Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES OCTOBER 24, 2016 The Cookeville Planning Commission met on Monday, October 24, 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 Tracy Cody. MEMBERS ABSENT: Jim Cobb. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, Ken Young, and Mike Davidson. OTHERS PRESENT: Tony Gammon, Chad Gilbert, Connie Mitchell, Mary Johnson, Mark Smith, Sharon Smith, Rusty Norrod and Laura Militana. CONSIDER FOR APPROVAL AMENDING THE AGENDA TO ADD STUDY ITEM #4: CONSIDER FOR STUDY REVISED PRELIMINARY PLAT OF EYE CENTERS OF COOKEVILLE PHASE II REDIVISION OF TRACT 2, 1 LOT LOCATED OFF OLD WALTON ROAD. REQUEST SUBMITTED BY RKB GROUP LLC. Leslie Sullins Draper made the motion to approve the agenda as submitted. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE AGENDA AS AMENDED. Jim Woodford made the motion to approve the agenda as amended. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF SEPTEMBER 26, 2016. Jim Woodford made the motion to approve the minutes of September 26, 2016. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION PRELIMINARY PLAT OF FOREST OAKS SUBDIVISION PHASE II, 9 LOTS LOCATED ON BRADFORD TRACE. REQUEST SUBMITTED BY TREVOR DYER OF DSA INVESTMENT GROUP. Ken Young stated that Mr. Trevor Dyer with DSA Investment Group has submitted for approval the Forest Oaks Subdivision Phase II Preliminary Plat, a nine (9) lot single family detached development located at the end of Bradford Trace, which was constructed during the development of Forest Oaks Subdivision Phase I. Phase I contains eight (8) lots and was approved and recorded in September 1996. The Phase I plat explicitly set aside the adjacent area as reserved for future development. The subject property is identified on Tax Map 054 as Parcel 086.01 and contains approximately 3.746 acres. The property is zoned RS-10 Single-Family Residential as are adjacent properties to the west. Properties adjacent to the south are zoned RS-15 single family COOKEVILLE PLANNING COMMISSION 2 OCTOBER 24, 2016 residential. The remaining adjacent parcels are all zoned RM-8 Multi-Family Residential. Phase II proposes the extension of Bradford Trace for approximately 300’ in length ending in a new 100’ diameter cul-de-sac. This extension will align with the existing 50’ street right-of- way and match the existing curb. A new four (4) foot wide sidewalk is proposed for construction along one side of the new extension. When completed, the entire length of the street will be approximately 866’ and serve a total of 16 lots which complies with the Subdivision Regulations restriction of a street length not exceeding 1200‘and serving no more than 20 lots for developments with only one way in or out. A new four (4) inch water line is proposed as well as an extension of the existing eight (8) inch gravity sewer main. There is an existing hydrant located in the right-of-way of Bradford Trace that is within the required proximity to the lots proposed in Phase II. The Water Quality Control Department reports that this hydrant currently has a flow rate exceeding 500 gallons per minute. Fire Chief Roger Fuqua stipulates that if this flow rate minimum is correct he will not require the installation of an additional hydrant at the end of the new cul-de-sac. There are no topographic constraints such as sinkholes, wetlands, streams or flood hazard areas indicated by available GIS data on this site. Staff recommended conditional approval of the Preliminary Plat subject to the following: • 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 and sidewalk details to the Department of Public Works for the new street extension. Plan shall include typical road section, subgrade, base width and asphalt width, • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works, • Developer must submit water and 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 submit plans for the installation of natural gas to the Gas Department if gas service is desired, • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, • Developer shall provide all utility easements as required by the Electric, Gas and Water Quality Control Departments, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Jim Stafne asked if the cul-de-sac meet the requirements for emergency vehicles. Ken Young responded that the cul-de-sac meets the Subdivision Regulations as far as width and length. Leslie Sullins Draper made the motion to grant conditional approval of the Preliminary Plat, subject to staff’s recommendation. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. COOKEVILLE PLANNING COMMISSION 3 OCTOBER 24, 2016 CONSIDER FOR ACTION 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. Ken Young stated Mr. Chad Gilbert of Putnam Contracting Services has submitted on behalf of property owners Tony and Celeste Gammon, an updated Preliminary Plat for Stevens Square, a proposed 16 lot single family attached dwelling (townhouse) development located on West Stevens Street. This plat supersedes the ten lot preliminary plat that was granted conditional approval at the July 25, 2016 meeting. Mr. Gannon has subsequently acquired the adjacent surface parking lot owned by Stevens Street Baptist Church. The subject property now includes Parcels 17.00, 18.00 and 19.00 on Tax Map 53I, Group D and all are zoned RM-14, Multi-Family Residential. Combined the three (3) parcels consist of approximately 0.96 acres. The preliminary plat depicts the development of 15 single-family attached dwelling (townhouse) lots, six (6) of which will be located in the northern portion of the property and nine (9) will be located on the southern portion. Lot 16 comprises all remaining common area including a joint parking area located between the two (2) clusters of townhomes. Single- family attached dwellings (townhouses) are uses permitted on review in the RM-14 zoning district. Approval of a subdivision plat is required as is compliance with the provisions of Section 216.3B of the Zoning Code. The minimum lot requirement in RM-14 zoning district is 3,000 square feet per dwelling unit. With a combined land area of 0.96 acres, or approximately 43,188 square feet, a maximum of 14 dwelling units could be located on the subject properties. On September 8, 2016, the Board of Zoning Appeals approved two (2) variances requested by the developer. The first variance allows a reduction of the rear yard setback requirement to no less than ten (10) feet as was depicted on the submitted site plan subject to the dedication of right-of-way for West Stevens Street as depicted on said site plan. The second variance allows a reduction of the minimum land area requirement to allow 15 dwelling units as depicted on the submitted site plan and subject to all dwelling units being limited to a maximum of two (2) bedrooms and to the provision of storm water retention/detention improvements meeting the city’s current detention guidelines plus additionally designed for a 25 year storm event. The preliminary plat indicates the dedication of approximately six (6) feet of property along the approximately 250 feet of street frontage as additional right-of-way for West Stevens Street. The plat also depicts an average front yard setback off the adjusted property line of between 19 and 20 feet. The minimum front yard setback requirement in the RM-14 district for single-family attached dwellings is 25 feet. However, Section 204.5 of the Zoning Code provides that when a portion of a lot is acquired for a public purpose the city may permit a reduction in the required setbacks in such a manner to allow the setbacks to be measured from the property line prior to the acquisition. A new private street is proposed with the name MacKenzie Way. A new five (5) foot wide sidewalk is proposed for construction along West Stevens Street. The developers must submit drainage, grading and street construction plans to the Public Works Department before construction will be authorized. Water service will connect to the existing six (6) inch water line located in the right-of-way of West Stevens Street and the lots COOKEVILLE PLANNING COMMISSION 4 OCTOBER 24, 2016 will be served by a master meter. Sewer will connect to the existing eight (8) inch gravity sewer line also located within the West Stevens Street right-of-way. The developers must submit water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. There are existing hydrants located on West Stevens Street and within the Jackson Plaza Shopping within the required proximity to serve the site and the dwelling units are required to have sprinkler systems. All common areas, utilities, streets and other infrastructure improvements are private and will be maintained via a Homeowners Association Agreement that will be required upon final plat recording. No portion of the subject property is located in a Special Flood Hazard Area according to the Flood Insurance Rate Maps for the area, nor are there indications of Sinkhole Retention Areas according to the available GIS data. Staff recommended conditional approval of the Preliminary Plat subject to the following: • Developer shall schedule and attend a pre-construction and site plan review meeting with all the appropriate city departments • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works for all new streets and sidewalks. • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must submit water and 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 • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments • 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 Preliminary Plat, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL CONSIDER FOR ACTION FINAL CORRECTED PLAT OF RIDGECREST TOWNHOUSES RESUBDIVISION OF LOT 27 – 3 LOTS LOCATED AT 1605 A, B, & C RIDGECREST DRIVE. REQUEST SUBMITTED BY ANDY HAMMOCK AND ANDY MILTON. Ken Young stated property owners Andy Hammock and Andy Milton have submitted for approval a Final Plat of the Resubdivision of Lot 27 Ridgecrest Townhouses Plat of Correction, a three (3) lot single family attached subdivision located on Ridgecrest Drive. The subject property is identified on Tax Map 52B Group A as Parcel 027.00. The property is zoned PRD (planned residential development) and the site consists of approximately .19 acres containing three (3) existing single family attached townhouses. Lot 27 was originally created COOKEVILLE PLANNING COMMISSION 5 OCTOBER 24, 2016 by the plat that was approved and recorded in May 1990. The owners simply want to subdivide the existing units on individual lots and no infrastructure improvements are required. Staff recommended approval of the final plat as submitted subject to any corrections or additions as required by the Planning Department and/or other city departments. Jim Woodford made the motion to approve the Final Plat, subject to any corrections or additions as required by the Planning Department and/or other city departments. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED FINAL PLAT, SUBJECT TO ANY CORRECTIONS OR ADDITIONS. CONSIDER FOR ACTION FINAL PLAT OF EARLY-BROWN DIVISION, 7 LOTS LOCATED AT 1098 BROWN AVENUE. REQUEST SUBMITTED BY ANNA JUDD. Ken Young stated Mr. David Poston has submitted for approval a Final Plat of the Early- Brown Division, a seven (7) lot single family detached development located at the juncture of Early Lane and Brown Avenue on behalf of property owner Anna Judd. No preliminary plat is required because the development contains less than 10 lots and no new streets or other infrastructure improvements are required. The subject property is identified on Tax Map 040L Group A as Parcel 021.00. The property is zoned RS-10 (single-family residential) and consists of approximately 2.94 acres. Lots 3-7 will front Brown Avenue, Lot 1 will front Early Lane and Lot 2 is a corner lot with double street frontage. There are existing eight (8) inch gravity sewer mains located in both street right-of-ways. There is an existing eight (8) inch water line in the right-of-way of Brown Avenue and a six (6) inch water line located in the right-of-way of Early Lane. In addition, there is an existing fire hydrant located on Brown Avenue within the required proximity for fire protection. There are no topographic constraints indicated by available GIS data, such as sinkholes, wetlands or FEMA special flood hazard areas on the site. Staff recommended approval of the Final Plat subject to any additions and/or corrections to the plat as required by the Planning Department and other city departments. Jim Woodford made the motion to approve the Final Plat, subject to any corrections or additions as required by the Planning Department and/or other city departments. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED FINAL PLAT, SUBJECT TO ANY CORRECTIONS OR ADDITIONS. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT OF BROADWAY APARTMENTS PHASE II (FORMERLY LOT #2 OF BURGESS, BURNETT & ELKINS SUBDIVISION PHASE I AND LOTS 8 & 9 OF PETITE SUBDIVISION). REQUEST SUBMITTED BY W. SCOTT WILLIAMS AND ASSOCIATES. Ken Young stated Mr. Scott Williams on behalf of property owner Broad Way Apartments, LP has submitted a request for a six (6) month extension of the preliminary plat approval of Broadway Apartments Phase II, a three (3) lot development fronting West Broad Street on the south with a secondary access point on Petite Drive to the north. COOKEVILLE PLANNING COMMISSION 6 OCTOBER 24, 2016 On October 26, 2015, the Planning Commission approved the preliminary plat which was then named “Lot 2 Burgess, Burnett and Elkins Subdivision Phase I, and Lots 8 & 9 of Petite Subdivision”. In May the developer agreed to a request from staff to simplify the plat name to “Broadway Apartments Phase II”. The subject property is identified on Tax Map 039 as Parcels 13.00 and 157.02 and contains approximately 30.9965 total acres. Lot 1 contains approximately 10.6 acres and is zoned CL, local commercial. Lot 3 contains approximately 13.5 acres of which approximately 12.83 acres is zoned RS-20, single-family residential. The remainder of Lot 3 adjacent to Petite Drive is zoned RS-15 which is also single-family residential. Adjacent properties to the east of the subject property are zoned CL and RS-15. Adjacent properties to the west are zoned CL and RS-20. Properties to the north are zoned RS-15. Multi-family residential units are currently under construction on Lot 1. In addition, construction of a new street to connect to Petite Drive is also underway. There are no changes to the plat as approved in October 2015. Staff recommended approval of the request for a six (6) month extension of the Preliminary Plat as requested. Leslie Sullins Draper made the motion to approve a six (6) month extension of the Preliminary Plat. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED SIX (6) MONTH EXTENSION. Chris Wakefield made the motion to take the following items for study. Jim Woodford seconded the motion and the motion carried unanimously. STUDY ITEMS. (1) CONSIDER FOR STUDY REZONING 570 STATE STREET FROM RS10 (SINGLE- FAMILY RESIDENTIAL) TO RM8 (MULTI-FAMILY RESIDENTIAL). REQUEST SUBMITTED BY JACK & CONNIE MITCHELL. (2) CONSIDER FOR STUDY REZONING PROPERTY LOCATED OFF LOCUST GROVE ROAD (TAX MAP # 54-1.07) FROM CI (INDUSTRIAL COMMERCIAL MIXED USE) TO RS20 (SINGLE FAMILY RESIDENTIAL). REQUEST SUBMITTED BY J. T. TURNBOW. (3) CONSIDER FOR STUDY CLOSING AN UNDEVELOPED ALLEY LOCATED OFF SOUTH OAK AVENUE & DEPOT STREET AND DECLARING THEM AS SURPLUS AND DECLARING A PORTION OF THE RIGHT-OF-WAY ALONG DEPOT STREET AS SURPLUS. REQUEST SUBMITTED BY DAVID ALLEN. (4) CONSIDER FOR STUDY REVISED PRELIMINARY PLAT OF EYE CENTERS OF COOKEVILLE PHASE II, REDIVSION OF TRACT 2, 1 LOT LOCATED OFF OLD WALTON ROAD. REQUEST SUBMITTED BY RKB GROUP LLC. STAFF REPORTS: (1) MINOR PLAT APPROVALS: COOKEVILLE PLANNING COMMISSION 7 OCTOBER 24, 2016 • COMBINATION PLAT SHREEJI-SWAMI COOKEVILLE SUBDIVISION – 1 LOT LOCATED AT 1161 & 1171 SOUTH JEFFERSON AVENUE – SHYAM- GHANSHYAM COOKEVILLE LLC & SHREEJI-SWANI COOKEVILLE LLC. • JAMES B. & TIFFANY M. CARR DIVISION – 2 LOTS LOCATED AT 463 E. 6TH STREET AND 512 NORTH WOMACK AVENUE – JAMES B. & TIFFANY M. CARR. • COMBINATION OF LOTS 12 & 13 OF WINTER HILL ESTATES - 1 LOT LOCATED AT 664 NORTH PICKARD AVENUE – MICHAEL & JANICE STEAKLEY. • COMBINATION PLAT OF LOTS 7 & 8 OF OAKDALE ADDITION – 1 LOT LOCATED AT 427 NORTH WILLOW AVENUE – AMP PARTNERSHIP. • REVISION TO LILYDALE RESERVE ASSOCIATES LLC PROPERTY CONSOLIDATION OF LOTS 1 & 2 – 1 LOT LOCATED AT 335 WEST SPRING STREET – DAVID NETHERTON OF B J & T PROPERTIES. • BENJAMIN ENGERSOL DIVISION- 1 LOT LOCATED AT 1619 MCCULLEY AVENUE – BENJAMIN ENGERSOLL. • REVISED PLAT OF TRACT 1 CITY OF COOKEVILLE/CRMC W. BROAD, CHESTNUT & W. 3RD PROPERTY DIVISION – 2 LOTS LOCATED AT 281 & 291 CHESTNUT AVENUE – BERNHARDT, GAW & STOVER. • COLONIAL PARK WEST PHASE II LOT 1 & 2 AND HOLMAN FARM LOT REDIVISION – BRYANT PRESLEY, WINNELL LEE LUMBER, LUCY MAXWELL AND DENNIS TENNANT. • HILLVIEW ESTATES COMBINATION OF LOTS 5 & 6 – 1 LOT LOCATED AT 619 HILLWOOD DRIVE – STEPHEN & SHONNI A. SMITH. ADJOURNMENT: 5:55 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION