Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES April 23, 2018 The Cookeville Planning Commission met on Monday, April 23, 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, 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 Brown. STAFF MEMBERS ABSENT: Mike Davidson. OTHERS PRESENT: Steve Medlin, David H. Gurley, Odessa Nelson, Dianna Collins, Ronnie Slagle, Nick Rogers, Zack Fowler, Maddison Potter, Kate Tribing, Chad Ramsey, Kyleigh Presley, Christy McCarroll, Emily Lamont, Elliott Toney, Garin Delon, Rod Slagle, Patti Reab, and Laura Militana. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the motion to approve the agenda as submitted. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF MARCH 26, 2018. Jim Woodford made the motion to approve the minutes of March 26, 2018. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION REZONING 10.11 ACRES ON BUFFALO VALLEY ROAD (TAX MAP #54, PARCEL 93.03) FROM RS20 (SINGLE FAMILY RESIDENTIAL) TO RS10 (SINGLE FAMILY RESIDENTIAL). REQUEST SUBMITTED BY ODESSA NELSON ON BEHALF OF DIANNA COLLINS. James Mills stated that Ms. Odessa Nelson, on behalf of property owner Mrs. DiAnna G. Collins, has submitted a request to rezone from RS-20, Single Family Residential to RS-10, Single Family Residential property located on Buffalo Valley Road. The subject property is identified as a portion of Parcel 93.03 on Tax Map 54 and consists of approximately 10.11 acres. It is contiguous on all sides with properties zoned as RS-20, Single Family Residential. The property is currently undeveloped. The RS-20 District is intended to provide a low density residential environment in areas where public wastewater services are or are not available. A minimum land area of 20,000 square feet per dwelling unit is required in this district. The RS-10 District is intended to provide a moderate density single-family residential environment where public wastewater services are available. A minimum land area of 10,000 square feet per dwelling unit is required. Public sewer service is available to the subject property. COOKEVILLE PLANNING COMMISSION 2 APRIL 23, 2018 The Cookeville 2030 Plan primarily depicts the property as being suitable for lower density residential development. At the time the plan was prepared public wastewater service was not available to the subject parcel. The property is located in an area annexed by the city in 2000. It is noted in the 2030 Plan that to accommodate anticipated growth, significant portions of the land area annexed since 2000 will have to be rezoned when the appropriate infrastructure is provided. Staff recommended approval of the rezoning request. Steve Medlin, property owner at 672 Holladay Road, stated that he has lived on this property and raised cattle there for over 50 years. Mr. Medlin’s concerns were that due to the recent growth in the area that the roads have not changed. Mr. Medlin added that he was not opposed to the rezoning, but wanted to go on record that he might ask for a zoning change in the next 5-10 years. Steve Medlin asked if the City was going to take over the Double Springs Utility District in the future. James Mills responded that the City is in the process of meeting and negotiating with Double Springs Utility District. Mr. Mills added that they have enough capacity to meet the needs of the area. Patti Reab, property owner at 926 Buffalo Valley Road, stated that Buffalo Valley Road is already saturated with homes, and this rezoning would allow twice as many homes in the area. Ms. Reab added that she has two driveways and she has a hard time getting out of her driveway now due to the traffic. Jim Woodford made the motion to approve rezoning the 10.11 acres on Buffalo Valley Road (Tax Map #54, Parcel 93.03) from RS20 (Single Family Residential) to RS10 (Single Family Residential). Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED REZONING FROM RS20 TO RS10. CONSIDER FOR ACTION REZONING 1200 BOYD FARRIS ROAD FROM CI (COMMERCIAL-INDUSTRIAL MIXED USE) TO LM (LIGHT MANUFACTURING). REQUEST SUBMITTED BY DAVID RONALD SLAGLE ON BEHALF OF UPPER CUMBERLAND RENTAL & SALES. James Mills stated that Mr. David Ronald Slagle, on behalf of Upper Cumberland Rental and Sales, has submitted a request to rezone the company’s property located at 1200 Boyd Farris Road from CI, Commercial-Industrial Mixed Use to LM, Light Manufacturing. The subject property is identified as a portion of Parcel 52.04 on Tax Map 83 and consists of approximately 6.94 acres. It is contiguous with properties zoned as CI and LM to the south, as CI to the north and east, and CI and LM to the west. An equipment rental/landscape equipment sales and service business is currently located on the property. COOKEVILLE PLANNING COMMISSION 3 APRIL 23, 2018 Mr. Slagle indicates in his petition that the purpose for the rezoning is to allow bulk sales of propane which would require a 30,000 gallon propane tank. Propane bulk sales are permitted uses in the LM and HM Districts but not in the CI District. The CI District is intended to accommodate a mixture of compatible commercial and light industrial developments. The LM District is intended for light industrial developments. The Cookeville 2030 Plan primarily depicts the property as being suitable for mixed use commercial or industrial development. The CI and LM Districts are both compatible with this land use classification. Staff recommended approval of rezoning request. James Mills stated that he had received calls in opposition to the bulk sales, but the property next to this one and across the street can have bulk sales currently without rezoning their properties. Chris Wakefield made the motion to approve rezoning 1200 Boyd Farris Road from CI (Commercial-Industrial Mixed Use) to LM (Light Manufacturing). Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED REZONING FROM CI TO LM. CONSIDER FOR ACTION REZONING PROPERTY LOCATED OFF NORTH WILLOW AVENUE (TAX MAP #40B-A, PORTION OF PARCEL 38.00 & 38.01) FROM RD (SINGLE FAMILY & DUPLEX RESIDENTIAL) TO CL (LOCAL COMMERCIAL). REQUEST SUBMITTED BY RANDALL RAMSEY. James Mills stated that Mr. Randall Ramsey has submitted a request to rezone from RD, Single Family and Duplex Residential to CL, Local Commercial portions of his properties located on North Willow and North Dixie Avenues. The subject properties are identified as portions of Parcels 38.00 and 38.01 on Tax Map 40B, Group A. Combined the parcels consist of approximately 0.81 acres and the combined portions proposed for rezoning consist of approximately 0.53 acres. A small portion of Parcel 38.01 (approximately 0.02 acres) is already zoned as CL. The property owner has submitted a subdivision plat which would reconfigure the two (2) parcels along the proposed rezoning boundary. The parcels are contiguous with properties zoned as CL to the north and west, as RD to the east, and as RD and CL to the south. The portion of the properties proposed for rezoning is currently undeveloped. A duplex is located on the eastern portion of the property, which is accessed from North Dixie Avenue and would remain zoned as RD. Upon approval of the submitted subdivision plat the proposed parcel that is being considered for rezoning would not have frontage along North Dixie Avenue. The RD District is intended to provide a moderate density single and duplex residential environment where public wastewater services are available. A minimum land area of 5,000 square feet per dwelling unit is required in this district. The CL District is primarily intended COOKEVILLE PLANNING COMMISSION 4 APRIL 23, 2018 for small and moderate sized office and retail businesses. Multi-family residential uses are allowed with a minimum land area requirement of 3,000 square feet per dwelling unit when sewer is available. Public sewer service is available to the subject property. Assuming the portion of the subject parcels are rezoned and assuming they are developed as multi-family, approximately eight (8) dwelling units could be constructed. The Cookeville 2030 Plan primarily depicts the portion of the property along North Willow Avenue as being suitable for local commercial development. Staff recommended approval of the rezoning request. Chad Ramsey, representing his father Randall Ramsey, stated that the property owner to the north of this rezoning was in favor of the request. Leslie Sullins Draper made the motion to approve rezoning property located off North Willow Avenue (Tax Map #40B-A, Portion of Parcel 38.00 & 38.01) from RD (Single Family & Duplex Residential) to CL (Local Commercial). Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED REZONING FROM RD TO CL. CONSIDER FOR ACTION AMENDMENTS TO ZONING CODE SECTIONS 204, 207, 220, 223 AND 235. REQUEST SUBMITTED BY STAFF. James Mills stated that the Planning Department has prepared for consideration various amendments to the Cookeville Zoning Code. The following amendments are proposed: • Amending Section 204, Supplemental District Regulations, Section 204.12, Required Setbacks Along Major Streets, by inserting Tennessee Avenue Inserting Tennessee Avenue as a Major Street will require building setbacks of 50 feet from its right-of-way • Amending Section 207, General Sign Regulations, Section 207.4D Political Signs, by revising to comply with Tennessee Code Title 2, Chapter 7 The TCA was amended last year restricting the regulation of political signs • Amending Section 207, General Sign Regulations, Section 207.6P(5), Requirements for Billboards, to prohibit billboards along Tennessee Avenue Billboards have previously been prohibited on three of the more recently completed major streets in the city, West Jackson Street, Neal Street and Veterans Drive • Amending Section 220 CN, Neighborhood Commercial, to insert as a use permitted on appeal Restaurants with drive-through when located on streets of major collector or greater status COOKEVILLE PLANNING COMMISSION 5 APRIL 23, 2018 The Planning Department has had periodic requests for drive-through restaurants in the CN District • Amending Section 223 CR, Regional Commercial, to insert as a permitted use Climate Controlled Storage, and to insert as a use permitted on appeal Self-Service Storage Facilities when meeting the conditions of Section 206.18 of the Zoning Code This would mirror the CG, General Commercial District • Amending Illustration 22, Sidewalk Detail to depict two (2) foot grass strip between edge of sidewalk and street edge The lack of the depiction of the required grass strip has caused confusion with developers Staff recommended approval of the amendments. Chris Wakefield made the motion to approve the amendments to the Zoning Code Sections 204, 207, 220, 223 and 235 as recommended by staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED AMENDMENTS TO ZONING CODE SECTIONS 204, 207, 220, 223 AND 235. CONSIDER FOR ACTION PRELIMINARY PLAT OF 700 BROAD, 43 LOTS LOCATED ON EAST BROAD STREET. REQUEST SUBMITTED BY CHAD GILBERT. James Mills stated that Mr. Chad Gilbert, on behalf of Burgess Family Partnership, has submitted for approval a Preliminary Plat of 700 Broad, a 43 lot single family residential development on East Broad Street with secondary access to East Spring Street. The subject property is identified on Tax Map 53L Group C as Parcel 16.00. A plat titled the Burgess Family Partnership Lot Line Revision was recorded in March that provides an ingress/egress access easement to East Spring Street. The portion of the property fronting East Broad Street is zoned RM-14, Multi-family Residential and the remainder is zoned CL, Local Commercial. The development site consists of approximately 3.75 acres. The adjacent parcel to the northeast is zoned RS-15, Single-family Residential. The Saxony Apartments property to the southeast is zoned RM-14 and all adjacent parcels to the west are zoned CL. Sections 216.3 and 221.3 of the Zoning Code stipulate that single family attached dwellings (townhouses) and detached single-family cluster developments are allowed in the RM-14 and 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 proposed to be developed as 36 single family detached cluster dwellings and six (6) single family attached townhomes. It should be noted that Lot 43 is the remaining common area and is not a building lot. One new private street is proposed with the name Allison Way. There is an existing sidewalk along the right-of-way of East Broad Street and the plat depicts a proposed four (4) foot wide sidewalk along portions of the interior perimeter in front of the dwelling units. Public Works requires that the new sidewalks are to be connected throughout the development. The COOKEVILLE PLANNING COMMISSION 6 APRIL 23, 2018 developers must submit drainage, grading and street construction plans to the Public Works Department before construction will be authorized. Water service will connect to the existing six (6) inch water line located in the right-of-way of East Broad Street and the lots will be served by a master meter. Sewer will connect to the existing eight (8) inch gravity sewer line also located within the East Broad Street right-of- way. The developers must submit water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. There is an existing 30 foot wide sewer easement in the eastern portion of the site. Water Quality Control Director Ronnie Kelly has advised that the department has worked it out with the developer to allow sidewalks and surface parking/drive areas within the easement with the condition that no permanent structures are allowed. In addition, the department has agreed to make any needed repairs to sidewalks and surface/drive parking disturbed as a result of repairs or maintenance of the sewer within the easement. There is one (1) existing hydrant located at the northeast corner of East Broad and Terry Avenue and the dwelling units are required to have sprinkler systems. Fire Chief Daryl Blair will determine if additional hydrants are needed to properly serve the development. All common areas, streets and other infrastructure improvements are to be 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 conditional approval of the Preliminary Plat subject to the following: • Developer shall 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 and asphalt width, • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works, • Developer must submit water (including new fire hydrants as required by the Fire Chief) and sewer plans to the Water Quality Control Department, • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements, • Developer to submit plans for the installation of natural gas to the Gas Department if gas service is desired, • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, • Developer shall provide all utility easements as required by the Electric 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 7 APRIL 23, 2018 Chris Wakefield asked if the 5 lots had been redesigned since last week’s work session. James Mills stated that they had been redesigned. Tracy Cody asked if the entrance on East Broad Street meets the visibility requirements. James Mills stated that the entrance meets the visibility requirements. Leslie Sullins Drapers asked if it would be appropriate to postpone to get the details worked out about the water meters. Jim Cobb stated that he also had concerns about the water meters. James Mills stated that the meter issue could be resolved without postponing the plat. Kay Starkweather stated that she was concerned about the 5 lots and had questions for Chad Gilbert who was not here to answer the questions. Jim Woodford made the motion to postpone action on the plat until the May 21, 2018 meeting. Jim Cobb seconded the motion. James Mills asked why the action was being postponed. Jim Cobb stated that he was concerned about the meters and the 5 lots and he thought that they could postpone since the developer was not present to answer any questions. James Mills stated that the plat met all the requirements of the Subdivision Regulations. Jim Woodford withdrew his motion to postpone and Jim Cobb withdrew his second. Chris Wakefield made the motion to approve the Preliminary Plat of 700 Broad, subject to staff’s recommendation. David Webb seconded the motion. Votes: Jim Stafne - aye, Judy Jennings - aye, Chris Wakefield- aye, David Webb- aye, Jim Woodford- aye, Kay Starkweather - aye, Leslie Sullins Draper-nay, Tracy Cody – aye and Jim Cobb – nay. Motion carried. CONDITIONAL PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION FINAL PLAT OF WHEELER/CALDEMEYER SUBDIVISION PHASE II, 3 LOTS LOCATED ON THE CORNER OF NEAL STREET AND VETERANS DRIVE. REQUEST SUBMITTED BY RYAN WILLIAMS OF J & S CONSTRUCTION ON BEHALF OF DR. DALE WHEELER AND DR. CORTLAND CALDEMEYER. James Mills stated that Mr. Ryan Williams on behalf of Dr. Wheeler and Dr. Caldemeyer, has submitted for approval the Final Plat of the Wheeler/Caldemeyer Subdivision Phase II, a three (3) lot commercial development located at the intersection of East Veterans Drive and Neal Street. The plat was initially approved on March 27, 2017 as four (4) lots. On December 29, 2017 the lot containing the new doctor’s COOKEVILLE PLANNING COMMISSION 8 APRIL 23, 2018 office under construction on East Veterans Drive was detached and recorded separately as Phase I. The remaining property was re-platted as three (3) lots and renamed as Phase II. The Planning Commission granted a six (6) month extension of the Preliminary Plat on March 26, 2018. 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. The Planning Commission previously granted 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. The remaining lots have frontage on existing public streets. A plat review meeting was held with all departments on Tuesday, April 17th. The Fire Department reported that the required new fire hydrant has yet to be installed in the northern right-of-way of Veterans Drive across from Lot 2 to connect to the existing 12 inch water line. The Water Quality Control Department requires this new hydrant be shown on the plat and the water and sewer “as-builts” be submitted for review and approval. The Gas Department stated if a 10 foot utility easement is provided, they will install service lines from the main or stub to building at the cost of materials with no additional cost for labor or equipment. They further stipulated that if a gas line goes through a parking lot or driveway, the contractor must furnish the gravel. Staff recommended conditional approval of the Final Plat subject to the installation of the new fire hydrant on Veterans Drive, the submission of water and sewer “as-built” plans and additions and/or corrections to the plat as required by the Planning Department or any other city department. Jim Woodford made the motion to grant conditional approval of the Final Plat of Wheeler/Caldemeyer Subdivision Phase II, subject to staff’s recommendation. Jim Cobb seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT OF HUDGENS COURT, 5 LOTS LOCATED AT 428 EAST HUDGENS STREET. REQUEST SUBMITTED BY AARON BERNHARDT. James Mills stated that Developers Mr. Aaron Bernhardt and Mr. Jerry Gaw have submitted a request for a six (6) month extension of the Preliminary Plat approval of Hudgens Court, a five (5) lot single family attached development of their property located on East Hudgens Street. The Subdivision Regulations provides that up to two (2) six month extensions of preliminary plat approval may be requested by the developer. The initial preliminary plat for this development was conditionally approved by the Planning Commission on April 24, 2017. The subject property is identified on Tax Map 53F, Group H, as Parcel 16.00. The property is zoned CN, Neighborhood Commercial and consists of approximately 0.46 acres as is the adjacent property to the southeast. Adjacent properties to the northeast and north are zoned CL, Local Commercial. The adjacent property to the east is zoned RS-5, Single-Family Residential. The proposed development consists of four (4) building lots and Lot 5 will COOKEVILLE PLANNING COMMISSION 9 APRIL 23, 2018 encompass the remaining common areas. All of these lots will front a new private interior parking and ingress/egress easement proposed as Hudgens Court that terminates in a dead end. All of the property including the driveway, parking areas and other common areas and infrastructure components are to be 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. There are no changes to the plat as previously approved in April 2017. Staff recommended approval of the request for a six (6) month extension as requested, subject to the original terms and conditions specified at the April 24, 2017 meeting. Kay Starkweather made the motion to grant a six (6) month extension of the Preliminary Plat of Hudgens Court. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED SIX (6) MONTH EXTENSION. STAFF REPORTS: (1) MINOR PLAT APPROVALS: • REVISED PLAT ROBERT V. GILREATH PROPERTY – 2 LOTS LOCATED AT 3525 & 3555 OLD SPARTA ROAD – STONECOM PROPERTIES, LLC. • PALK R.O.W. DEDICATION – 1 LOT LOCATED ON VETERANS DRIVE – PUTNAM FARM SUPPLY INC. AND CITY OF COOKEVILLE. (2) PUTNAM COUNTY JOINT TRANSPORTATION COMMITTEE. Jon Ward stated that in late 2017, Putnam County Executive Randy Porter formed a transportation committee composed of elected officials, engineers and planners representing Putnam County, The Towns of Algood, Baxter and Monterey, and the City of Cookeville. The purpose of the Committee is to develop a comprehensive, multi-jurisdictional transportation improvement plan. Over the past several months the committee has met to identify transportation needs for the county and its four (4) municipalities. The identified needs consist of projects that would be wholly state funded, state and local funded, and wholly locally funded. The first phase of the plan has been to identify projects that would be wholly state funded or a combination of state and local funding. These proposed projects include improvements to existing state roads, state road and local street intersection improvements, or new road construction projects that would connect two existing state roads, similar to Tennessee Avenue. Projects identified for the City of Cookeville were taken from the Major Street Plan included in the Cookeville 2030 Plan. Also, projects identified in the Major Street Plan Update prepared by WSP and finalized in October 2017 were included. Currently, the City of Cookeville has 51 total projects identified in our latest Major Street Plan Update. COOKEVILLE PLANNING COMMISSION 10 APRIL 23, 2018 One (1) project under is construction and is almost complete. This is the I-40/Tennessee Avenue interchange. Two (2) projects are currently on the TDOT project list, funded through the IMPROVE Act are • Widening S. Jefferson Ave to 5 lanes, curb and gutter, sidewalk from SR111 to I-40. • Widening N. Willow Ave, adding center turn lane from W. Broad St to W. 12th St., also adding east bound and west bound right turn lanes on W. 3rd, W. 4th and W. 9th at intersections with N. Willow Ave. The City of Cookeville has an additional 18 projects identified on state streets. Eight (8) of these projects are new street construction projects, which we would hope would be a combination of state and local funding. The City of Cookeville has 22 projects identified on local streets. TDOT Officials for our region were invited to and attended a Transportation Committee meeting in March to discuss our efforts. Members of the committee and TDOT representatives discussed strategies to introduce new projects to TDOT’s project list, available funding sources, and traffic thresholds that would meet project merits. This was very helpful in determining which proposed projects to include in the plan and potential funding sources to pursue. Members of the committee were advised to contact TDOT Assistant Commissioner Paul Deggs and request that some of the identified projects be studied to see if safety funding could be applied, potentially speeding up some of the projects that had been identified. To determine which of these projects are the most important to the citizens of Putnam County, a survey has been developed to allow residents to identify priorities. After the Citizen Survey is complete, the Committee will review the results and finalize a list of priorities, ranking each project. Planners involved in the project are currently gathering data and developing maps for the plan. Each identified project will include all applicable traffic count and accident data. ADJOURNMENT: 6:38 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION