Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES JANUARY 22, 2018 The Cookeville Planning Commission met on Monday, January 22, 2018 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, Kay Starkweather, Leslie Sullins Draper, Tracy Cody, and Jim Cobb. MEMBERS ABSENT: Jim Woodford. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, Ken Young, Jon Ward and Mike Davidson. OTHERS PRESENT: Sam Tays, Bob Jett, Larry Suggs, Stan Piela, and Chris Vick. ELECTION OF CHAIRMAN AND VICE-CHAIRMAN. Kay Starkweather made the motion to elect Jim Stafne as Chairman and Judy Jennings as Vice-Chairman. Chris Wakefield seconded the motion and the motion carried unanimously. ELECTED JIM STAFNE AS CHAIRMAN AND JUDY JENNINGS AS VICE-CHAIRMAN. CONSIDER FOR APPROVAL MOVING ACTION ITEM #9 FROM STUDY TO ACTION. Leslie Sullins Draper made the motion to approve moving Action Item #9 from Study to Action. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED MOVING FROM STUDY TO ACTION. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather 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 NOVEMBER 27, 2017. David Webb made the motion to approve the minutes of November 27, 2017. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION 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. James Mills stated that Ms. Carolyn Piela and Ms. Glenda Newsom have submitted for consideration a request to rezone from CR, Regional Commercial to CG, General Commercial their property located at 540 Neal Street. The subject property is identified as Parcel 17.00 on Tax Map 66F, Group A. It is located just west of Bowling World and borders Interstate 40 along its southern boundary line. The property consists of approximately 20 acres. It is contiguous with properties zoned as CR to COOKEVILLE PLANNING COMMISSION 2 JANUARY 22, 2018 the east and north, as CG to the west, as CG and RS-10, Single Family Residential to the south. The property is currently undeveloped. The property bordering the subject property to the east and north was approved for rezoning to CG by the City Council this month. A small portion of the subject property, consisting of an approximately one (1) acre triangular piece on the west end of the parcel, is already zoned as CG. 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. The petitioner indicates in the rezoning application that the subject property has significant topographic issues, including steep slope and possible sink holes, which limit the development potential. Rezoning to CG is intended to provide greater development flexibility. Staff recommended approval of the rezoning. Stan Piela stated that the rezoning would allow more flexibility for the property and if it is not rezoned the property would be an island of CR between CG zoning on all sides of the property. Kay Starkweather made the motion to approve rezoning 540 Neal Street from CR (Regional Commercial) to CG (General Commercial). Tracy Cody seconded the motion and the motion carried unanimously. APPROVED REZONING FROM CR TO CG. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT OF THE COTTAGES, 49 LOTS LOCATED OFF MCCULLEY ROAD AND SPRINGBORO ROAD. REQUEST SUBMITTED BY TIM HUDDLESTON. Ken Young stated that Mr. Tim Huddleston has submitted a request for a six (6) month extension of The Cottages Subdivision Preliminary Plat, which is a fifty-one (51) lot single family residential subdivision located off of McCulley Road and Springboro Road. The current preliminary plat was approved by the Planning Commission on January 23, 2017 for a period of one year. The initial preliminary plat of the development was approved on July 26, 2010. Since this initial approval a number of resubmitted preliminary plats and plat extensions have been granted by the Planning Commission and no significant progress has been made on the development of the subdivision. As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, an extension of time can be applied for by the developer and granted by the Planning Commission provided a $50.00 fee is submitted with the request. Mr. Huddleston has submitted the fee with his request for an extension. Limited grading work has been done on the site and no changes been made to the plat since the most recent preliminary plat was approved. COOKEVILLE PLANNING COMMISSION 3 JANUARY 22, 2018 Staff recommended approval of a six (6) month extension of the Preliminary Plat as requested. Leslie Sullins Draper made the motion to approve the six (6) month extension of the Preliminary Plat of The Cottages. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED SIX (6) MONTH EXTENSION. CONSIDER FOR ACTION FINAL PLAT OF THE WOODLANDS AT FOREST OAKS (PRELIMINARY PLAT WAS NAMED FOREST OAKS PHASE II), 9 LOTS LOCATED OFF BRADFORD TRACE. REQUEST SUBMITTED BY TREVOR DYER ON BEHALF OF DSA INVESTMENT GROUP. Ken Young stated that Mr. Larry Suggs with DSA Investment Group has submitted for consideration The Woodlands at Forest Oaks Final Plat, a nine (9) lot single family detached development located at the end of Bradford Trace. The plat was granted conditional preliminary approval by the Planning Commission at the October 24, 2016 meeting as Forest Oaks, Phase II and a six (6) month extension of the preliminary plat approval was granted on October 23, 2017. Planning staff agreed to the developer’s request to change the name to differentiate it from Forest Oaks which was developed in 1996 by other parties. The subject property is identified on Tax Map 54 as Parcel 86.01 and contains approximately 3.746 acres. The property is zoned RS-10, Single-family Residential as are adjacent properties to the west. Properties adjacent to the south are zoned RS-15, Single- family Residential. The remaining adjacent parcels are all zoned RM-8, Multi-family Residential. Phase II has involved the extension of Bradford Trace for approximately 300 feet in length ending in a new 100 feet diameter cul-de-sac. This extension aligns with the existing 50 feet street right- of-way and will match the existing curb profile. A new four (4) foot wide sidewalk is to be constructed along one side of the new street extension. The entire length of the extended street will be approximately 866 feet and serve a total of 16 lots which complies with the Subdivision Regulations restriction of a street length not exceeding 1200 feet and serving no more than 20 lots for developments with only one way in or out. Since all utilities have been installed, Public Works Director Greg Brown has agreed to allow the developer to financially guarantee any additional base stone as needed, the asphalt binder, curbs and sidewalk in the amount of $26,000. In addition, Mr. Brown requires the submission of payment in full in the amount of $5,000 for the final surfacing before the plat is finalized. A new four (4) inch water line and an extension of the existing eight (8) inch gravity sewer main have both been installed and as-built plans have been submitted to Water Quality Control. There is an existing hydrant located in the right-of-way of Bradford Trace that is within the required proximity to the new lots Phase II. There are no known topographic constraints on this site. Finally, as all improvements are to be dedicated to the city a “Warranty of Improvements” in the amount of $10,000 is required for a two (2) year period in the form of a cashier’s check or an irrevocable letter of credit. Staff recommended conditional Final Plat approval subject to the following: COOKEVILLE PLANNING COMMISSION 4 JANUARY 22, 2018 • Developer to submit a financial guarantee for additional base stone as needed, the asphalt binder, curbs and sidewalk in the amount of $26,000 (cashier’s check or irrevocable letter of credit), • Developer to submit payment for final surfacing in the amount of $5,000 (cashier’s check), • Developer to submit a $10,000 “Warranty of Improvements” financial guarantee for a two (2) year period (cashier’s check or irrevocable letter of credit), • Developer must provide utility easements as required, • Developer must complete installation of the street lighting subject to the approval of the Electric Department, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Tracy Cody made the motion to grant conditional Final Plat approval of The Woodlands at Forest Oaks, 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 H. V. LEWIS DIVISION, RESUBDIVISION OF LOTS 3-7, 6 LOTS LOCATED ON HOLLADAY ROAD. REQUEST SUBMITTED BY HENRY TERRY LEWIS, JAMES EDWARD LEWIS, AND JAMIE SUE LEWIS TRUST. Ken Young stated that the heirs of H. V. Lewis have submitted for approval the Final Plat of the Re-division of the H. V. Lewis Division Lots 3-7, a six (6) lot subdivision off Holladay Road. The property proposed for subdivision is identified as Parcels 3.00, 4.00, 5.00, 6.00 and 7.00 on Tax Map 54M Group G and consists of five (5) lots totaling approximately 3.84 acres. The sole purpose of the plat is to re-subdivide the five (5) existing lots into a total of six (6) lots. The property is zoned as RS-20, Single-family Residential and the revised plat depicts compliance with all lot dimension requirements for this district. Each of the lots have frontage on Holladay Road and all have access to public water and sewer service. Water service is provided by the Double Springs Utility District. Staff recommended conditional approval of the Final Plat subject to completion of additions and or corrections to the plat as determined by the Planning Department and/or other city departments. Jim Cobb made the motion to grant conditional Final Plat approval of H.V. Lewis Division, subject to staff’s recommendation. Leslie Sullins Draper seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF WEST END NEIGHBORHOOD PHASE III, 17 LOTS LOCATED OFF WEST END STREET. REQUEST SUBMITTED BY HABITAT FOR HUMANITY. Ken Young stated that Pam Ealey of Habitat for Humanity has submitted for approval a second Revised Preliminary Plat of West End Neighborhood, Phase III containing 17 single family detached lots. The first COOKEVILLE PLANNING COMMISSION 5 JANUARY 22, 2018 revised preliminary plat was conditionally approved by the Planning Commission on March 27, 2017 consisting of 4.79 acres with 16 building lots and one (1) common area. 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 Preliminary Plat for Phase III contains 4.74 acres and consists of 15 single family detached building lots and two (2) common areas, shown on the plat as 17-A and 17B which are not building lots. The plat revision was necessary due to topographic constraints encountered during development that required a reduction in the area of Lots 8-12 and the loss of previously platted Lot 23. Staff recommended conditional approval of the revised Preliminary Plat subject to any additions or corrections as determined necessary by the Planning Department and/or other city departments. Jim Cobb made the motion to grant conditional revised Preliminary Plat approval, subject to staff’s recommendation. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL OF REVISED PRELIMINARY PLAT. CONSIDER FOR ACTION FINAL PLAT OF WEST END NEIGHBORHOOD PHASE III, 17 LOTS LOCATED OFF WEST END STREET. REQUEST SUBMITTED BY HABITAT FOR HUMANITY. Ken Young stated that Pam Ealey of Habitat for Humanity has also submitted for approval the Final Plat of West End Neighborhood, Phase III containing 17 single family detached lots. 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. This consists of 4.74 acres and contains 15 single family building lots with two non-buildable common areas. The lots all front a newly constructed street named Foundation Drive that connects to Garrett Avenue and ends in a temporary turn around. This new street including curbs has been completed with the exception of the final surfacing. A new four (4) feet wide sidewalk is proposed for construction on the northern right-of-way of the new street and the developer has submitted a letter of credit as requested by Public Works to guarantee completion in the amount of $12,000 that is due for renewal before May 31, 2018. Public Works also requires that the developer submit payment for final street surfacing in the amount of $13,000. In addition, the developer is responsible to ensure that the street sign and stop sign are installed prior to the plat being finalized. Water and sewer for the new lots has been connected to the existing mains located in the right-of-way of Garrett Avenue. An existing hydrant at the intersection of the new street and Garrett Avenue has been relocated and a new hydrant has been installed across from Lots 14- 15. The Water Quality Control Department requires that “as-builts” be submitted for review and approval before the plat can be finalized. 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 COOKEVILLE PLANNING COMMISSION 6 JANUARY 22, 2018 the common area of Lot 17-B that requires a 30 feet wide stream buffer as shown on the plat. The plat also depicts the location of two (2) newly constructed drainage basins, labeled as #1 for water quality retention and #3 for storm water detention. A chain link fence has been installed surrounding both of these basins for safety. Finally, as all improvements are to be dedicated to the city a “Warranty of Improvements” in the amount of $10,000 is required for a two (2) year period in the form of a cashier’s check or an irrevocable letter of credit. Staff recommended conditional Final Plat approval subject to the following: • Developer to submit payment for final surfacing in the amount of $13,000 (cashier’s check), • Developer to submit a $10,000 “Warranty of Improvements” financial guarantee for a two (2) year period (cashier’s check or irrevocable letter of credit), • Developer to ensure signage is installed, • Developer to submit “as-built” plans to the Water Quality Control Department • Developer must provide utility easements as required, • Developer must complete installation of the street lighting subject to the approval of the Electric Department, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Kay Starkweather made the motion to grant conditional Final Plat approval of West End Neighborhood Phase III, subject to staff’s recommendation. Tracy Cody seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION PRELIMINARY PLAT OF COPPER SPRINGS PHASE IV, 24 LOTS LOCATED ON EAST SPRING STREET/HIGHWAY 70. REQUEST SUBMITTED BY DONNIE MEADOWS OF MEADOWS PROPERTIES. STAFF HAS REQUESTED THAT THIS ITEM BE MOVED FROM STUDY TO ACTION, SINCE THIS PHASE WAS SHOWN ON THE ORIGINAL PRELIMINARY PLAT WHICH HAS PREVIOUSLY BEEN REVIEWED AND APPROVED. MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION. Ken Young stated that Mr. Donnie Meadows with Meadows Properties has submitted for approval a preliminary plat of Copper Springs Phase IV subdivision, a 24 lot single family attached development of his property located on East Spring Street adjacent to Phase III. The subject property is identified on Tax Map 52O Group B as Parcels 9.00, 17.00 and 18.00 containing approximately 0.72 acres. The area proposed for development as Phase IV is zoned CL, Local Commercial as are the adjacent properties to the east and west. The remaining northern portion of the parcel is zoned RS-20, Single-family Residential as are properties adjacent to that section. Section 221.3 of the Zoning Code stipulates that single family attached dwellings (townhouses) and condominiums 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 IV consists of 24 single family attached townhouse building lots. The development will access the new private interior street in Phase III. The developer is COOKEVILLE PLANNING COMMISSION 7 JANUARY 22, 2018 to submit updated plans for extension of water, sewer and electric as required by the utility departments. All common areas, streets and other infrastructure improvements are private and will be maintained via a comprehensive 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 Map for the area, nor are there indications of Sinkhole Retention Areas according to the available GIS data. Staff recommended conditional approval of the Preliminary Plat subject to the following: • Developer shall submit updated plans for the installation of water, sewer and electric per the requirements of each utility • Developer shall provide all utility easements as required by the utility departments • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Cobb made the motion to grant conditional Preliminary Plat approval of Copper Springs Phase IV. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. Kay Starkweather made the motion to take the following items for study. Leslie Sullins Draper seconded the motion and the motion carried unanimously. STUDY ITEMS. (1) CONSIDER FOR STUDY 2018 ANNUAL REPORT AND PROGRAM DESIGN. REQUEST SUBMITTED BY STAFF. (2) CONSIDER FOR STUDY REZONING 1419 BAYVIEW DRIVE FROM RS-20 (SINGLE FAMILY RESIDENTIAL) TO RS-10 (SINGLE FAMILY RESIDENTIAL). REQUEST SUBMITTED BY TYLER BROWN. (3) CONSIDER FOR STUDY REZONING 226 WEST STEVENS STREET FROM RS- 10 (SINGLE FAMILY RESIDENTIAL) TO CG (GENERAL COMMERCIAL). REQUEST SUBMITTED BY BEVERLY S. NIVENS AND PHILLIP B. SMITH. (4) CONSIDER FOR STUDY AMENDING THE COOKEVILLE ZONING ORDINANCE REGULATING DEVELOPMENT WITHIN THE CORPORATE LIMITS OF COOKEVILLE, TENNESSEE, TO MINIMIZE DANGER TO LIFE AND PROPERTY DUE TO FLOODING, AND TO MAINTAIN ELIGIBILITY FOR PARTICIPATION IN THE NATIONAL FLOOD INSURANCE PROGRAM, BY ADOPTING THE FEMA FLOOD INSURANCE RATE MAP PANELS. REQUEST SUBMITTED BY STAFF. (5) CONSIDER FOR STUDY REZONING THE SOUTHEAST INTERSECTION OF HIGHWAY III AND EAST SPRING STREET (TAX MAP #67A-F-40.00) FROM CR (REGIONAL COMMERCIAL) TO CG (GENERAL COMMERCIAL). REQUEST SUBMITTED BY JERRY GAW ETAL. COOKEVILLE PLANNING COMMISSION 8 JANUARY 22, 2018 STAFF REPORTS: (1) MINOR PLAT APPROVALS: • SOUTH WILLOW INDUSTRIAL PARK PHASE 4 DIVISION, RESUBDIVISION OF LOT #1 OF SOUTH WILLOW INDUSTRIAL PARK PHASE III DIVISION, 2 LOTS LOCATED AT 1065 & 1075 WILLOW INDUSTRIAL COURT – JACK STITES ON BEHALF OF SPARROW VENTURES GP. • MR. TRANSMISSION LOTS 1 & 2 COMBINATION PLAT – 1 LOT LOCATED AT 762 SOUTH WILLOW AVENUE – C & J LIMITED PARTNERSHIP. • CROUCH-RAMSEY LOT LINE ADJUSTMENT – 2 LOTS LOCATED AT 1974 & 1976 NORTH DIXIE AVENUE – RANDALL & DEBORAH RAMSEY AND CHAD D. CROUCH. • TRACT 2 PHASE II REVISED PLAT OF THE EYE CENTER OF COOKEVILLE – 1 LOT LOCATED ON THE CORNER OF OLD WALTON ROAD & NEAL STREET – RKB GROUP LLC. • REVISED PLAT OF LOTS 30 & 31 OF HILLWOOD ESTATES – 2 LOTS LOCATED AT 551 HEATHER LANE & 560 HILLWOOD DRIVE - MICHAEL COPELAND AND JAMES MILLS. • WHEELER/CALDEMEYER PHASE I – 2 LOTS LOCATED ON E. VETERANS DRIVE AND NEAL STREET – DR’S. WHEELER & CALDEMEYER. • GLEN ABBEY REVISED LOTS 14-22 – 9 LOTS LOCATED ON GLEN ABBEY DRIVE – DONNIE SUITS & TOM ADER. • DEALMAKERS N. WASHINGTON COMBINATION PLAT – 1 LOT LOCATED AT 1965, 1975 AND 1979 N. WASHINGTON AVENUE – LARRY BURGESS ON BEHALF OF DEALMAKERS LLC. • OAK SHADE SUBDIVISION RE-DIVISION OF LOTS 3 & 4 – 1 LOT LOCATED AT 3630 LEE SEMINARY ROAD – VERNON WILSON. ADJOURNMENT: 5:53 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION