Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES JUNE 26, 2017 The Cookeville Planning Commission met on Monday, June 26, 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 Mike Davidson. OTHERS PRESENT: Melanie Beckwith, Aaron Bernhardt, Alan Maynard, Chad Gilbert, and Wayne Russell. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Jim Woodford 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 MAY 22, 2017. Jim Woodford made the motion to approve the minutes of May 22, 2017. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION RENAMING A PORTION OF BUFFALO VALLEY ROAD TO WEST STEVENS STREET. REQUEST SUBMITTED BY STAFF. Chairman Jim Stafne opened the Public Hearing. James Mills stated that at its May 2017 meeting, the Planning Commission approved renaming two (2) portions of Buffalo Valley Road. The renaming was due primarily to an intersection realignment of West Stevens Street and Buffalo Valley Road, which is currently under construction. An additional segment of Buffalo Valley Road needs to be considered for renaming due to this realignment. As noted last month, once the realignment project is completed Buffalo Valley Road will no longer be a connecting street and will now terminate into West Stevens Street. The Planning Commission approved renaming the segment of Buffalo Valley Road located west of South Willow Avenue to Hughes Street and the segment between South Willow Avenue and Scott Avenue to Dickinson Lane. While discussed by the Planning Commission, no action was officially taken to rename the western portion of Buffalo Valley Road that will become a portion of West Stevens Street. There are four (4) properties currently addressed off Buffalo Valley Road that would be affected by the renaming. Each property owner along this segment of Buffalo Valley Road was notified of the proposed name change by mail sent on April 25, 2017. COOKEVILLE PLANNING COMMISSION 2 JUNE 26, 2017 Staff recommended approval of renaming to West Stevens Street the segment of Buffalo Valley Road east of West Jackson Street to its new location to be effective August 1, 2017. Since there were no questions concerning the street name change, Mr. Stafne closed the Public Hearing. Kay Starkweather made the motion to approve renaming 629, 631, 651 & 671 Buffalo Valley Road to West Stevens Street. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED RENAMING 629, 631, 651 & 671 BUFFALO VALLEY ROAD TO WEST STEVENS STREET. HOLD A PUBLIC HEARING AND CONSIDER FOR ACTION AMENDMENTS TO THE SUBDIVISION REGULATIONS ARTICLE XI, SECTION L. STORMWATER RETENTION AND/OR DETENTION. REQUEST SUBMITTED BY STAFF. Chairman Jim Stafne opened the Public Hearing. James Mills stated that amendments to Article XI, Drainage Systems, Section I, Storm Water Retention and/or Detention and Section L, Stormwater Management, are necessary due to recently adopted revisions to Title 14, Chapters 6 and 7 of the City of Cookeville Municipal Code. Article XI, Sections I and L of the Subdivision Regulations currently read as follows: I. Storm Water Retention and/or Detention The Planning Commission may require storm water retention and/or detention facilities for subdivisions where the presence of Sinkhole Retention Areas, Flood Hazard Areas, water courses of limited capacity, or other areas of limited capacity are the recipients of storm water discharge from the site of said subdivision. In general, this requirement will apply only to those subdivisions planned to contain five (5) or more dwelling units or commercial and/or other structures which will consist of a total of 10,000 or more square feet of impermeable surface (roof and parking area). When it is determined by the Planning Commission that storm water retention and/or detention facilities are required, no plat for such subdivision shall be approved from which storm water run-off is discharged into public rights-of-way, public drainage structures or natural water-courses at a rate greater than the rate which water is being discharged from the site prior to the proposed development taking place. The drainage plan accompanying the plat for all subdivisions meeting this criteria shall show all proposed discharge structures and points of storm water discharge from the site. Said plans shall be accompanied by a set of calculations which illustrate the flow of storm water from each existing and proposed discharge point expressed as cubic feet per second (cfs). Said calculations shall show this discharge of water under existing and proposed conditions. L. Stormwater Management COOKEVILLE PLANNING COMMISSION 3 JUNE 26, 2017 The requirements of Title 14, Chapter 7 of the Cookeville Municipal Code, entitled “Stormwater Management”, shall apply for all subdivision developments located within the City of Cookeville. It is proposed that Sections I and L be amended to read as follows: I. Stormwater Detention The Planning Commission, with the recommendation of the Public Works Department, may require stormwater detention facilities for residential subdivisions where the presence of Sinkhole Retention Areas, Flood Hazard Areas, water courses of limited capacity, or other areas of limited capacity are the recipients of stormwater discharge from the site of said subdivision. In general, this requirement will apply only to those subdivisions planned to contain five (5) or more dwelling units and/or involving new street construction. Commercial or industrial subdivisions shall provide stormwater detention facilities as required in Title 14 of the Cookeville Municipal Code, Chapter 7, entitled “Stormwater Management”. Stormwater quality standards (stormwater infiltration) shall be met for all subdivisions as required by Title 14 of the Cookeville Municipal Code, Chapter 7, entitled “Stormwater Management”. L. Stormwater Management The requirements of Title 14 of the Cookeville Municipal Code, Chapter 6, entitled “Control of Natural Drainage Systems” and Chapter 7, entitled “Stormwater Management”, shall apply for all subdivision developments located within the City of Cookeville, except as otherwise stipulated in this Article. Staff recommended approval of the amendments. Since there were no questions concerning the amendments to the Subdivision Regulations, Mr. Stafne closed the Public Hearing. Jim Woodford made the motion to approve the amendments to the Subdivision Regulations Article XI, Section L. Stormwater Retention and/or Detention. David Webb seconded the motion and the motion carried unanimously. APPROVED AMENDMENTS TO THE SUBDIVISION REGULATIONS. CONSIDER FOR ACTION REZONING 538, 564, 606, 608 & 612 EAST SPRING STREET PLUS THREE (3) VACANT LOTS ON EAST BROAD STREET (TAX MAP NUMBERS 53E-A-20.00, 21.00 & 23.00) FROM CL (LOCAL COMMERCIAL) TO CBD (CENTRAL BUSINESS DISTRICT. REQUEST SUBMITTED BY CHAD GILBERT ON BEHALF OF LARRY BURGESS, KELLEY THEBEAU, MATT ALLEN, AND CAMILLE FLISS. THE PROPERTY OWNERS HAVE REQUESTED THAT THIS ITEM BE WITHDRAWN FROM THE AGENDA. COOKEVILLE PLANNING COMMISSION 4 JUNE 26, 2017 James Mills stated that the petitioners have requested that their rezoning request be withdrawn and the Planning Department recommended approval of the withdrawal of rezoning request. Melanie Beckwith, property owner at 52 N. Elm Avenue, was concerned about the increase in traffic, since the traffic over the years has made it hard to pull out on Spring Street. Years ago, there used to be a signal at Elm & Spring, and Ms. Beckwith would like for the City to install a signal there to help residents pull out onto Spring Street. Leslie Sullins Draper made the motion to approve withdrawal of the rezoning request. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED WITHDRAWAL OF THE REZONING REQUEST. CONSIDER FOR ACTION PRELIMINARY PLAT OF WINDSOR HILL PHASE II SUBDIVISION, (FORMERLY WINDSOR HILL ISLAND SUBDIVISION) 34 LOTS LOCATED ON NOTTINGHAM DRIVE. REQUEST SUBMITTED BY JERRY GAW. THIS ITEM WAS POSTPONED AT LAST MONTH’S MEETING. Ken Young stated that Developers Aaron Bernhardt and Jerry Gaw have submitted for approval a Preliminary Plat of Windsor Hill Phase II, a 34 lot single family attached development of their property located on East Spring Street and Nottingham Drive. The subject property is identified on Tax Map 67A Group F as Parcel 59.00. The property contains approximately 19.07 acres total and the portion to be developed is zoned CL, “Local Commercial” and contains approximately 8.54 acres. The remainder of the property is zoned CR, “Regional Commercial” and the adjacent Windsor Hill Subdivision is zoned RD, “Single Family and Duplex Residential”. Section 221.3 of the Zoning Code stipulates that single family detached townhouses are allowed as a use permitted on review by the Planning Commission in the CL zone. The proposed development consists of 33 building lots and Lot 34 will encompass the remaining common areas. All of these lots will front a new looped private interior street proposed as Windsor Hill Drive that will have ingress/egress access from Nottingham Drive and East Spring Street (US70N). Public Works Director, Greg Brown, has confirmed that the Tennessee Department of Transportation permitted, inspected and approved this existing driveway cut on the state route. The units are planned to all contain two (2) bedrooms without garages and off street parking is calculated at the rate of 1.25 spaces per bedroom and the required 83 spaces are shown on the plat. A new four (4) foot wide sidewalk is depicted along one side of the private street that will serve the units. However, the developers indicated they may want to install a walking trail along the development area perimeter to provide pedestrian access in lieu of a sidewalk, subject to approval by Public Works. There are several topographic constraints on the site. There is a portion of the property designated as a Sinkhole Retention Area (SRA ID # 215) with a base flood elevation established as 1094 feet. In 2010 the developers enlisted Littlejohn Engineering to conduct a drainage study (on file) to establish appropriate development of the site to comply with COOKEVILLE PLANNING COMMISSION 5 JUNE 26, 2017 the SRA regulations. This study has been reviewed and accepted by Public Works as being compliant with the SRA development requirements. In addition, there are areas that have been delineated as wetlands which are shown on the plat with a 15 feet minimum buffer. Public Works has requested that the developer provide calculations showing a wetland buffer with an average of 30 feet. In addition, Public Works requires that the plat depict where the storm water detention is to be located and provide easements for same. Each dwelling unit is to be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. The developer is working with Fire Chief Daryl Blair to locate new hydrants in the development to ensure adequate coverage for fire protection. Sewer and water will be connected to the eight (8) inch gravity sewer line and six (6) inch water line located within the adjacent street right-of-ways. Water for the lots will be on a master meter. Water Quality Control Engineer Barry Turner has consulted with the project engineer, Phil Staton with Clinton Engineering and they have determined that several of the lots will require fill material to establish an acceptable first floor elevation in order to connect to the gravity sewer. The Electric Department requires that all electric is to be installed underground per CED specifications. The developer states he does not intend to install natural gas. 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 Preliminary Plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments, • Developer must provide calculations to Public Works demonstrating an average 30 feet wide wetland buffer, • Developer must submit a grading plan and obtain a grading permit before beginning construction, • Developer must submit a street construction plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical street section, subgrade, base width, asphalt width and 3:1 slopes, • 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, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. COOKEVILLE PLANNING COMMISSION 6 JUNE 26, 2017 Kay Starkweather stated that she was initially concerned about the development and the potential of flooding the existing units, but after checking with the Planning & Public Works Departments, the developers have met the City’s rules and regulations. Jim Woodford also stated that he had his reservations about the development when it was first placed on the agenda. Leslie Sullins Draper asked if the developer could put up a fence. James Mills replied that Public Works will not let the developer put up a fence in a sinkhole buffer yard. Aaron Bernhardt stated that there was flooding prior to the installation of a 10” pipe several years ago at an elevation of 1090 feet, and that the drain has a cage that graduates from a 10” pipe to a 24-30” pipe, so the water should not back up. He added that the proposed development elevation would be 1099 feet or nine (9) feet higher. Jim Woodford made the motion to grant conditional approval of the Preliminary Plat of Windsor Hill Phase II Subdivision, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. GRANTED CONDITIONAL APPROVAL OF THE PRELIMINARY PLAT OF WINDSOR HILL PHASE II SUBDIVISION, SUBJECT TO STAFF’S RECOMMENDATION. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT OF WASHINGTON STATION TOWNHOMES, 22 LOTS LOCATED ON NORTH WASHINGTON AVENUE. REQUEST SUBMITTED BY CHAD GILBERT. Ken Young stated that Mr. Chad Gilbert with Putnam Properties has submitted a request for a six (6) month extension of the preliminary plat approval of Washington Station Townhomes Subdivision, a 22 lot single family attached development on North Washington Avenue. On June 27, 2016 the Planning Commission approved the preliminary plat. The Subdivision Regulations allow for two (2) six (6) month extensions. If a final plat is not submitted for consideration by the Planning Commission by the January 2018 meeting deadline, the developer will have to resubmit a second extension request. There are no changes proposed to the plat as originally approved. The subject property is identified on Tax Map 40F Group B as Parcels 5.00 and 6.00. The parcels were combined by the Washington Station Combination Plat which was recorded on June 14, 2016. The property is zoned CL, “Local Commercial” and the development site consists of approximately 1.39 acres. The adjacent parcel to the southeast is also zoned CL, but all six (6) of the remaining parcels are zoned RS-10 “Single-family Residential”. Section 221.3 of the Zoning Code stipulates that single family attached dwellings (townhouses) are allowed in the CL zone as a use permitted on review, subject to the submission of a plat in accordance with the Cookeville Subdivision Regulations. The property is being developed as 21 single family attached dwellings. It should be noted that COOKEVILLE PLANNING COMMISSION 7 JUNE 26, 2017 Lot 22 is the remaining common area and is not a building lot. One new street is under construction with the name Allison Way. There is an existing sidewalk along the right-of-way of North Washington Avenue and a four (4) foot wide sidewalk is to be constructed along the interior perimeter in front of the dwelling units. Water service is being connected to the existing eight (8) inch water line located in the right-of-way of North Washington Avenue and the lots will be served by a master meter. Sewer is being connected to the existing eight (8) inch gravity sewer line also located within the North Washington Avenue right-of-way. There is one (1) existing hydrant located at the northeast corner of North Washington Avenue and East Jere Whitson Street and the dwelling units are required to have sprinkler systems and one (1) additional hydrant is to be installed on site. A Type I screen/buffer is required along the property perimeter that borders the parcels zoned as RS-10. All common areas, streets and other infrastructure improvements are private and will be maintained via a Homeowner 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 approval of the request for a six (6) month extension of the Preliminary Plat subject to the same conditions established when the plat was originally approved. Jim Woodford made the motion to approve the six (6) month extension of the Preliminary Plat subject to the same conditions established when the plat was originally approved. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT, SUBJECT TO THE SAME CONDITIONS ESTABLISHED WHEN THE PLAT WAS ORIGINALLY APPROVED. Leslie Sullins Draper made the motion to take the following item for study. Chris Wakefield seconded the motion and the motion carried unanimously. STUDY ITEM. (1) CONSIDER FOR STUDY REZONING 9.26 + ACRES LOCATED ON THE CORNER OF OLD SPARTA ROAD AND HIGHWAY 111 (TAX MAP # 83- 117.01) FROM RS-20 (SINGLE FAMILY RESIDENTIAL) TO CI (COMMERCIAL INDUSTRIAL MIXED USE). REQUEST SUBMITTED BY ALLAN FORTNER OF LAND PLANNING ASSOCIATES ON BEHALF OF DANA & NICHOLAS GILREATH. STAFF REPORTS: (1) CONFIRMED CHANGING THE NAME OF BUFFALO VALLEY ROAD FROM SOUTH WILLOW AVENUE TO THE NEW INTERSECTION OF WEST STEVENS STREET TO HUGHES STREET AND THE NEW STREET NAME WILL BECOME EFFECTIVE ON AUGUST 1, 2017. COOKEVILLE PLANNING COMMISSION 8 JUNE 26, 2017 ADJOURNMENT: 6:00 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION