Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES MAY 21, 2018 The Cookeville Planning Commission met on Monday, May 21, 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, and Jon Ward. STAFF MEMBERS ABSENT: Mike Davidson. OTHERS PRESENT: Grant Berry and Wade Wheaton. CONSIDER FOR APPROVAL MOVING FROM STUDY TO ACTION THE FOLLOWING: (1) ACTION ITEM #5: CONSIDER FOR ACTION PRELIMINARY PLAT FOR RESUBDIVISION OF LOT #167-170 OF D. C. WILHITE ADDITION, 5 LOTS LOCATED ON CROCKETT AVENUE. REQUEST SUBMITTED BY DONNIE SUITS OF CAPITAL COMMUNITIES, LLC AND (2) ACTION ITEM #6: CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF EAGLE POINT, 7 LOTS LOCATED OFF INTERSTATE DRIVE AND SOUTH WALNUT AVENUE. REQUEST SUBMITTED BY SHOPPES AT EAGLE POINT LLC. Kay Starkweather made the motion to approve moving Action Item #5 & #6 from study to action. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED MOVING FROM STUDY TO ACTION. CONSIDER FOR APPROVAL THE AGENDA AS AMENDED. Kay Starkweather made the motion to approve the agenda as amended. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF APRIL 23, 2018. Chris Wakefield made the motion to approve the minutes of April 23, 2018. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION FINAL PLAT OF K & P DIVISION, 3 LOTS LOCATED ON WHITE ROAD. REQUEST SUBMITTED BY WADE WHEATON ON BEHALF OF CINDY RENEE HARRIS. Ken Young stated that Developer Wade Wheaton, on behalf of property owner Cindy Harris, has submitted for approval a Final Plat of the K & P Division, a three (3) lot single family detached subdivision located on White Road. A preliminary plat is not required because the development requires no new street or utility construction and there are less than 10 lots proposed. COOKEVILLE PLANNING COMMISSION 2 MAY 21, 2018 The subject property is identified on Tax Map 83J, Group C, as Parcels 5.01 and 6.00. The property combined contains approximately 2.02 acres and is zoned RS-10, “Single Family Residential” as are all adjacent parcels. City GIS data indicates there are no evident topographic constraints on the property. The proposed development consists of three (3) building lots fronting White Road that are all 25 feet from the street centerline. There is an existing house on the property addressed as 1739 White Road that has not been removed. The developer understands that the plat cannot be finalized until this has been resolved. Water and sewer connections are available, however, the Water Quality Control Department states that sewer pumps may be required and/or check valves depending on the first floor elevation of the houses. There is an existing fire hydrant located along the southeast corner of Lot 1 that is within the required proximity for fire protection coverage. The Electric Department requires a 20 foot utility easement along the front of the lots. Staff recommended conditional approval of the Final Plat subject to the removal of the house at 1739 White Road and the completion of corrections and/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 approval of the Final Plat subject to the removal of the house at 1739 White Road and the completion of corrections and/or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVAL. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT OF MERCANTILE SUBDIVISION, 20 LOTS LOCATED ON EAST 10TH STREET. REQUEST SUBMITTED BY JERRY GAW. Ken Young stated that Developers Jerry Gaw and Aaron Bernhardt have submitted a request for a six (6) month extension of the approval of the Preliminary Plat of Mercantile, a 20 lot single family attached (townhouse) development of their property located on East Tenth Street. The plat was initially approved on May 22, 2017. The Subdivision Regulations allow up to two (2) requests for six (6) month extensions of preliminary plat approval. No work has begun on the site. The subject property is identified on Tax Map 40L Group K as Parcel 12.01. The property contains approximately 1.35 acres and is zoned CL, “Local Commercial” as is the adjacent Northgate Apartments property to the west. Section 221.3 of the Zoning Code stipulates that single family attached dwellings (townhouses) are allowed as a use permitted on review by the Planning Commission. The shopping center on the adjacent property to the east is zoned CN, “Neighborhood Commercial”. The subject parcel is bounded on the north by Park Village Subdivision which is zoned RS-10, “Single-Family Residential”. There are no evident topographic constraints indicated on the property. The proposed development consists of 19 building lots and Lot 20 will encompass the remaining common areas. All of these lots will front a new private interior parking and access easement currently unnamed that terminates in a hammer head design to facilitate turning movements. COOKEVILLE PLANNING COMMISSION 3 MAY 21, 2018 The units are planned to all contain two (2) bedrooms without garages and off street parking is calculated at the rate of 1.25 spaces per bedroom for a minimum total of 48 required parking spaces as shown on the plat. There is an existing four (4) foot wide sidewalk along the street right-of-way that needs to be shown on the plat. A new four (4) foot wide sidewalk is proposed for construction along the western edge of the private street that will serve the units. Each dwelling unit is to be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. In addition, there is an existing fire hydrant located on the southern right-of-way of East Tenth Street approximately 160 feet from the site. Former Fire Chief Roger Fuqua asked the developer to install an additional hydrant along the northern right-of-way adjacent to the southeastern property boundary to ensure adequate coverage for fire protection. Sewer and water will be connected to the eight (8) inch gravity sewer line and six (6) inch water line located in the street right-of-way. The Electric Department requires that all electric is to be installed underground per CED specifications. The developer states he does not intend to install natural gas. The developers are in the process of hiring an engineer to prepare the site design. All of the property including the driveway, parking areas and other common areas and infrastructure components are private. Repair and maintenance of the common elements will be covered under a homeowner’s association agreement that is to be submitted in a timely manner after the final plat is recorded. Staff recommended conditional approval of the Preliminary Plat six (6) month extension subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments, • Developer must submit a grading plan and obtain a grading permit before beginning construction • Developer must submit a street construction plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical street section, subgrade, base width, asphalt width and 3:1 slopes, • Developer must submit water and sewer plans to the Water Quality Control Department, • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements, • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Leslie Sullins Draper made the motion to grant conditional approval of the Preliminary Plat six (6) month extension subject to staff’s recommendation. Chris Wakefield seconded COOKEVILLE PLANNING COMMISSION 4 MAY 21, 2018 the motion and the motion carried unanimously. CONDITIONAL APPROVAL OF SIX (6) MONTH EXTENSION. CONSIDER FOR ACTION PRELIMINARY PLAT FOR RESUBDIVISION OF LOT #167-170 OF D. C. WILHITE ADDITION, 5 LOTS LOCATED ON CROCKETT AVENUE. REQUEST SUBMITTED BY DONNIE SUITS OF CAPITAL COMMUNITIES, LLC. DONNIE SUITS HAS REQUESTED THAT THE STUDY PERIOD BE WAIVED. MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION. Ken Young stated that Developer Donnie Suits with Capital Communities, LLC has submitted for approval a Preliminary Plat of the Re-subdivision of D.C. Wilhite Addition Lots 167-170 Preliminary Plat, a five (5) lot single family attached (townhouses) development of his property located on Crockett Avenue. The subject property is identified on Tax Map 53L, Group A, as Parcel 7.01. The property is zoned CL, “Local Commercial” and consists of approximately 0.37 acres. Adjacent properties to the north and east are also zoned CL and property to the south is zoned RS-5, “Single Family Residential”. Single-family attached townhouse developments are permitted on review in the CL district subject to submittal of a plat and approval of the Planning Commission. The proposed development consists of four (4) building lots and Lot 5 will encompass the remaining common areas. All of these lots will front a new currently unnamed private interior parking and ingress/egress area. Two (2) units are planned as two (2) bedrooms and two (2) are three (3) bedrooms. Off street parking calculated at the rate of 1.25 spaces per bedroom requires a minimum total of 12 parking spaces as shown on the plat. The plat also depicts the proposed construction of a new five (5) wide sidewalk along the Crockett Avenue street frontage and a new five (5) foot wide sidewalk along the front of the proposed townhouses. The development will tie into the existing eight (8) inch sewer line and the two (2) inch water line in the right-of-way of Crockett Avenue. Water Quality Control requires that the water meter and sewer tap locations be shown on the plat. All of the dwelling units are to be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. In addition, an existing fire hydrant approximately 200 feet from the site on East Hudgens Street is within the required proximity for fire protection. The Electric Department requires that all electric is to be installed underground per CED specifications. The developer stated his intention to provide solid waste management using individual canisters in lieu of a dumpster. All of the property including the driveway, parking areas and other common areas and infrastructure components are private. Repair and maintenance of the common elements will be covered under a homeowner’s association agreement that is to be submitted in a timely manner after the final plat is recorded. Staff recommended conditional approval of the Preliminary Plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments, COOKEVILLE PLANNING COMMISSION 5 MAY 21, 2018 • Developer must submit a construction plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical drive section, subgrade, base width, asphalt width and 3:1 slopes, • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works, • Developer must submit water and sewer plans to the Water Quality Control Department, • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements, • Developer to submit plans for the installation of natural gas to the Gas Department if gas service is desired, • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, • Developer shall provide all utility easements as required by the Electric, Gas and Water Quality Control Departments, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Chris Wakefield made the motion to grant conditional approval of the Preliminary Plat subject to staff’s recommendation. Jim Cobb seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF EAGLE POINT, 8 LOTS LOCATED OFF INTERSTATE DRIVE AND SOUTH WALNUT AVENUE. REQUEST SUBMITTED BY SHOPPES AT EAGLE POINT LLC. STAFF HAS REQUESTED THAT THIS ITEM BE MOVED FROM STUDY TO ACTION. MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION. Ken Young stated that Developer Shoppes at Eagle Point, LLC has submitted for approval a Revised Preliminary Plat of Eagle Point, an eight (8) lot commercial development of property located on South Walnut Avenue and Interstate Drive, currently owned by the City of Cookeville Industrial Development Board. The plat was initially approved by the Planning Commission on May 22, 2017. The revised plat excludes Lot 6 which is being platted separately as a final plat since it has street frontage and access to existing utilities. Lot 8 on the revised plat is a newly created lot that was not on the previously approved plat and is intended for additional parking for Cheddar’s. Construction on the site is well underway. The subject property is identified on Tax Map 66 as Parcels 59.00 and 59.03. Parcel 59.00 fronts S. Walnut Avenue and is zoned CR “Regional Commercial” and Parcel 59.03 fronts Interstate Drive and is zoned CG “General Commercial”. When combined the parcels now total approximately 41.27 acres. Although Lots 1, 5 and 6 front South Walnut Avenue and Lots 7 and 8 front Interstate Drive, all of the lots will have access from a proposed private interior variable width non-exclusive access easements that must be shown on the final plat. There are existing sidewalks along both of the existing street right-of-ways. Public Works requires that storm water and storm sewer improvements be depicted on the plat with corresponding easements shown as well. COOKEVILLE PLANNING COMMISSION 6 MAY 21, 2018 Some areas of the property were previously identified in the field as wetlands and have been mitigated off-site through the permitting process between the developer and the Tennessee Department of Environment and Conservation. City GIS data indicates there are three (3) Sinkhole Retention Areas located on the property. Public Works director, Greg Brown, has informed the Planning Department that the developers have submitted acceptable plans showing that there will be more sinkhole retention area volume after development than before. The Water Quality Control Department requires easements along Interstate Drive and South Walnut for the water and sewer that will be public. The water and sewer infrastructure on the site will be privately owned and maintained. The Electric Department requires that all electric is to be installed underground per CED specifications and easements will be required as needed once routes are determined. The property is encumbered by a 200 feet wide TVA powerline easement that bisects the site from east to west. Although no structures can be built within the easement, driveways and parking areas are allowed. All of the property including the driveways, parking areas and other common areas and infrastructure components are private. Repair and maintenance of the common elements will be covered under a property owner association agreement that is to be submitted in a timely manner after the final plat is recorded. Staff recommended conditional approval of the revised Preliminary Plat subject to the following: • Developer must submit water and sewer record drawings to the Water Quality Control Department, • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements, • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments, and • Completion of corrections or additions to the plat as determined by the Planning Department and/or other appropriate city departments. Judy Jennings made the motion to grant conditional approval of the revised Preliminary Plat subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL REVISED PRELIMINARY PLAT APPROVAL. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PRD PLAN/PLAT FOR THE AERIE. REQUEST SUBMITTED BY JUSTIN CUMBY ON BEHALF OF TITAN DEVELOPMENT, LLC. Ken Young stated that Mr. Justin Cumby, on behalf of Titan Development, LLC has submitted a request for a six (6) month extension of the Preliminary PRD Plan/Plat of The Aerie. COOKEVILLE PLANNING COMMISSION 7 MAY 21, 2018 The Aerie is a proposed Planned Residential Development located on West 9th Street and North Franklin Avenue on Parcels 1.00 and 2.00, Tax Map 40I, Group D. The Preliminary PRD, as approved by the Planning Commission at its November 27, 2017 meeting, depicts the construction of a student housing complex consisting of 160 dwelling units with a total of 412 bedrooms. The Cookeville City Council, through Ordinance Number O17-12-24, approved the rezoning to PRD for the development at its January 18, 2018 meeting. Said Ordinance became effective 14 days after adoption (February 1, 2018). Section 218.17B(6) of the Zoning Code provides that the Preliminary PRD Plan will expire six (6) months after the effective date of the rezoning action of the City Council, if no Final PRD Plan has been submitted to and approved by the Planning Commission. This same section provides that extensions, totaling no more than 18 months after the effective date of rezoning action by the City Council, may be granted by the Planning Commission upon written request by the developer. Using the effective date of February 1, 2018 would place the expiration date of the Preliminary PRD as August 1, 2018. Mr. Cumby has submitted a request for a six (6) month extension of the approval of the Preliminary PRD Plan. He has informed the Planning Department that due to inclement weather and other reasons that it may be difficult to have the Final PRD Plan ready for submittal to the Planning Commission for its July, 2018 meeting. Approval of the request would extend the time period for the submittal of the Final PRD Plan to February 1, 2019. The developers would be eligible to apply for additional extensions, if necessary, through February 1, 2020. Staff recommended approval of six (6) month extension of the Preliminary PRD Plan for The Aerie subject to the same conditions as previously established by the Planning Commission and City Council. Leslie Sullins Draper made the motion to approve the six (6) month extension of the Preliminary PRD Plan for The Aerie subject to the same conditions as previously established by the Planning Commission and City Council. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL SIX (6) MONTH EXTENSION. Kay Starkweather made the motion to take the following items for study. Chris Wakefield seconded the motion and the motion carried unanimously. STUDY ITEMS. (1) CONSIDER FOR STUDY REZONING 2075 FOUNTAIN CIRCLE FROM CI (COMMERCIAL-INDUSTRIAL MIXED USE) TO HM (HEAVY MANUFACTURING). REQUEST SUBMITTED BY JOEL DEASON ON BEHALF OF NELL DEASON. (2) CONSIDER FOR STUDY ESTABLISHMENT OF ZONING FOR THE MACKIE FARM AREA AS CI, COMMERCIAL-INDUSTRIAL MIXED USE. REQUEST SUBMITTED BY STAFF. COOKEVILLE PLANNING COMMISSION 8 MAY 21, 2018 STAFF REPORTS: (1) MINOR PLAT APPROVALS: • CLAYTON BANK & TRUST – 1 LOT LOCATED AT 1051 NEAL STREET – CLAYTON BANK & TRUST. • COMBINATION PLAT OF LOTS 5 & 6 OF BLACKWELL PARK – 1 LOT LOCATED AT 750 & 760 BLACKWELL PARK – WILLIAM M. SHEPHERD. • TERRY FARRIS DIVISION – 1 LOT LOCATED AT 188 RIDGEDALE DRIVE – TERRY FARRIS. • MENDIRATTA COMBINATION – 2 LOTS LOCATED AT 115 NORTH HICKORY AVENUE AND A VACANT LOT ON THE CORNER OF NORTH OAK AVENUE AND WEST FIRST STREET - ANJU MENDIRATTA. • SKOLD-ROSE LOT LINE ADJUSTMENT – 2 LOTS LOCATED AT 335 NORTH DIXIE AVENUE AND 430 NORTH JEFFERSON AVENUE – FRANK & JOANN SKOLD AND JOHN & CHELSEA ROSE. ADJOURNMENT: 5:47 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JAYNE BARNS CPS JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION