Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES MARCH 27, 2017 The Cookeville Planning Commission met on Monday, March 27, 2017 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, Jon Ward, and Officer Arms. STAFF MEMBERS ABSENT: Mike Davidson. OTHERS PRESENT: Chad Gilbert, Aaron Bernhardt, Angie Robinson, Jeff Dunn, Ginger Dunn, Matt Davidson, Scott Nicholson, Michael Petty, Jordan M. Iwanyszyn, Bob Jett, Chris Vick, Wayne Russell, Johnny Hammock and Laura Militana. CONSIDER FOR APPROVAL MOVING ACTION ITEM #7 AND #8 FROM STUDY TO ACTION. Kay Starkweather made the motion to approve moving Action Item #7 & #8 from Study to Action. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED MOVING FROM STUDY TO ACTION. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Jim Woodford made the motion to approve the agenda as submitted. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF FEBRUARY 27, 2017. Chris Wakefield made the motion to approve the minutes of February 27, 2017. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION AMENDMENTS TO ZONING CODE PROVISIONS RELATIVE TO HOSPICE RESIDENCE HOMES IN THE RS-10, RS-5, RM-8 AND RM-14 DISTRICT TO INCLUDE A NUMBER OF ASSISTED LIVING UNITS. REQUEST SUBMITTED BY THE CITY COUNCIL. James Mills stated that the Cookeville City Council has requested that the Planning Commission consider amendments to the Zoning Code provisions relative to Hospice Residence Homes in the RS-10, RS-5, RD, RM-8 and RM-14 zoning districts to allow such uses to include a limited number of assisted living units. Hospice Residence Homes are uses permitted on appeal in the RS-10, RS-5 and RD zoning districts (special exceptions requiring approval of the Board of Zoning Appeals) and are permitted uses in the RM-8 and RM-14 zoning districts. In each of these zoning districts Hospice Residence Homes are limited to a maximum of ten (10) residents. The following conditions must be met in the RS-10, RS-5 and RD districts: COOKEVILLE PLANNING COMMISSION 2 MARCH 27, 2017 1. Minimum lot area of 40,000 square feet shall be provided for such facility, 2. Maximum of ten (10) residents shall reside at the facility, 3. Minimum of one (1) off-street parking space per maximum number of residents and employees shall be provided at the facility, 4. No freestanding signs shall be permitted, 5. Shall be located on property contiguous with property zoned for multi-family residential purposes and shall be accessed from the same street as the contiguous property zoned for multi-family residential purposes, 6. Structure shall be compatible with nearby residential structures in terms of scale and appearance, 7. Site plan and floor plan shall be submitted to and approved by the Board of Zoning Appeals, 8. Type 2 Screen/Buffer Yards as specified in section 208 of this Zoning Code shall be provided along all property lines abutting property zoned or used for single or two- family residential purposes, and 9. All requirements of the State of Tennessee that pertain to the use and operation of the facility shall be met. Conditions 4, 5, 6, and 7 are not required in the RM-8 and RM-14 zoning districts. In January 2017 the City Council denied a request to rezone from RS-10 to RM-8 property located at 570 State Street. Previously located on this property was a hospice residence home. The owner of the property had sought rezoning for the purpose of including assisted living housing in addition to housing for hospice care. Although denying the rezoning request, the City Council directed the Planning Department to prepare amendments to the Zoning Code provisions for hospice residence homes to allow a certain percentage of dwelling units to consist of assisted living units. Staff recommended approval of amendments to the Hospice Residence Home provisions in the RS-10, RS-5, RD, RM-8 and RM-14 zoning districts to reclassify the use as Hospice Residence Home/Assisted Living Facility and to make the following revisions to the conditions for approval: • Increase the maximum number of residents from ten (10) to 15, and • Insert condition specifying that a maximum of ten (10) residents shall be classified as assisted living residents and a minimum of five (5) rooms shall, at all times, be available for residents in need of hospice care. Leslie Sullins Draper asked who would oversee the conditions of the amendments. James Mills replied that the Codes Department has a codes enforcement officer that responds to complaints, which is usually how the City finds out about violations. The Codes Department also has building and fire codes which they regulate. Jim Woodford thanked the Planning staff for helping the City Council with the Zoning Code amendments. COOKEVILLE PLANNING COMMISSION 3 MARCH 27, 2017 Kay Starkweather made the motion to approve amendments to the Zoning Code to add provisions relative to hospice residence homes and to include assisted living units. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION PRELIMINARY PLAT OF EDGINGTON COURT, 25 LOTS LOCATED ON WEST BROAD STREET AND CHESTNUT AVENUE. REQUEST SUBMITTED BY AARON BERNHARDT, JERRY GAW, AND TIM STOVER. James Mills stated that Mr. Aaron Bernhardt on behalf of his partners Jerry Gaw and Tim Stover has submitted for approval a Preliminary Plat of Edgington Court, a 25 lot single family attached development of their property fronting West Broad Street and Chestnut Avenue. The subject property is identified on Tax Map 53B, Group P, as Parcel 5.04. The property is zoned CL, “Local Commercial” and consists of approximately 1.77 acres. Adjacent properties to the north and northeast are zoned MS, “Medical Services”, remaining properties to the east are zoned CL as are two (2) parcels to the west. The remaining parcels to the west are zoned CL and RD, “Single-Family and Duplex Residential” respectively. Townhomes (single family attached structures) are a permitted use in the CL district subject to the submittal and approval of a subdivision plat and to compliance with Section 221.3A of the Zoning Code. An overall minimum lot area average of 3,000 square feet per dwelling unit is required. The proposed development consists of 24 building lots and Lot 25 will encompass the remaining common areas. Lots 1-19 will front an existing ingress/egress street proposed to be named Edgington Drive which will be private. An additional ingress/egress area is proposed for construction to serve as frontage for Lots 20-24. Public Works has confirmed that the existing street section has been cored and meets city street standards. Public Works requires that the developer submit plans for street and sidewalk improvements as well as showing the detention structures on the plat. All units are planned as two (2) bedrooms and off street parking is calculated at the rate of 1.25 spaces per bedroom for a minimum total of 60 parking spaces to be provided. There are 62 spaces are shown on the plat. The plat depicts the proposed construction of a new four (4) foot wide sidewalk along one (1) side of the existing private street. There is an existing five (5) foot wide sidewalk along West Broad Street. All of the dwelling units are to be 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 stipulated that the new sewer connect to the existing manhole located in the southeast corner in order to access the eight (8) inch gravity sewer line located in the West Broad Street right-of-way. They also stated that water meters are to be set in the right-of-ways of either Chestnut Avenue or Broad Street to connect to the existing six (6) inch water lines also located in the street right-of-ways. The Electric Department requires that all electric is to be installed underground per CED specifications and easements are to be provided. The developer stated his intention to provide solid waste management using dumpsters and has advised that Clinton Engineering is working to determine the number COOKEVILLE PLANNING COMMISSION 4 MARCH 27, 2017 and location of the units. The developer also stated the project would not include the use of natural gas. All of the property including the driveways, parking areas and other common areas and infrastructure components are private. Repair and maintenance of all 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 Preliminary Plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments, • Developer must submit a roadway construction plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 slopes, • 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 and the developer must pay for the relocation of any of Frontier’s aerial facilities if required, • 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. Leslie Sullins Draper made the motion to grant conditional Preliminary Plat approval of Edgington Court, subject to staff’s recommendation. Jim Cobb seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION PRELIMINARY PLAT OF RESUBDIVISION OF LOT 4 OF 10TH & FISK PROPERTIES, LLC DIVISION, 10 LOTS LOCATED AT 1020 FISK ROAD. REQUEST SUBMITTED BY TENTH AVENUE PARTNERS, LLC. James Mills stated that Mr. Matt Davidson on behalf of Tenth Avenue Partners LLC has submitted for approval a Preliminary Plat of 10th & Fisk Properties LLC Division, Re- subdivision of Lot 4, a 10 lot single-family attached development of their property fronting Fisk Road. The subject property is identified on Tax Map 40L Group K as Parcel 13.03. The property is zoned CN, “Neighborhood Commercial” and consists of approximately 1.03 acres. Adjacent properties to the south and west are also zoned CN, and remaining properties to the north are zoned RS-10, “Single-Family Residential”. The proposed development COOKEVILLE PLANNING COMMISSION 5 MARCH 27, 2017 consists of nine (9) building lots and Lot 10 will encompass the remaining common areas. On January 12, 2017 the Board of Zoning Appeals granted a variance to reduce the total square footage per dwelling unit to allow a maximum of nine (9) dwelling units to be constructed on the site based on the submitted site plan. Townhomes (single-family attached structures) are a use permitted on review in the CN district subject to the submittal and approval of a subdivision plat and to compliance with Section 220.3A of the Zoning Code. An overall minimum lot area average of 5,000 square feet per dwelling unit is required. Six dwelling (6) units will have two (2) bedrooms and the remaining three (3) units will have three (3) bedrooms. This totals 21 bedrooms which requires 26 parking spaces as depicted on the plat. All lots will front existing private ingress/egress access drives, however, they will be addressed off of Fisk Road. In addition, a 16 foot wide private alley is proposed for construction along the western property boundary to connect to the existing drives in order to create a traffic loop. Public Works requires that the existing street sections be cored to determine if they meet city street construction standards. New four (4) foot wide sidewalks are proposed on the property and a new five (5) foot wide sidewalk is proposed along the Fisk Road frontage. Public Works requires that the developer submit plans for street and sidewalk improvements. The developer must submit plans for drainage improvements and retention/detention to Public Works for review and approval and add any retention/detention structures to the plat. All of the dwelling units are to be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. In addition, there is one (1) existing fire hydrant located on the site that will have to be relocated as noted on the plat. The Water Quality Control Department has stipulated that the plat show where the proposed sewer is to connect to the existing gravity main located in the Fisk Road right-of- way. They also stated that water meters are to be set in the right-of-way of Fisk Road to connect to the existing six (6) inch water line also located in the Fisk Road right-of-way. The Electric Department requires that all electric is to be installed underground per CED specifications and easements are to be provided. The developer is planning to use natural gas and the Gas Department reports there is an existing ¾” stub at the site. The developer stated his intention to provide solid waste management using individual canisters in lieu of a dumpster. All of the property including the driveway, parking areas and other common areas and infrastructure components are private. Repair and maintenance of all 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 Preliminary Plat, subject to the following: • Developer must schedule and attend a pre-construction 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. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 slopes, COOKEVILLE PLANNING COMMISSION 6 MARCH 27, 2017 • Developer shall submit a TDEC approved Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works, • Developer must provide easements along all road frontage on both sides of the new streets as required by the utilities, • Developer must submit water (including fire hydrants) and 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 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, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Jim Woodford made the motion to grant conditional Preliminary Plat approval of the Resubdivison of Lot 4 of 10th & Fisk Properties, LLC Division, 10 lots located at 1020 Fisk Road, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION ESTABLISHMENT OF RAO ZONING FOR MAGNOLIA CREEK, A PROPOSED 57 LOT SINGLE-FAMILY DETACHED DEVELOPMENT, LOCATED AT 2400 FREEHILL ROAD (TAX MAP #27N-B- 12.00). REQUEST SUBMITTED BY KMJ PROPERTIES LLC. James Mills stated that Mr. Michael Petty, on behalf of property owner KMJ Properties, LLC, has submitted a request for RAO (Redevelopment Area Overlay) zoning of property located at 2400 Freehill Road. The RAO District was created by Ordinance Number O13-01-02. The overlay district was created as a mechanism for the redevelopment, revitalization, rehabilitation, and general improvement of areas within the City of Cookeville as identified within the Cookeville 2030 Plan as being in need of such action, or other areas within the city as may be determined to be in need of such action. Within RAO districts, the city may waive or modify certain development requirements to provide incentives for redevelopment, including increases in density, reduction of setbacks, and reductions of lot sizes. Specific criteria must be met for properties to qualify for RAO zoning and a detailed process for approval must be followed. Only those uses permitted in the underlying zoning may be permitted in a RAO district. To qualify for RAO zoning the site must contain a minimum of one (1) acre when located within an area identified in the Cookeville 2030 Plan as being in need of revitalization/redevelopment or two (acres) if not within and identified area. The developer must submit and adhere to an approved development plan. The process for the approval of RAO zoning involves several steps. First the developer is required to meet with the Planning Director to determine whether the RAO zoning is appropriate for the proposed property. If it is determined that the property is appropriate COOKEVILLE PLANNING COMMISSION 7 MARCH 27, 2017 for RAO zoning, then the developer must submit a request for overlay zoning, a written statement describing the proposed development and how it meets the objectives of the 2030 Plan, and a Preliminary RAO Concept Plan. The Concept Plan must include site, floor and elevation plans. The Planning Commission, after reviewing the overlay zoning request and required submittals, must submit a recommendation to the City Council for approval, modification, or denial of the request. Upon receipt of the Planning Commission recommendation the City Council then considers enactment of the overlay. 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 Preliminary RAO Concept Plan. Any substantial modifications to the approved Final RAO Plan must be resubmitted to the Planning Commission. The property proposed for RAO zoning is identified as Parcel 12.00 on Tax Map 27N, Group B and consists of approximately 12.5 acres. The site is not located within an area identified in the Cookeville 2030 Plan as being in need of redevelopment/revitalization; however, in the opinion of the Planning Department the site does qualify for RAO consideration based on the criteria established in Section 232A.3 of the Zoning Code. This would include the removal of dilapidated structures and the removal of nonconforming uses on a site of greater than two (2) acres. The underlying or existing zoning classification of the property is RM-8, Multi-Family Residential. The primary use of the subject property is as a mobile home park. The site has been previously identified as the Suburban Trailer Park, Furton Mobile Home Park, and most recently as Ridgewood Mobile Home Park. Located on the property are 51 mobile home pads and two single family dwellings. As of March 16, 2017, 23 mobile homes remain on the property. Most of the remaining mobile homes are in less than sound condition. The mobile home park is a nonconforming use. The property was annexed in 1997, (Ordinance No. O97-06-16), with the stipulation that the mobile home park would be removed within 20 years after the effective date of annexation. Mr. Petty has submitted a Preliminary RAO Concept Plan, written statement, site plan, floor plans, elevation plans, photos and other materials required for RAO zoning consideration. The application indicates that the nonconforming mobile home park would be replaced with a subdivision in which single family detached dwellings would be constructed. The petitioners also indicate that the dwellings would address a need for affordable housing. The site plan depicts the development of 55 single family detached dwelling lots located on approximately 1,635 linear feet of new streets. The streets, which would be dedicated to the city, are to be located within a right-of-way 40 feet in width and are to be constructed with curb and gutter. Sidewalks, four (4) feet in width, are to be constructed on both sides of the new streets and along Freehill Road. Water, sanitary sewer, natural COOKEVILLE PLANNING COMMISSION 8 MARCH 27, 2017 gas, and underground electric service are to be installed and stormwater retention/detention is to be provided by the developer. The site plan does not depict any common areas and no infrastructure is indicated as being private; therefore, no property owner’s maintenance agreement is necessary. The petitioner indicates that the development would be constructed in two (2) phases. The first phase, which would be begin in late 2017, would involve the construction of Magnolia Creek Drive and the creation of 27 lots. The second phase, which would be begin no sooner that late 2018, would involve the construction of Magnolia Creek Circle and Magnolia Way and the creation of the remaining 28 lots. The total proposed 55 dwelling units is approximately 50 units less than could be constructed under the existing RM-8 zoning, which requires a minimum of 5,000 square feet of land area per dwelling unit. Under the provisions of the RAO district a density bonus of up to 20 units per acre may be approved. While the developers are not requesting a density bonus through the RAO zoning, they are requesting flexibility in the minimum lot size requirement. The site plan indicates that 35 of the proposed 55 lots would consist of less than 5,000 square feet with the smallest lots consisting of approximately 3,096 square feet. Setbacks of 10 feet for the front and five (5) feet side and rear yards are depicted. The submitted floor plans depict five (5) different layouts, 3 two (2) bedroom layouts and 2 three (3) bedroom layouts. The layouts consist of varying dwelling sizes consisting of 630, 1,008, 1,182, 1,343 and 1,611 square feet. The elevation plans indicate that the dwellings will be sided with board and batten siding and split face block will be used for the foundation above grade. The petitioner originally requested a reduction of the off-street parking requirement. A minimum of three (3) off-street parking spaces per dwelling unit are required for single family dwelling units. The petitioner requested that this requirement be reduced to two (2) spaces per unit, which is a total reduction from 165 to 110 spaces. The Planning Department was concerned that a reduction would increase the likelihood of on-street parking which, in combination with the location of numerous narrowly separated driveways, would cause traffic safety issues. The petitioner has agreed to modify the concept plan so that a parking variance will no longer be necessary. These modifications include revising the lot designs to increase the amount of off-street parking for 19 lots, reducing the total number of dwelling units from 55 to 52, and converting at least three (3) of the lots to public parking lots. The petitioners are requesting that the public parking lots be included in right-of-way dedicated to the city and that the city accept responsibility for future maintenance the parking lots. Staff recommended approval of Preliminary RAO Concept Plan for Magnolia Creek for the development of 52 single-family detached dwellings, and approval of the requested right-of-way reduction to 40 feet and the acceptance of off-street parking areas as public right-of-way with recommendation to City Council for the enactment of RAO zoning. COOKEVILLE PLANNING COMMISSION 9 MARCH 27, 2017 Jordan Iwanyszyn, property owner at 436 Wedgewood Street, stated that he just moved into the neighborhood, and that he felt that the development was in keeping with the City’s 2030 Plan. Angie Robinson, property owner at 2230 Sharon Avenue, stated that she was concerned about the square footage of the homes and the safety issue on pulling out of Freehill Road because it is very curvy and narrow. Ms. Robinson added that this development is better than what is there now. James Mills replied that there were 51 mobile homes at one time and that the developer is only proposing 52 single-family detached homes and that under the currently zoning they could build approximately 100 apartment units. Jim Woodford made the motion to approve the Preliminary RAO Concept Plan for Magnolia Creek for the development of 52 single-family detached dwellings, and approval of the requested right-of-way reduction to 40 feet and the acceptance of off-street parking areas as public right-of-way with recommendation to City Council for the enactment of RAO zoning. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED PRELIMINARY RAO CONCEPT PLAN. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE III, 17 LOTS LOCATED OFF OF WEST END STREET. REQUEST SUBMITTED BY HABITAT FOR HUMANITY. STAFF HAS REQUESTED THAT THIS ITEM BE MOVED FROM STUDY TO ACTION, SINCE PHASE II & III HAVE PREVIOUSLY BEEN REVIEWED AND APPROVED. MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION. Ken Young stated that Pam Ealey of Habitat for Humanity has submitted for approval a Revised Preliminary Plat of West End Neighborhood Phase III containing 17 single family detached lots. Nine (9) of the lots were previously included as part of the 18 lot Phase II Preliminary Plat conditionally approved by the Planning Commission on March 26, 2016 and the remainder were included as part of the 26 lot Phase III Preliminary Plat approved on the same date. The subject property is identified on Tax Map 53H Group A as 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 Residential). The Revised Phase III contains 4.79 acres of the parcel. The plat consists of 16 single-family detached building lots and Lot 17-B shown on the plat is remaining common area and is not a building lot. The lots will all front a new currently unnamed street that will be constructed to connect to Garrett Avenue and ending in a temporary turn around. 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. A new four (4) feet wide sidewalk is proposed for construction on the northern right-of-way of the new street. COOKEVILLE PLANNING COMMISSION 10 MARCH 27, 2017 Water and sewer for the new lots will be connected to the existing mains located in the right-of-way of Garrett Avenue. There is an existing hydrant at the proposed intersection of the new street and Garrett Avenue that is to be relocated as noted on the plat. In addition, a new hydrant is proposed for installation in the right-of-way of the new street. These two (2) hydrants will provide adequate coverage to the lots as required by the Subdivision Regulations. Natural gas will not be installed in the development. The current available GIS data does not indicate that there are any sinkholes or wetlands on the site, nor is the property located in a FEMA NFIP Special Flood Hazard Area. However, there is an unnamed stream that crosses across the common area of Lot 17-B that requires a 30 foot wide stream buffer as shown on the plat. The plat also depicts the location of two (2) proposed drainage basins, labeled as # 1 for water quality detention and # 2 for storm water retention. Staff recommended conditional 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 must submit a roadway construction plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 slopes, • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works, • Developer shall obtain a grading permit from Public Works, • Developer must submit water and sewer plans to the Water Quality Control Department, • Developer to coordinate the relocation of the existing fire hydrant with Water Quality Control, • 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, 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 Woodford made the motion to grant conditional revised Preliminary Plat approval of West End Neighborhood Phase III, subject to staff’s recommendation. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL REVISED PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION VARIANCE FOR A FLAG LOT AND PRELIMINARY PLAT APPROVAL OF THE WHEELER/CALDEMEYER SUBDIVISION, 4 LOTS LOCATED ON THE CORNER OF NEAL STREET AND VETERANS DRIVE. COOKEVILLE PLANNING COMMISSION 11 MARCH 27, 2017 REQUEST SUBMITTED BY RYAN WILLIAMS OF J & S CONSTRUCTION ON BEHALF OF DR. DALE WHEELER AND DR. CORTLAND CALDEMEYER. RYAN WILLIAMS HAS REQUESTED ON BEHALF OF THE PROPERTY OWNERS THAT THIS ITEM BE MOVED FROM STUDY TO ACTION. MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION. James Mills stated that Ryan Williams on behalf of Dr. Wheeler and Dr. Caldemeyer has submitted a request for a flag lot and approval of the Preliminary Plat of the Wheeler/Caldemeyer Subdivision, a four (4) lot commercial development located at the intersection of East Veterans Drive and Neal Street. The subject property is identified on Tax Map 66 as Parcel 32.00 and consists of approximately 6.00 acres. The subject property as well as all adjacent parcels are zoned CR, “Regional Commercial”. Three (3) of the lots have sufficient frontage on the existing streets. The owners have requested that the Planning Commission consider granting a variance to allow one flag lot which is numbered as Lot 1-B on the plat with a 25 foot wide access strip to Neal Street. A flag lot is defined in the Subdivision Regulations as “a lot which is accessed by a strip of land of a width less than the required street frontage and which is located behind another lot which meets the required street frontage.” Article X Section G of the Subdivision Regulations specifies that flag lots shall be permitted only for existing lots of record and upon the approval of a variance by the Planning Commission subject to the following conditions: a. The parcel of land proposed for subdivision to include a flag lot shall have depth to width ratio exceeding 2:1. b. No access strip shall be less than 25 feet in width for its entire length. c. The access strip shall provide access for only one lot and shall be deeded and platted as a part of the building site. No building or structure shall be located in the access strip. d. The access strip shall not exceed 500 feet in length and no more than two access strips shall be located side-by-side. e. The point where the access strip abuts the public street shall be safe for vehicular ingress and egress as far as visibility and grade are concerned since, unlike conventional lots, flag lots have no other alternatives for driveway locations. f. All required building setbacks shall apply and be measured from the boundaries of the portion of the lot excluding the access strip. g. The developer shall restrict the flag lot from further subdivision unless a street meeting all requirements, including right-of-way, is constructed. Said restriction shall be placed on the Final Plat. In no case shall a flag lot be used to avoid constructing a street to the required standards. Public Works will require drainage easements across Lot 2 as shown on approved grading and drainage plans. Public Works also stated that the detention pond must be shown on the plat with an easement. They further stated the developer must verify that the detention pond does not interfere with sanitary sewer and the 36 inch corrugated metal pipe (CMP). There is an existing eight (8) inch water line located in the right-of-way of Neal Street and COOKEVILLE PLANNING COMMISSION 12 MARCH 27, 2017 a twelve inch line located in the right of-way of East Veterans drive. The plat depicts water connection to be made from the line in Neal Street. Sewer connection is available at a manhole on East Veterans Drive to connect to the existing eight (8) inch gravity main. There is an existing hydrant located in at the intersection of Neal Street and Veterans Drive for fire protection as well as a proposed new hydrant shown on the plat in the property interior. The Water Department stipulates that water and sewer plans be submitted and approved prior to construction. The Electric Department stipulates that a 20 feet wide easement be provided for all power and the conduit must be installed per their specifications. The Gas Department reports that natural gas is available to the site. There are no topographic constraints such as sinkholes, wetlands, streams or flood hazard areas indicated by available GIS data on this site. Staff recommended approval of the request for a variance for a flag lot and conditional approval of the Preliminary Plat subject to the following: • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works, provide all drainage easements as required and verify the detention pond does not interfere with the sanitary sewer or the CMP, • Developer must submit sewer plans to the Water Quality Control Department and a private sewer easement must be shown on the plat, • 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. Leslie Sullins Draper asked if the development would be required to install sidewalks. James Mills replied the sidewalks will be required on Veterans Drive and Neal Street as part of the site plan review when development occurs. Jim Woodford made the motion to approve the request for a variance for a flag lot and grant conditional Preliminary Plat approval of the Wheeler/Caldemeyer Subdivision, subject to staff’s recommendation. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED VARIANCE FOR A FLAG LOT. CONSIDER FOR ACTION FINAL PLAT OF ESSEX PLACE, PHASE I, 2 LOTS LOCATED AT 120 ESSEX ROAD. REQUEST SUBMITTED BY LARRY HARP & JON INNIS OF PREFERRED PROPERTIES. James Mills stated that Larry Harp & Jon Innis with Preferred Properties have submitted for approval a Final Plat of Essex Place Phase I, a two (2) lot phase of their proposed development on Essex Road. COOKEVILLE PLANNING COMMISSION 13 MARCH 27, 2017 The subject property is identified on Tax Map 083 as Parcel 006.00. The property is zoned RS-15, “Single Family Residential”, as is the adjacent tract to the east. This portion of the site consists of approximately 0.72 acres containing two (2) single family detached building lots. The remainder of the property is substantially over five (5) acres and has approximately 154 feet of road frontage. The property runs concurrently with the municipal corporate boundary on the west, south and southeast. There is a six (6) inch waterline and a two (2) inch low pressure sewer line located in the right-of-way of Essex Road for utility connections. In addition, there is an existing fire hydrant across the road from Lot 1 that will adequately provide coverage for fire protection. As shown on the plat, the developers have dedicated additional right-of-way 25 feet from the street centerline to allow for future street and/or utility improvements. The available GIS data indicates there are no known sinkholes, wetlands or streams on the property and it is not in a FEMA NFIP identified Special Flood Hazard Area. Staff recommended conditional approval of the Final Plat as submitted, 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 grant conditional Final Plat approval of Essex Place Phase I, subject to any additions and/or corrections to the plat as required by the Planning Department and other city departments. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. Kay Starkweather 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 113, 116, & 119 LOCUST AVENUE FROM RS-5 (SINGLE-FAMILY RESIDENTIAL) TO CBD (CENTRAL BUSINESS DISTRICT). REQUEST SUBMITTED BY LAUREN SHIBAKOV ON BEHALF OF DAVID ANDREWS AND DONNIE SUITS. (2) CONSIDER FOR STUDY PRELIMINARY PLAT OF HUDGENS COURT, 5 LOTS LOCATED AT 428 EAST HUDGENS STREET. REQUEST SUBMITTED BY JERRY C. GAW, INC. STAFF REPORTS: (1) MINOR PLAT APPROVALS: • COMBINATION PLAT OF THE REDIVISION OF LOTS 8 & 9 OF THE J. P. TERRY FARM SUBDIVISION PHASE III – 1 LOT LOCATED AT 1015 WYLESWOOD DRIVE – ANJU MENDIRATTA. • REVISED PLAT OF THE ANGELA LORAINE HOUGHTON DIVISION – 2 LOTS LOCATED AT 1962 & 1964 NORTH DIXIE AVENUE – ANGELA LORAINE HOUGHTON. COOKEVILLE PLANNING COMMISSION 14 MARCH 27, 2017 (2) PARKING STUDY UPDATE. James Mills stated that Jon Ward has been working on the Parking Study and since Tennessee Technological University and Putnam County Schools were out for the summer when the first study was completed that the Planning Department will be performing a second study, so additional data can be used for comparison. ADJOURNMENT: 6:25 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION