. The overall issues were prioritized by a weighted score and these were the top scoring : (1) Address Traffic Flow Issues, (2) Keep Taxes Low, (3) Protect Single-Family Residential Areas, (4) Address Storm Water/Flooding Drainage Issues, (5) Promote Redevelopment of Dilapidated/Deteriorated Areas, (6) Preserve Historic Areas and Structures, (8) Preserve Waterfall sand Natural Areas, (8) Develop More Youth/Family/Community Events, (9) Address Homeless Issue, (10) Provide Curb-Side Recycling, (11) Establish City-wide Beautification Program, (12) Develop Greenways and Trails, (13) Promote Vibrant Downtown, (14) Increase Recreational Facilities (Parks, Sports Fields, etc.) and (15) Build an Aquatics Center/Water Park/Pool. Issues requiring expenditures included the following: (1) Address Traffic Flow Issue, (2) Address Storm Water/Flooding/Drainage Issues, (3) Provide Curb-Side Recycling, (4) Develop Greenways and Trails, (5) Increase Recreational Facilities (Parks, Sports Fields, etc.), (6) Build an Aquatics Center/Water Park/Pool, (7) Place All Overhead COOKEVILLE PLANNING COMMISSION 7 SEPTEMBER 26, 2016 Wire Underground, (8) Build a New Police Station, and (9) Construct New Sidewalks/Repair Existing Sidewalks. The next step will be setting priorities. (2) MINOR PLAT APPROVALS: • VICKERS CONSOLIDATED PLAT - 1 LOT LOCATED AT 122 ESSEX ROAD - JERRY BUMBALOUGH AND TAMMIE GRAHAM. • COMBINATION OF COLLEGESIDE CHURCH OF CHRIST PROPERTIES – 1 LOT LOCATED AT 241 E. 10TH STREET, 252 E. 9TH STREET AND 906 ALLEN AVENUE – COLLEGESIDE CHURCH OF CHRIST. • RESUBDIVISION OF LOTS 135 & 136 OF HONEYBROOK SUBDIVISION – 2 LOTS LOCATED AT 1678 & 1688 BROOKDALE AVENUE - BOBBY & KAREN VANHOOSER. • COMBINATION PLAT OF GRANT’S GROUNDS – 1 LOT LOCATED AT 127 & 135 NORTH FRANKLIN AVENUE – TONY D. & ANN CELESTE GAMMON. Chairman Jim Stafne wanted to commend the Planning Staff for their hard work on the Citizen’s Survey. ADJOURNMENT: 6:15 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION