Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES NOVEMBER 27, 2017 The Cookeville Planning Commission met on Monday, November 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, Leslie Sullins Draper, Tracy Cody, and Jim Cobb. MEMBERS ABSENT: Kay Starkweather. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, Ken Young, Jon Ward and Mike Davidson. OTHERS PRESENT: Steve Ramey, Bob Wheatley, Lamar Brock, Sharon Chowdhuri, Jeanette Crawford, James Crawford, Thomas Lynn, Jane Hudson, David Hudson, Laura Graves, Richard Barns, Ron Graves, Bob Duncan, Michael Dwyer, Jeanette Dwyer, Eugene Bressler, Allison Fox, Linda Fox, Phil Wilbourn, Vaughn Barnard, Justin Cumby, Wesley Stokes, Davis Watts, Greg Humpal, Brett Sloan, Sam Lasater, Reba Lasater, Marcia Borys, Clara McDonald, Nancy Fulton, Melissa Robertson, Robert Fulton, J. Hargis, Barbara McCulley Jointer, Mildred McCulley Williams, Joe Wilson, Joey Vaughn, Rayella Vaughn, Eric Jakimier, Laci Lattanzi, Guthrie Lattanzi, Mallory Cravens, Doug Cravens, Tyler Atkinson, Lynn Constan, Nick Constan, Gary Barnes, Jerry Fox, Rebecca Ting, Aaron Bernhardt, Matt Curtis, Martin Cook, Taylor Asberry, Mike McCloud, Mitch Copeland, Don Johnson, Craig Hughes, Lily Li, Jim Martin, Derek Baranowski, Sam Sandlin, and Jere McCulley. CONSIDER FOR APPROVAL AMENDING THE AGENDA AS SUBMITTED TO ADD ACTION ITEM #14: CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE FINAL PLAT OF EYE CENTERS TRACT 2, PHASE II, 1 LOT LOCATED ON OLD WALTON ROAD. REQUEST SUBMITTED BY RKP GROUP. Leslie Sullins Draper made the motion to approve the agenda as amended. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF OCTOBER 23, 2017. Jim Woodford made the motion to approve the minutes of October 23, 2017. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION REZONING 835 SOUTH MAPLE AVENUE FROM CR (REGIONAL COMMERCIAL) TO CG (GENERAL COMMERCIAL). REQUEST SUBMITTED BY AARON BERNHARDT ON BEHALF OF PAUL GAW AND JARED SMITH. James Mills stated that Mr. Aaron Bernhardt, on behalf of property owners Paul Gaw and Jared Smith, has submitted for consideration a request to rezone from CR, Regional Commercial to CG, General Commercial property located at 835 South Maple Avenue. COOKEVILLE PLANNING COMMISSION 2 NOVEMBER 27, 2017 The subject property is identified as Parcel 32.00 on Tax Map 66. It is located at the southwest intersection of Neal Street and South Maple Avenue and borders Interstate 40 along its southern boundary line. The property consists of approximately 19.8 acres. It is contiguous with properties zoned as CR to the north, as CR and CG to the west, as CR and RS-15, Single Family Residential to the east, and as RS-15 to the south. Located on the property is a vacant structure that was originally used as a residence and then converted to commercial purposes. The CR District is intended for medium to large scale commercial uses of a regional nature. A primary purpose of the CR District is to preserve areas for large scale retail development. A much broader range of uses are permitted in the CG District. Various types of residential uses, including multi-family residential, are also allowed in the CG zone but not in the CR. Recently a geotechnical study was completed on a portion of the property proposed for rezoning. The study indicated there may be issues with the property that would limit the construction of large scale structures. Due to these limitations the petitioners are requesting CG zoning to provide greater flexibility for development. They have indicated that if the property is rezoned they intend to develop the property primarily as townhouses/condominiums. Staff recommended approval of the rezoning. Chris Wakefield made the motion to approve rezoning 835 South Maple Avenue from CR (Regional Commercial) to CG (General Commercial). Jim Woodford seconded the motion and the motion carried unanimously. APPROVED REZONING FROM CR TO CG. CONSIDER FOR ACTION REZONING PROPERTY LOCATED ON WEST 9TH STREET AND NORTH FRANKLIN AVENUE (TAX MAP NUMBER 40I-D-1.00 & 2.00) FROM RS10 (SINGLE FAMILY RESIDENTIAL) TO RM14 (MULTI-FAMILY RESIDENTIAL). REQUEST SUBMITTED BY WAYNE CRAVENS ON BEHALF OF JUSTIN CUMBY OF TITAN DEVELOPMENT, LLC. JUSTIN CUMBY HAS REQUESTED THAT THE REZONING BE AMENDED FROM RM-14 (MULTI- FAMILY RESIDENTIAL) TO PRD (PLANNED RESIDENTIAL DEVELOPMENT). James Mills stated that Mr. Wayne Cravens, on behalf of Titan Development, LLC, has submitted a request to rezone from RS-10, Single Family Residential to PRD, Planned Residential Development property located on West 9th Street and North Franklin Avenue. The petitioner originally submitted a request to rezone to RM-14, Multi-Family Residential. The property proposed for rezoning consists of Parcels 1.00 and 2.00 on Tax Map 40I, Group D and consists of approximately 11.11 acres combined. The parcels are contiguous with properties zoned as RS-10 to the west and north, as RM-8, Multi-Family Residential to the south, and as RS-10 and UNV, University to the east. The property is currently undeveloped. Located in the southeastern portion of the property is a significant wetlands area that includes a number of streams. COOKEVILLE PLANNING COMMISSION 3 NOVEMBER 27, 2017 The Cookeville 2030 Plan depicts the subject property as being best suited for residential purposes. The Plan also indicates that a small portion of the property is located in an area identified as being in need of redevelopment/revitalization. The requested PRD zoning is appropriate for any area identified as being suitable for residential development provided the specific conditions of the district can be met. The PRD district is intended to encourage flexibility and innovation in land use in residential developments. Through careful planning, such districts can provide for the best use of a site consistent with the goals of protecting and embracing the natural environment. Establishing a PRD district requires that special procedures and provisions be followed unique from most other zoning districts. To establish a district a site must contain a minimum of five (5) acres. A density of up to 21 units per acre (approximately 2,075 square feet per dwelling unit) may be permitted in the district; however, one quarter of the site must be maintained and preserved as common open space. Significant perimeter setback and screening requirements are mandatory while interior yard setbacks can be greatly reduced. The process for the approval of PRD zoning involves several steps. First the developer is required to meet with the Planning Director to determine whether the PRD zoning is appropriate for the proposed property. If it is determined that the property is appropriate for PRD zoning, then the developer must submit a Preliminary PRD Plan which must include a Schematic Map Plan and a Written Statement. The Planning Commission, after reviewing the 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 district. Once the overlay is enacted, a Final PRD Plan and a Preliminary Subdivision Plat, if necessary, must be submitted to and approved by the Planning Commission. The Final PRD Plan must be submitted and approved within 18 months after the effective date of the enactment of the PRD district by the City Council or the rezoning action shall be repealed. Approval of the Final PRD Plan and Preliminary Plat is required before construction can begin. The Final PRD Plan must substantially conform to the Preliminary PRD Plan. It must contain detailed information on the proposed development including circulation diagrams for vehicles and pedestrians, areas to be preserved as open space, each building site including height and bulk of all buildings, floor plans of all structures to be built, all utilities including storm water facilities, and final drafts of all covenants. Additionally, a development schedule must be submitted indicating when each phase of the development is to begin and be completed. The petitioner has submitted the materials required to consider the subject property for PRD zoning. He indicates that the proposed development would consist of the construction of a student housing apartment complex comprised of 160 dwelling units with a total of 412 bedrooms. This represents an overall density of approximately 3,025 square feet per dwelling unit or approximately 14 dwelling units per acre. As previously noted, the PRD District allows a density of up to 21 units per acres, which would be approximately 233 units on an 11.11 acre site. Under the current RS-10 zoning, which allows a density of 10,000 square feet per dwelling unit, approximately 40 single family detached dwellings could be constructed on COOKEVILLE PLANNING COMMISSION 4 NOVEMBER 27, 2017 the property. The Water Quality Control Department indicates that there is adequate sewer system capacity on West 9th Street to serve the number of proposed dwelling units. The Preliminary PRD plan indicates that the proposed 160 dwelling units would be located in three (3) separate buildings. The units would be comprised of 32 one (1) bedroom, 66 two (2) bedroom, and 62 four (4) bedroom floor plans. The 412 bedrooms require the provision of 470 off-street parking spaces which is indicated on the plan. Also depicted on the plan are a club house, swimming pool and maintenance building. Two of the buildings are shown as exceeding the maximum length of 200 feet allowed in the PRD District, Building 2 at 239 feet and Building 3 at 224 feet. There would appear to be land area available on the site to reconfigure the structures so that they would comply with the requirement. However, as the petitioner notes, reconfiguration would require reducing the amount of open space. The three (3) buildings are each indicated as being split levels, partially four (4) stories and three (3) stories in height, to better accommodate the terrain of the property. The three (3) stories are to be located on the western half of the buildings. Structures are limited to a maximum of height of three (3) stories or 35 feet in height in the PRD District when located within 200 feet of an adjacent residential district. Buildings 1 and 2 are located within 200 feet (approximately 90 feet) of the residential property contiguous to the west. Based on the materials submitted with the rezoning application, the site will be excavated to a depth of up to 11 feet along the western border so the buildings will sit at a lower elevation, reducing the visibility from adjoining properties. The petitioner also notes that the side of the buildings facing the adjacent residential district to the west will be three (3) stories in height. PRD zoning requires that a minimum of 25 percent of the land area be preserved as open space. The submitted plan depicts approximately 46 percent of the site remaining as open space (5.5 of 11.11 acres). The bulk of this open space is comprised of an environmentally sensitive area along the eastern boundary of the site. Within PRD zoning districts perimeter front yard setbacks are required to be 75 feet unless a Type 2 Screen in provided, in which case the setbacks may be reduced to 50 feet and perimeter side and rear yard setbacks are required to be 50 feet unless a Type 3 Screen is provided, in which case the setbacks may be reduced to a minimum of 30 feet. The submitted plan indicates that the required front yard setback requirements would be met on both North Franklin Avenue and West 9th Street. Side and rear setbacks of 50 feet or more are depicted along the eastern and western boundaries and a setback of 30 feet with a Type 3 Screen is depicted for a portion of the northern boundary. In addition to compliance with the side yard requirements the plan indicates that a 19 feet wide buffer yard with a Type 3 Screen will be provided along the western boundary. This significantly exceeds the minimum required Type 1 Screen and Buffer Yard. Along much of the eastern boundary, comprised primarily of the aforementioned environmentally sensitive land, is a buffer area of over 100 feet in width. Two (2) points of access, one from North Franklin Avenue and one from West 9th Street, are planned. Both streets are classified in the 2030 Plan as minor collector streets. The 2016 COOKEVILLE PLANNING COMMISSION 5 NOVEMBER 27, 2017 ADT (Average Daily Traffic) Count for West 9th Street was 3,222 and for North Franklin Avenue it was 1,784. Pine Avenue, which may also be used to the access the site, had a 2016 ADT of 1,219. The petitioner has submitted a traffic study, prepared by J. M. Teague Engineering & Planning, which evaluated the impact of the proposed development on the surrounding street system. The report indicates that the development would have minimal impact on the street system. This indication is partially derived on the basis that the residents of the proposed development will be basically living on campus and will not be commuting to and from the university. It should also be noted that the Tennessee Tech University Master Plan depicts the extension of University Drive to North Franklin Avenue. The extension would intersect North Franklin Avenue approximately 200 feet south of the proposed access to the subject property. If this extension is to be completed the Planning Department would recommend that efforts be made to align the extension with the planned access to the proposed development. As noted previously PRD zoning is appropriate to be considered wherever residential development is projected to occur provided the specific standards of the district can be met. Advantages of PRD zoning include flexibility in design with assurance that a property will be developed as proposed and the ability to protect environmental sensitive areas while still allowing development. PRD zoning also allows the opportunity to negotiate higher standards of design to help mitigate potential impacts on nearby properties. Staff recommended approval of request to rezone to PRD and approval of Preliminary PRD Plan. Jim Stafne stated that there is not a PRD according to the Zoning Code currently in the city. Wayne Cravens stated that he was a partner with Justin Cumby, and that a marketing study was made to confirm the need for more apartments. Mr. Cravens added that they have the support of the President and Athletic Director at Tennessee Tech. They also conducted an independent traffic study for the area which showed no impact on the area. The development will be a gated community with no cut thru or drive thru. Residents will be in a controlled area. Mr. Cravens added that student housing would be better than 40 houses, which would probably be rental property. Lynn Constan, property owner at 1160 Mount Vernon Court, stated that their neigborhood was opposed to the rezoning because of the following: 412 beds drastic change to surrounging neighborhoods, inconsistent with the Future Land Use Concept Map which shows this area as low density residential; not protecting single family residential areas; density equal to RM-14, removal of land for single family development; and increased traffic. Ms.Constan added that a petition was submitted with the signatures from 75 residents in the area in opposition to this rezoning for the reasons as stated and that the request be denied. Vaughn Barnard, property owner at 1150 Mount Vernon Court, stated that he has lived in Mount Vernon for 33 years and and was opposed to the rezoning because the development would cause more noise and traffic to a quiet neighborhood and affect their quality of life. Mr. COOKEVILLE PLANNING COMMISSION 6 NOVEMBER 27, 2017 Barnard added that the City needs to create more single family neighborhoods and meet the goals of the 2030 Plan. Bob Wheatley, property owner at 1001 Mount Vernon Road, stated that he has lived in Mount Vernon Subdivision for 45 years and was opposed to this request. Mr. Wheatley was opposed because the streets will not be able tro handle this amount of traffic and it will affect their neighborhood by allowing more cut thru traffic. Sharon Chowdhuri, property owner at 690 Valley Forge Road, stated that she was opposed to the rezoning request because of the additional noise, light pollution and traffic. Phil Wilborn, 439 Hampton Circle, stated that he was on the Regional Planning Commission and he thought that the development would provide security and safety for students. Lily Li, property owner at 930 Georgetown Road, stated that she was concerned about the safety of her children walking in the neighborhood, with a development that can’t guarantee that it will be rented only to Tech students. Greg Humpal, property owner at 1098 Mount Vernon Road, stated that Titan Development knew what the property was zoned when they bought it. Mr. Humpla was opposed because this developmer will have a negative impact due to the land use not being compatible with surrounding residential neighborhoods and traffic congestion at 9th and North Franklin. James Crawford, property owner at 1095 Mount Vernon Road, voiced his opposition to the proposed rezoning. Mr. Crawford was opposed to the extra traffic and noise that this complex would produce, and decrease in property values. Mr. Crawford added that here are many new apartments standing vacant with others in the process of being built. Richard Barns, property owner at 926 Mount Vernon Road stated that his family is opposed to this rezoning request. Mr .Barns stated that the comprehensive plan for that area is for low density residential and an apartment building/dormitory is not low density residential. Mr. Barns added that he retired from TTU with 40 plus years of experience in Residential Life and concerned that the University will continue loosing students from their facilities to apartments that have been built next to Tech Village and on 12th Street. Rebecca Ting stated that she owns property on North Spruce Avenue, and that the RS10 Zoning will be protection for the property owners in the area and that there should not be apartments between two residential areas. I Mike Dwyer, property owner at 1181 Mount Vernon Road, stated that they have a wonderful neighborhood and he was concerned about the additional traffic that will be produced by this large of a development in a single family zone, because tt is impossible to turn left on North Willow from 9th Street. COOKEVILLE PLANNING COMMISSION 7 NOVEMBER 27, 2017 Jeanette Dwyer, property owner at 1181 Mount Vernon Road, stated that she drives 9th Street every day and this will increase traffic on 9th & Franklin and she was opposed to the rezoning request. J. Hargis, property owner at 1197 North Franklin Avenue, stated that there are apartments on 12th Street for students and a new one on 9th & Willow. If the City continues to allow apartments next to Tech, then we will put Tech out of business and Tech just spent millions of dollars to renovate their dorms & apartments to house more students. Ron Graves, property owner at 1105 Mount Vernon Road, stated that he lived in the county for 18 years, but moved into the city limits for the zoning protection. Mr. Graves added that new homes that people will buy will have a lower impact on the area and will be better for our community. Steve Ramey, property owner at 640 Valley Forge Road, stated that he was opposed to developing apartments next to neighborhoods. Jane Hudson, property owner at 1165 North Franklin Avenue, begged the Planning Commission to deny the request, because North Franklin is a narrow road and if someone is riding their bike then they can’t get off the road because part of the road drop offs and there is no sidewalks, and she was concerned that someone is going to get hurt. Mitch Copeland, 239 Pigeon Roost Creek, stated that he owns a house at 495 West 9th Street, which is adjacent to the area and that he owns Willow Park Apartments, and he stated that this area needs revitalization. Laura Graves, property owner at 1105 Mount Vernon Road, stated that she works at Tennessee Tech and this rezoning is not about Tennessee Tech. Ms. Graves added that people in the community need houses that are affordable that they can buy, which allows our community to thrive. Leslie Sullins Draper asked about the size of the lights in the development. Eric Jakimier, developer from Dallas Texas, replied that they have never had a compliant about their lightning on their properties. Melissa Robertson, property owner at 951 Georgetown Road, stated that she just graduated from Tennessee Tech in May and developers need to quit using Tech to sell apartments.Ms. Robertson was it would not be good the safety of the neighborhood to have a continuing revolving door of residents living in apartments, and doing away with single family neighborhoods. Jim Cobb wanted to go on record by clarifying that the proposed intersection of University Drive at Pine Avenue and North Franklin does not have the approval of Tennessee Technological University. COOKEVILLE PLANNING COMMISSION 8 NOVEMBER 27, 2017 Leslie Sullins Draper made the motion to approve rezoning from RS-10 (Single Family Residential) to PRD (Planned Residential Development)andapprovalof the Preliminary PRD Plan. Jim Woodford seconded the motion. Votes: Jim Stafne - aye, Judy Jennings - aye, Chris Wakefield - aye, David Webb - aye, Jim Woodford - aye, Leslie Sullins Draper - aye, Tracy Cody - nay, and Jim Cobb - nay. Motion carried. APPROVED REZONING FROM RS-10 TO PRD AND PRELIMINARY PRD PLAN. CONSIDER FOR ACTION REZONING PROPERTY LOCATED AT SOUTH WILLOW AVENUE, WEST JACKSON STREET, POLLY DRIVE AND WEST STEVENS STREET (TAX MAP #53J-J-1.00) FROM CR (REGIONAL COMMERCIAL) TO CG (GENERAL COMMERCIAL). REQUEST SUBMITTED BY CHRIS SHAH ON BEHALF OF SAI RAM PARTNERSHIP. James Mills stated that Mr. Chris Shah, on behalf of property owners SAI RAM Partnership, has submitted a request to rezone from CR, Regional Commercial to CG, General Commercial property located on South Willow Avenue between West Stevens and West Jackson Streets. The subject property is identified as Parcel 1.00 on Tax Map 53J, Group J and consists of approximately 13.99 acres. It is contiguous with properties zoned as CG to the north, as CG and CR to the west, as CR to the south, and as CG and RS-10, Single Family Residential to the east. The parcel has street frontage on all four (4) sides, South Willow Avenue to the west, West Stevens Street to the north, West Jackson Street to the south, and Polly Drive to the east. The property was previously the location of a housing complex owned by Highlands Residential Services (formerly Cookeville Housing Authority). The structures have been removed from the property. Hargis Drive, which was closed and abandoned by the City of Cookeville and the right-of-way acquired by Highlands Residential Services, previously bisected the property. Nearly half of the property extending eastward along the entire length of South Willow Avenue has been identified as a flood hazard area by FEMA. The CR District is intended for medium to large scale commercial uses of a regional nature. A primary purpose of the CR District is to preserve areas for large scale retail development. A much broader range of uses are permitted in the CG District. Various types of residential uses, including multi-family residential, are also allowed in the CG zone but not in the CR zone. Another significant difference between the zoning districts is front setbacks requirements. The CR District requires setbacks of 50 feet along all street frontages while the CG District requires setbacks of 30 feet along streets not classified as Major Streets. For the subject property the CG zoning would require a setback of 20 feet less along Polly Drive than the current CR zoning. This setback reduction would lessen the impact of the aforementioned floodplain on the property. Staff recommended approval of the rezoning request. Leslie Sullins Draper made the motion to approve rezoning the property located at South Willow Avenue, West Jackson Street, Polly Drive and West Stevens Street (Tax Map #53J-J- 1.00) from CR (Regional Commercial) to CG (General Commercial). Jim Cobb seconded the COOKEVILLE PLANNING COMMISSION 9 NOVEMBER 27, 2017 motion and the motion carried unanimously. APPROVED REZONING FROM CR TO CG. CONSIDER FOR ACTION CHANGING THE NAME OF A PORTION OF MINE LICK CREEK ROAD TO GINGER MEDLEY LANE. REQUEST SUBMITTED BY STAFF. James Mills stated that a number of streets have been realigned or relocated as a result of the construction of the new interchange on Interstate 40 at Tennessee Avenue, including Mine Lick Creek Road. As a result of the interchange project a portion of what was Mine Lick Creek Road is no longer connected to the remaining portion of the street. This section of Mine Lick Creek Road needs to be renamed for the provision of safety and emergency services and to avoid confusion for deliveries. The segment of Mine Lick Creek Road proposed for renaming is located south of Interstate 40 and west of Tennessee Avenue. Mine Lick Creek Road south of Interstate 40 was relocated further south to align with Highlands Park Boulevard. The portion of Mine Lick Creek Road south of Interstate 40 was renamed to Academy Road last year. A remnant of the old road remained and was not renamed. The segment no longer connects to the remainder of Mine Lick Creek Road located north of Interstate 40. There is only one property addressed off the remnant section of Mine Lick Creek Road, that being 4075 Mine Lick Creek Road. The owner of this property, Mr. John Medley, was contacted by the Planning Commission regarding the need to rename the street. Mr. Medley requested that the street be renamed to Ginger Medley Lane. Putnam County E911 was notified and approved the proposed street name. Staff recommended approval of renaming portion of Mine Lick Creek Road south of Interstate 40 to Ginger Medley Lane. Jim Cobb made the motion to approve renaming a portion of Mine Lick Creek Road south of Interstate 40 to Ginger Medley Lane. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED RENAMING A PORTION OF MINE LICK CREEK ROAD SOUTH OF INTERSTATE 40 TO GINGER MEDLEY LANE. CONSIDER FOR ACTION FINAL PLAT OF DOWNTON SQUARE PHASE IV-B, 5 LOTS LOCATED AT BOWERWOOD CIRCLE. REQUEST SUBMITTED BY JERRY C. GAW AND AARON BERNHARDT. Ken Young stated that Mr. Jerry Gaw and Mr. Aaron Bernhardt have submitted for approval the Final Plat of Downton Square Phase IV-B, a five (5) lot single family attached division completing their development off East Spring Street. This area of the development was initially granted conditional Preliminary Plat approval by the Planning Commission on October 26, 2015. A revised preliminary plat was subsequently given conditional approval by the Planning Commission on May 23, 2016. A second revised preliminary plat of Phase IV-A & B was granted conditional approval on August 22, 2016. Phase IV-A was also granted conditional final approval at the August meeting. The preliminary plat of Phase IV-B was conditionally approved by the Planning Commission in February 2017. COOKEVILLE PLANNING COMMISSION 10 NOVEMBER 27, 2017 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 Phase IV-B comprises 0.34 acres with four (4) building lots and Lot 5 encompassing the remaining common areas in this phase. The new units all face Bowerwood Circle with rear garage access via Branson Alley, both of which have been completed through the binder stage. Utility mains for these last units have also been installed. At the request of Public Works the rain gardens constructed in previous phases are also shown on this plat. Public Works requires that the street construction including curbs and sidewalks and final paving be completed as a condition of final plat approval. Repair and maintenance of the common elements will be covered under an amended 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 submitted final plat subject to the completion of street, curb and sidewalk construction, any additions and/or corrections as required by the Planning Department or other city departments and the submission of the homeowner’s association agreement. Jim Woodford made the motion to grant conditional approval of the final plat of Downton Square Phase IV-B, subject to staff’s recommendation. Tracy Cody seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION FINAL PLAT OF ABINGTON HEIGHTS, 9 LOTS LOCATED ON WEST STEVENS STREET. REQUEST SUBMITTED BY AARON BERNHARDT. Ken Young stated that Mr. Aaron Bernhardt has submitted for approval a Final Plat of Abington Heights, a nine (9) lot single family attached development of his property located on West Stevens Street. The subject property is identified on Tax Map 53G Group J as Parcel 10.00. The property is zoned CN, Neighborhood Commercial, and consists of approximately 0.95 acres. All adjacent properties are zoned CN as well. The development consists of eight (8) building lots and Lot 9 encompasses the remaining common areas. All of these lots front a new private street named Abington Court that terminates in a hammerhead design. All units are two (2) bedrooms and the off street parking requirement was calculated at the rate of 1.25 spaces per bedroom for a minimum total of 20 parking spaces. The plat depicts the construction of a new five (5) wide sidewalk along the West Stevens Street frontage and a new four (4) foot wide sidewalk along the eastern frontage of Abington Court. All of the dwelling units have been 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 required that the new sewer connect to the existing manhole in order to access the eight (8) inch sewer line located in the street right-of-way. Water is connected to the six (6) inch water line also located in the street right-of-way. All electric is installed underground per CED specifications. Solid waste management is to be provided using individual canisters in lieu of a dumpster. Public Works stated the detention pond/rain garden location be shown on the plat. In addition, the completion of the street, curb and sidewalk construction and site stabilization is required and the developer must install the street and stop signs or pay Public Works to do so. Installation of all required landscaping COOKEVILLE PLANNING COMMISSION 11 NOVEMBER 27, 2017 must be completed. 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 subject to the completion of all the improvements required by Public Works, the installation of signage, installation of required landscaping, additions and/or corrections to the plat as required by the Planning Department or other city departments and the submission of the homeowner’s association agreement. Chris Wakefield made the motion to grant conditional approval of the final plat of Abington Heights, subject to staff’s recommendation. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION FINAL PLAT OF SOMERVILLE PHASE I, 22 LOTS LOCATED ON THE CORNER OF EAST 10TH STREET AND BREEDING AVENUE. REQUEST SUBMITTED BY AARON BERNHARDT. Ken Young stated that Mr. Aaron Bernhardt has submitted for approval a Final Plat of the Somerville Phase I subdivision, a 22 lot single family attached development of his property located at the corner of East 10th Street and Breeding Avenue. The subject property is identified on Tax Map 40M Group B as a portion of Parcel 8.00 and Phase I contains approximately 1.43 total acres and is primarily zoned CL, Local Commercial, as is the adjacent property to the east. The small remainder of the parcel along the southern boundary is zoned RS-15, Single Family Residential, as is the adjacent property to the east of that portion. 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. Phase II consists of single family detached lots that has already been approved and recorded. Phase I consists of 21 single family attached building lots and the construction of a private street with new interior sidewalks. Lot 22 is the remaining common area and is not a building lot. The new private street is named Somerville Court and all of the lots are accessed from this private street with no direct access to Breeding Avenue or East 10th Street. Water service connects to the existing six (6) inch water line located in the right-of-way of Breeding Avenue and the lots are served by a master meter. Sewer has been connected to the existing eight (8) inch gravity sewer line also located within the Breeding Avenue right-of-way. There is one (1) existing hydrant on Breeding Avenue and the dwelling units are sprinkled to the 13D standard. Public Works requires that the storm water detention pond be completed as per the approved plan and the rain garden must be stabilized. In addition, Public Works requires that all street, curb and sidewalk construction and landscaping must be completed as a condition of final plat approval and must include repair of the existing sidewalk on Breeding Avenue that was damaged during construction. The developer must install street and stop signs or pay Public Works to do so. All common areas, streets and other infrastructure improvements are private and will be maintained via a homeowner association agreement that will be required COOKEVILLE PLANNING COMMISSION 12 NOVEMBER 27, 2017 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 final plat subject to the completion of the improvements and sidewalk repair as required by Public Works, the installation of signage, installation of required landscaping, additions and/or corrections to the plat as required by the Planning Department or other city departments and the submission of the homeowner’s association agreement. Jim Cobb made the motion to grant conditional approval of the final plat of Somerville Phase I, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION FINAL PLAT OF A 4 LOT SUBDIVISION OF GARY BARNES PROPERTY AND REDIVISION OF THE GREG MABEY DIVISION, 4 LOTS LOCATED ON WADE LANE AND LONE OAK DRIVE. REQUEST SUBMITTED BY GARY & HOLLY BARNES. Ken Young stated that Mr. Gary and Mrs. Holly Barnes have submitted for approval a final plat of the Gary Barnes Property 4 Lot Subdivision, a four (4) lot single family detached subdivision of their property located at Lone Oak Drive and Wade Lane. A preliminary plat is not required because the development requires no new street or utility construction and there are less than 10 lots proposed. The subject property is identified on Tax Map 53P Group B as Parcels 3.00, 8.00, 8.01 and 9.00. When combined the property contains approximately 4.79 acres and is zoned RS-10, Single Family Residential, as is the adjacent parcel to the north. The parcel to the northeast is zoned RM-8, Multi-Family Residential, and the remaining property to the southeast is zoned CG, General Commercial. The proposed development consists of four (4) lots with Lots 1, 3 and 4 each containing existing single family residential structures. Lot 2 as depicted on the plat will have street frontage along Wade Lane and an existing access easement from Lone Oak Drive is being abandoned. There are six (6) inch waterlines and eight (8) inch sewer lines available in the right-of-ways of both streets for utility connections. As noted on the plat, Lot 2 may require a pump to connect to sewer. There is an existing fire hydrant located at the intersection of Wade Lane and Lone Oak Drive that is within the required proximity for fire protection. Available GIS data does not indicate any natural constraints on the site such as sinkholes or flood hazard areas. Staff recommended conditional approval of the final plat subject to the 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 approval of the final plat of a 4 Lot Subdivision of Gary Barnes Property and Redivision of the Greg Mabey Division, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. COOKEVILLE PLANNING COMMISSION 13 NOVEMBER 27, 2017 CONSIDER FOR ACTION FINAL PLAT OF WASHINGTON STATION TOWNHOUSES, 21 LOTS LOCATED ON NORTH WASHINGTON AVENUE. REQUEST SUBMITTED BY TONY D. & ANN CELESTE GAMMON. Ken Young stated that Mr. Chad Gilbert on behalf of property owners Tony and Celeste Gammon has submitted for approval a final plat of Washington Station Townhomes, a 21 lot single family attached development on North Washington Avenue. The preliminary plat was approved in June 2016 and a six (6) month extension was granted in June 2017. 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 in June 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 has been developed as 21 single family attached dwellings with Lot 21 containing the remaining common area. A new private street named Grady Way has been completed to serve all the lots. There is an existing sidewalk along the right-of-way of North Washington Avenue and a new four (4) foot wide sidewalk has been constructed along the interior perimeter in front of the dwelling units. Water service has been connected to the existing eight (8) inch water line located in the right-of-way of North Washington Avenue and the lots are served by a master meter. Sewer has been 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 have all been outfitted with sprinkler systems in accordance with the 13D standard. A Type I screen/buffer is required along the property perimeter that borders the parcels zoned as RS-10 and has not yet been installed. A significant amount of landscaping has been done, however, the required street trees have yet to be planted. Public Works reports that the street, curbs and sidewalks and drainage improvements have all been completed, inspected and approved and the developer must install street and stop signs or pay Public Works to do so. All common areas, streets and other infrastructure improvements are private and will be maintained via a Homeowner Association Agreement that has been submitted and will be recorded after the final plat is recorded. 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 final plat subject to the installation of signage, installation of the required Type 1 screen/buffer, installation of required landscaping including street trees and additions and/or corrections to the plat as required by the Planning Department or other city departments. Jim Woodford made the motion to grant conditional approval of the final plat of Washington Station Townhouses, subject to staff’s recommendation. Tracy Cody seconded the motion and the motion carried unanimously. CONDITIONAL FINAL FLAT APPROVAL. COOKEVILLE PLANNING COMMISSION 14 NOVEMBER 27, 2017 CONSIDER FOR ACTION ACCEPTING COOKEVILLE CORRIDOR ANALYSIS AND MAJOR STREET PLAN UPDATE. REQUEST SUBMITTED BY STAFF. Jon Ward stated that the City of Cookeville applied for and was awarded a Community Transportation Planning Grant from the Tennessee Department of Transportation (TDOT). WSP, formerly known as Parsons Brinkerhoff, was the consulting firm selected to prepare transportation studies associated with the grant. The Community Transportation Planning Grant awarded to the City of Cookeville provided a Corridor Analysis and Major Street Plan Update for the City. Supporting safety analysis and existing conditions reports were also provided. Four (4) of the main corridors in Cookeville were included in the Corridor Analysis. The corridors studied were Jefferson Avenue (State Highway 136), Willow Avenue (State Highway 135), East 10th Street, and Spring Street (Highway 70 N). Levels of Service (LOS) of these streets and the intersections along each of the corridors were evaluated providing current LOS and projected no build LOS through 2040. Extensive traffic data and turning movement data was included. The Corridor Analysis recommends the implementation of intersection improvements and traffic signal synchronization of grouped intersections that should improve traffic flow. A Major Street Plan Update was also provided. This plan evaluated Levels of Service (LOS) of existing city streets and includes no build projected LOS through 2040. The plan incorporates projects currently included in the Cookeville 2030 Plan and suggested additional projects provided by WSP as determined from their analysis and traffic projections. Jeanne Stevens and Jagan Kaja with WSP presented findings from the Corridor Analysis and Major Street Plan Update to City Staff, the Planning Commission and Cookeville City Council at a work session held on October 30, 2017. For grant close out purposes, TDOT requires the Planning Commission approve a resolution accepting the traffic studies. The Planning Department will utilize and incorporate suggestions and data from the studies into the Transportation Analysis Plan Chapter of the Cookeville 2030 Plan. These revisions will be presented to the Planning Commission in 2018. Staff recommended approval of Resolution to Accept and Recommend the Cookeville Corridor Analysis and Major Street Plan Update. Leslie Sullins Draper made the motion to approve the Resolution to Accept and Recommend the Cookeville Corridor Analysis and Major Street Plan Update. Jim Cobb seconded the motion and the motion carried unanimously. ACCEPTED COOKEVILLE CORRIDOR ANALYSIS AND MAJOR STREET PLAN UPDATE. CONSIDER FOR ACTION CANCELLING THE DECEMBER PLANNING COMMISSION MEETING. REQUEST SUBMITTED BY STAFF. James Mills stated that staff recommended cancelling the December Planning Commission meeting. COOKEVILLE PLANNING COMMISSION 15 NOVEMBER 27, 2017 Jim Cobb made the motion to cancel the December Planning Commission meeting. Chris Wakefield seconded the motion and the motion carried unanimously. CANCELLED THE DECEMBER PLANNING COMMISSION MEETING. THIS ITEM WAS ADDED TO THE AGENDA AT THE MEETING: CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE FINAL PLAT OF EYE CENTERS TRACT 2 PHASE II, 1 LOT LOCATED ON OLD WALTON ROAD. REQUEST SUBMITTED BY RKB GROUP. James Mills recommended approval of the six (6) month extension of the Final Plat of Eye Centers Tract 2 Phase II, 1 lots located on Old Walton Road. Chris Wakefield made the motion to approve a six (6) month extension. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED SIX (6) MONTH EXTENSION. Leslie Sullins Draper made the motion to take the following item for study. Jim Cobb seconded the motion and the motion carried unanimously. STUDY ITEM. (1) CONSIDER FOR STUDY REZONING 540 NEAL STREET (TAX MAP #66K-A PORTION OF PARCEL 17.00) FROM CR (REGIONAL COMMERCIAL) TO CG (GENERAL COMMERCIAL). REQUEST SUBMITTED BY CAROLYN PIELA & GLENDA NEWSOM. PUBLIC HEARING SCHEDULED FOR JANUARY 22, 2018. STAFF REPORTS: (1) MINOR PLAT APPROVALS: • BERTA J. WILLIAMS DIVISION, 2 LOTS LOCATED AT 1399 & 1401 BUNKER HILL ROAD – BERTA J. WILLIAMS. • LOTS NO. 38-41 & P/O LOT NO. 42-47 AND P/O LOT 37 OF THE ROBERT BRADLEY SUBDIVISION – 2 LOTS LOCATED AT 1613 & 1615 NORTH MAPLE AVENUE – ELAINA MORGAN. ADJOURNMENT: 7:40 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ___________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION