Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES JULY 22, 2019 The Cookeville Planning Commission met on Monday, July 22, 2019 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Eric Walker, Tracy Cody, Leslie Sullins Draper, Jim Stafne, Judy Jennings, Kay Starkweather and Jim Cobb. MEMBERS ABSENT: Chris Wakefield and Daniel Odom. STAFF MEMBERS PRESENT: James Mills, Jon Ward, and Ken Young. STAFF MEMBERS ABSENT: None. OTHERS PRESENT: Ben Wheeler, Jerry Gaw, Matt Davidson, Harold Brown, Ronnie Mayberry, Kala Randolph, Marcia Donovan, Joe Bertram, Heath Randolph and Charles Whittenburg. ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for the meeting. CONSIDER REQUEST TO MOVE ACTION ITEM #9 FROM STUDY TO ACTION. Kay Starkweather made the motion to approve moving Item #9 from study to action. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Leslie Sullins Draper 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 JUNE 24, 2019. Judy Jennings made the motion to approve the minutes of June 24, 2019. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. CONSIDER REQUEST TO REZONE FROM CI COMMERCIAL INDUSTRIAL MIXED USE TO RS-20, SINGLE FAMILY RESIDENTIAL, PROPERTY LOCATED AT 1715 AND 1733 LEE SEMINARY ROAD AND A VACANT TRACT LOCATED ON LEE SEMINARY ROAD. Jon Ward stated that Mr. Ronnie Mayberry and Ms. Retha Mayberry submitted a request to rezone from CI to RS-20, property located at 1715 and 1733 Lee Seminary Road, and a vacant unaddressed tract. Mr. Ward related that the subject property is identified as parcels 125.00, 125.01 and 125.02 on Tax Map 065, and consists of approximately 19.4 total acres. The property is bordered by CI, Commercial Industrial Mixed Use to the south and east, LM, Light Manufacturing to the north and CI, Commercial Industrial Mixed Use and RS-20 Single Family Residential to the west. Existing single family homes are located at 1733 and 1715 Lee Seminary Road. The vacant tract, consisting of approximately 16.5 acres, has two barns for agricultural use located on the property. COOKEVILLE PLANNING COMMISSION 2 JULY 22, 2019 Mr. Mayberry submitted the request to rezone the property to allow his daughter to build a single family home. The CI Zoning District does not allow for single family residential development. The properties were annexed into the city in January 15, 2012. The property has historically been utilized for agriculture and tax records indicate Mr. Mayberry constructed a home at 1733 Lee Seminary Road in 2006, prior to the establishment of zoning. While the Cookeville 2030 Plan indicates that the properties are best suited for Commercial Industrial mixed use development, the physical characteristics of the property make commercial or industrial use less likely. The historical use of the property for agriculture purposes as a family farm and for single family residential also support the requested down zone. In the opinion of the Planning Department, based on the surrounding land uses, the requested rezoning would be appropriate. Mr. Ward recommended approval of rezoning the property as requested from CI (commercial industrial) to RS-20 (single family residential) as requested. Leslie Sullins Draper made the motion to approve the request as submitted. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION AMENDMENTS TO ZONING CODE SECTIONS 213, 214, 207, 218, 224 & 232A. REQUEST SUBMITTED BY STAFF. Jon Ward stated that the Planning Department has prepared for consideration various amendments to the Cookeville Zoning Code. Mr. Ward then presented each of the proposed section amendments individually for discussion and consideration as follows: • Amending Section 213, RS5, Single Family Residential District, Section 213.17D, Minimum interior side yard, by reducing the required interior side yard requirement from 7.5 feet to 5 feet for single family detached structures and reducing the required interior side yard requirement for zero lot line single family detached structures from 15 feet to 10 feet. The RM8 District currently allows five (5) feet interior side yard for single- family detached structures. The proposed amendment will to reduce the RS5 District interior side yard to the same requirement. SECTION 213 RS-5 SINGLE FAMILY RESIDENTIAL DISTRICT SECTION 213.7 MINIMUM YARD REQUIREMENTS 213.7D Minimum interior side yard: 1. Single-family detached........................ 7.5 feet, plus 5 feet for each story over 2 stories 1. Single-family detached……………….. 5 feet, plus 5 feet for each story over 2 stories (Provisions for rear and side yard access must be approved by the Planning Department) COOKEVILLE PLANNING COMMISSION 3 JULY 22, 2019 2. Zero lot line detached............ 15 feet, one side, plus 5 feet for each story over 2 stories 2. Zero lot line detached……… 10 feet, one side, plus 5 feet for each story over 2 stories (Provisions for rear and side yard access must be approved by the Planning Department) Mr. Ward recommended approval of the amendments to Sections 213 of the Zoning Code pertaining to the interior side yard requirements as submitted by the Planning Department. After extensive discussion of the proposed amendment, Leslie Sullins Draper made the motion to postpone action on the proposal until the August 26th Planning Commission meeting. Jim Cobb seconded the motion and the motion carried unanimously. POSTPONED UNTIL AUGUST 26th MEETING. • Amending Section 214, RD, Single-Family and Duplex Residential District, Section 214.7 Minimum Yard Requirements, by reducing the required interior side yard requirement from 7.5 feet to 5 feet for single family detached structures. The RM8 District currently allows five (5) feet interior side yard for single-family detached structures. The proposed amendment will to reduce the RD District interior side yard to the same requirement. SECTION 214 RD SINGLE-FAMILY AND DUPLEX RESIDENTIAL DISTRICT SECTION 214.7 MINIMUM YARD REQUIREMENTS 214.7DMinimum interior side yard: 1. Single-family detached……………... 7.5 feet, plus 5 feet for each story over 2 stories 1. Single-family detached……………... 5 feet, plus 5 feet for each story over 2 stories (Provisions for rear and side yard access must be approved by the Planning Department) Mr. Ward suggested in light of the prior discussion and decision to postpone action on amending Section 213, it may be appropriate to postpone a decision on amending Section 214 as well in order to reach an acceptable consensus on both amendments. Jim Cobb made the motion to postpone action on the proposal until the August 26th Planning Commission meeting. Leslie Sullins Draper seconded the motion and the motion carried unanimously. POSTPONED UNTIL AUGUST 26th MEETING.  COOKEVILLE PLANNING COMMISSION 4 JULY 22, 2019 • Amending Section 207, General Sign Regulations, Section 207.6D(13), and 207.6E(3) Signs Allowed in Commercial and Industrial Districts, to allow electronic display screens This change has been requested by a member of the City Council. SECTION 207 GENERAL SIGN REGULATIONS 207.6D The following provisions shall apply for all on-premise freestanding signs: 13. (As amended by Ordinance No. O02-12-32) The following provisions shall apply for on-premise freestanding electronic message centers and electronic display screens: a. For commercial and industrial premises located in the CL, CG, CR, CBD, PCD, MS, UNV, CI, LM, and HM Districts one (1) electronic message center or one (1) electronic display screen attached to a permitted on-premise freestanding sign shall be allowed per premise. b. Each message displayed on an electronic message center must be static or depicted for a minimum of six (6) eight (8) seconds. The continuous scrolling of messages is prohibited. c. No freestanding electronic message center or electronic display screen shall exceed twenty-five (25) percent thirty-two (32) square feet of the total allowable sign face area for any on-premise freestanding sign; provided, however, when an electronic message center or electronic display screen does not exceed thirty-two (32) square feet in sign face area and is attached to an otherwise permitted on-premise freestanding sign, it shall not comprise a portion of the total allowable sign face area for any on-premise freestanding sign. d. The addition of any electronic message center or electronic display screen to any nonconforming freestanding sign is prohibited. e. Each image displayed on an electronic display screen must be static or depicted for a minimum of eight (8) seconds. Animated images and images which move or give the appearance of movement are prohibited. This restriction shall not prohibit the dissolving or replacing of one image with another image. 207.6E (As amended by Ordinance No. O09-08-15) The following provisions shall apply for all wall signs: 3. In the CBD, CL, CG, CR, CBD, PCD, MS, UNV, CI, LM, HM and QM Districts each commercial or industrial establishment shall be allowed one (1) electronic message center, one (1) electronic display screen, or one (1) changeable copy sign (reader board) as a wall sign provided that such electronic message center, electronic display screen or changeable copy sign (reader board) does not exceed twenty-five (25) percent of the area of the face of the wall upon which the sign is erected, or portion of the wall occupied by the commercial or industrial establishment, whichever is less thirty-two (32) square feet of sign face area. Each message displayed on an electronic message center or electronic display screen must be static or depicted for a minimum of six (6) eight (8) seconds. The continuous scrolling of messages is prohibited. COOKEVILLE PLANNING COMMISSION 5 JULY 22, 2019 Mr. Ward explained the differences with electronic message centers and electronic display screens. Electric display screens may display images which may or may not include text, and electronic display screens are currently only allowed as off-premise signs. Electronic message centers can only display text and are allowed as on-premise signs. Mr. Ward explained that the technology has evolved and prices have reduced for electronic display screens and the difficulties the City of Cookeville has enforcing the current regulations that only allow for electronic message centers as on-premise signs. Mr. Ward recommended approval of the amendments to Sections 207 of the Zoning Code pertaining to electronic display screens as on-premise free standing signs and wall signs as submitted by the Planning Department. Kay Starkweather provided information to the Planning Commission from Eno Center for Transportation regarding studies that raise safety questions about distractions from digital billboards. Mr. Ward explained that digital billboards are already permitted in the City of Cookeville. Planning Commission members also discussed aesthetic concerns with allowing electronic display screens as on-premise signs. After extensive discussion of the proposed amendment, Leslie Sullins Draper made the motion to deny amending Section 207 as proposed. Kay Starkweather seconded the motion and the motion carried unanimously. DENIED. • Amending Section 218, PRD, Planned Residential Development, Section 218.7C Submission of final PRD Plan and Preliminary Subdivision Plat, to insert a fee of $100.00 for final PRD plan submission. Currently we have no established fee for the Final PRD Plan. SECTION 218 PRD PLANNED RESIDENTIAL DEVELOPMENT 218.17C Submission of Final PRD Plan and Preliminary Subdivision Plat 1. The final PRD Plan shall be submitted to the Planning Department, along with a fee of $100.00. In cases involving the proposed transfer of land within the PRD, a Preliminary Subdivision Plat will be required with the submission of the Final PRD Plan, which will be reviewed by the Planning Commission for compliance with the Preliminary PRD Plan and with the requirements of this Zoning Code. The Preliminary Subdivision Plat must conform to the requirements of the Subdivision Regulations. COOKEVILLE PLANNING COMMISSION 6 JULY 22, 2019 • Amending Section 224, PCD, Planned Commercial Development District, Section 224.19C Submission of Final PCD Plan and Preliminary Subdivision Plat, to insert a fee of $100.00 for final PCD plan submission. Currently we have no established fee for the Final PCD Plan SECTION 224 PCD PLANNED COMMERCIAL DEVELOPMENT DISTRICT 224.19C Submission of Final PCD Plan and Preliminary Subdivision Plat 1. The final PCD Plan shall be submitted to the Planning Department, along with a fee of $100.00. In cases involving the proposed transfer of land within the PCD, a Preliminary Subdivision Plat will be required with the submission of the Final PCD Plan, which will be reviewed by the Planning Commission for compliance with the Preliminary PCD Plan and with the requirements of this Zoning Code. The Preliminary Subdivision Plat must conform to the requirements of the Subdivision Regulations. • Amending Section 232A, RAO, Redevelopment Area Overlay District, Section 232A.15G, Submission of Final RAO Plan and Preliminary Subdivision Plat, to insert a fee of $100.00 for final RAO plan submission. Currently we have no established fee for the Final RAO Plan SECTION 232A RAO REDEVELOPMENT AREA OVERLAY DISTRICT 232A.15G Submission of Final RAO Plan and Preliminary Subdivision Plat 1. The final RAO Plan shall be submitted to the Planning Department, along with a fee of $100.00. In developments involving the proposed transfer of land within the RAO, a Preliminary Subdivision Plat will be required with the submission of the Final RAO Plan, which will be reviewed by the Planning Commission for compliance with the Preliminary RAO Concept Plan and with the requirements of this Zoning Code. The Preliminary Subdivision Plat must conform to the requirements of the Subdivision Regulations. Mr. Ward recommended approval of the amendments to Sections 218, 224 and 232A of the Zoning Code to establish a $100.00 fee for final PRD plan submission (Section 218), Final PCD Plan and Preliminary Plat Submission (Section 224) and Final RAO Plan and Preliminary Subdivision Plat (Section 232A). Jim Cobb made the motion to approve amending Sections 218, 224 and 232A as proposed by the Planning Department. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. COOKEVILLE PLANNING COMMISSION 7 JULY 22, 2019 CONSIDER FOR ACTION PRELIMINARY PLAT OF UNIVERSITY CENTER TOWNHOMES PHASE II, 14 LOTS ON WEST 12th STREET, AUTUMN AVENUE & BRANDON DRIVE. REQUEST SUBMITTED BY JERRY GAW. Ken Young stated that Mr. Jerry Gaw has submitted for approval a Preliminary Plat of the University Center Townhomes Phase II Subdivision, a 14 lot single family attached residential development located off West 12th Street, Autumn Avenue and Brandon Drive (a public access alley) across from Phase I which was developed in 2010. The development will consist of 13 dwelling units and Lot 14 will be the remaining common area and is not a buildable lot. The property proposed for development is identified on Tax Map 040J, Group A as Parcel 018.00. The tract is vacant and consists of approximately 1.13 acres. The parcel is zoned as CL (local commercial) which allows townhouses as a use permitted on review and approval by the Planning Commission of a subdivision plat submitted in accordance with the Cookeville Subdivision Regulations as per Section 221.3 of the Cookeville Zoning Code. The eastern side of the tract borders property that is also zoned as CL as is the property across Autumn Avenue to the west. The property to the north across Brandon Drive is zoned RM-8 (multi-family residential) and the TTU property across from the site on West 12th Street is zoned UNV (university). All of the units will have three (3) bedrooms that require a total of 49 parking spaces; however 52 spaces are depicted on the plat. The lots will be served by a new private ingress/egress access and parking easement proposed as University Center Drive. The development will be connected to the existing six-inch water line in the right-of-way of Autumn Avenue. There is an existing 1000-1499 GPM hydrant located diagonally across from the property in the right-of-way of West 12th Street that is within the required coverage proximity for fire protection. In addition, all of the dwelling units are to be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D The Water Quality Control Department requires that the developer submit a sewer availability request. If it is determined that sewer is available the submission of State approved water and sewer plans will be required and the sewer will go north to the manhole on Autumn Avenue south of the intersection with Brandon Avenue. The plat depicts the proposed construction of a new ADA compliant five (5) foot wide sidewalk along Autumn Avenue. New four (4) foot wide sidewalks are proposed for construction in the interior along the new private street. The plat also depicts a proposed retention pond in the common area adjacent to West 12th Street for storm water management. Solid waste shall be managed with the use of a dumpster which is also shown on the plat. All proposed infrastructure improvements will be privately owned and maintained as stated in the Homeowner Association Agreement (HOA). The HOA will be submitted in conjunction with the final plat for Planning Commission review and consideration. The developer will be required to submit a storm water maintenance agreement at the time of final plat consideration. Staff recommended conditional approval of the preliminary plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments • Developer understands and agrees that all right-of-ways must be cleared prior to any installation of utilities COOKEVILLE PLANNING COMMISSION 8 JULY 22, 2019 • Developer must submit a roadway construction plan and profile with storm sewer construction plans and calculations (compliant with current regulations) and sidewalk details (to current ADA standards) to the Department of Public Works. Plan shall include typical road section, sub grade, base width, asphalt width and 3:1 slopes • Developer must provide utility easements along road frontages on the new streets and along existing streets as requested by the utility departments • Developer must submit a sewer availability request and State approved water and sewer construction plans to the Water Quality Control Department if warranted • All underground electrical utility plans must be shown on the utility site plan and install all conduit per CED specifications • Developer will be required to pay CED for any upgraded poles for street lighting • 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 approve the request recommended by staff. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION RESUBMITTAL OF THE COTTAGES PRELIMINARY PLAT, 49 SINGLE FAMILY DETACHED LOTS LOCATED OFF MCCULLEY ROAD AND SPRINGBORO ROAD. REQUEST SUBMITTED BY MATT DAVIDSON ON BEHALF OF NEW OWNERS FISK DEVELOPMENT GROUP. Ken Young stated that Matt Davidson with the Fisk Development Group has resubmitted for approval the Preliminary Plat of The Cottages, a proposed 49 lot single family residential development of their property situated north of Springboro Road and south of McCulley Road. The current owners recently purchased the property from the former developer, Tim Huddleston. This development was originally granted preliminary approval in July 2010 and has been subsequently extended and renewed multiple times. There have been no changes to the Subdivision Regulations during the entire period this development has been under consideration by the Planning Commission. The development property is identified on Tax Map 052 as Parcel 049.00 and consists of approximately 15.50 acres. This parcel was rezoned from RS-20 to RS-10 (both single family residential) in 2010. All of the adjacent properties are zoned RS-20. One (1) new road with the proposed name of “Cottage Way” will connect at Springboro Road in the south and at McCulley Road in the north in order to provide two (2) points of ingress and egress. (The former developer expanded the existing pavement to 22’ wide from the McCulley Road entrance approximately 400’ to Rockwell Drive). In addition, the plat depicts a new cul-de-sac with a recently proposed name of “Bishop Lane” that will serve the lots in the western portion of the property. The new streets are proposed with integral extruded mountable curbing and gutter on both sides. At the time of the original preliminary approval in July 2010 the prior developer was granted a variance to reduce the required right-of-way of the new streets from 45’ to 40’. At the same meeting the developer also was granted a variance to reduce the diameter of the new cul-de-sac from 100’ to 90’ with a pavement diameter of 80’. A new four (4) foot wide sidewalk is COOKEVILLE PLANNING COMMISSION 9 JULY 22, 2019 proposed for construction along the front of all the interior lots that has been recently revised to meet current ADA requirements. A new six (6) inch waterline is proposed for the development which is currently planned to connect to the existing six (6) inch waterlines located in the right-of-ways of Springboro and McCulley. Two (2) new hydrants are also proposed for the development. In 2010 the developer reached an agreement with the City regarding the provision of public sewer in the general area. This project has been completed and the plat shows the property will be served by the newly installed eight (8) inch sewer line. The plans for the proposed on-site sewer infrastructure have been submitted to the Water Quality Control Department and have been approved by the State of Tennessee. However, the new developer must submit verification that the plans are still current. No portion of the subject property is located in a Special Flood Hazard Area according to the Flood Insurance Rate Maps for the area. However, a portion of Lot 37 and the area of the intersection of Springboro Road and the proposed new street “Cottage Way” are indicated as being in a Sinkhole Retention Area (SRA) according to the Sinkhole Floodplain Report prepared by TTU and adopted by the City. The elevation of this area is shown on the plat as 1122 feet and is labeled as an unbuildable area. The plat also shows preliminary storm water retention and detention areas along the western and eastern boundaries of the subject property. The developer has advised their intention to construct swales for storm water during the construction of the houses to divert water down the property lines to the rear rain gardens. Finally, as shown on the plat, the developer is dedicating right-of-way along both existing roads measuring 25’ from the centerlines to the property boundary as required by the regulations. Work on the site is in progress with the road base stone applied and the utilities currently being installed. Staff recommended conditional approval of the resubmitted preliminary plat subject to the following: • Developer to contact Public Works for base stone inspection before paving and for inspection during paving • Developer must submit the rain garden maintenance agreement to Public Works at the time of final plat consideration • Developer must verify State approved water and sewer plans are current • 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 approve the request as recommended by staff. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. COOKEVILLE PLANNING COMMISSION 10 JULY 22, 2019 CONSIDER FOR ACTION FINAL PLAT RESUBMITTAL OF 10th AND FISK LOT 4 RE-SUBDIVISION, A 10 LOT SINGLE FAMILY ATTACHED DEVELOPMENT LOCATED OFF EAST 10th STREET AND FISK ROAD. REQUEST RESUBMITTED BY MATT DAVIDSON ON BEHALF OF TENTH AVENUE PARTNERS. Ken Young told the commission that Mr. Matt Davidson on behalf of Tenth Avenue Partners LLC has resubmitted for approval the Final Plat of 10th & Fisk Properties LLC Division, Re-subdivision of Lot 4, a 10 lot single family attached development of their property fronting Fisk Road. The preliminary plat was initially approved on March 27, 2017. Six (6) month extensions were granted on March 26, 2018 and September 24, 2018. The final plat was conditionally approved for 90 days at the March 25, 2019 meeting which has expired. The subject property is identified on Tax Map 40L Group K as Parcel 013.03. The property is zoned CN, (neighborhood commercial) and consists of approximately 1.03 acres. Adjacent properties to the south and west are also zoned CN, and remaining properties to the north are zoned RS-10, (single family residential). The development consists of nine (9) building lots and Lot 10 encompasses the remaining common areas. On January 12, 2017 the Board of Zoning Appeals granted a variance to reduce the total square footage per dwelling unit to allow a maximum of nine (9) dwelling units to be constructed on the site based on the submitted site plan. Six dwelling (6) units have three (3) bedrooms and the remaining units have three (3) bedrooms. This totals 21 bedrooms which requires 26 parking spaces as depicted on the plat. All lots will front a new private ingress/egress access named Dansby Drive. (It should be noted that the developer received written approval from both of the other parties to this easement to allow it to be named as a private street). Dansby Drive includes a 16 foot wide private alley along the western property boundary that creates a continuous traffic loop. All of the lots are addressed off Dansby Drive. New four (4) foot wide sidewalks have been constructed within the property interior and a new five (5) foot wide sidewalk has been constructed along the Fisk Road frontage. The developer has installed a detention pond under the direction of the Public Works Department. Public Works requires that a storm water detention pond maintenance agreement be submitted. All of the dwelling units are outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. In addition, there is one (1) existing fire hydrant located on the southwest corner of the site.. The Gas Department reports that gas has been installed and is ready to go. The developer intends to provide solid waste management using individual canisters in lieu of a dumpster and they have consulted with Public Works to establish the staging area for container pickup. All of the property including the driveway, parking areas and other common areas and infrastructure components are private. Repair and maintenance of all 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. COOKEVILLE PLANNING COMMISSION 11 JULY 22, 2019 Staff recommended conditional approval of the resubmitted final plat subject to the following: • Payment to Public Works for signage • Submission to Public Works of the storm water detention pond maintenance agreement • Submission of the Homeowner Association Agreement in a timely manner after the final plat is recorded • 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 approve the request as recommended by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION RENAMING RECORDED FINAL PLAT OF LAUREL HILLS PHASE I TO WESTBROOK FARMS PHASE I FINAL PLAT, 10 SINGLE FAMILY DETACHED LOTS LOCATED OFF CORA ROAD. REQUEST SUBMITTED BY HAROLD BROWN ON BEHALF OF ERB PROPERTIES. Ken Young advised that the new property owner Mr. Harold Brown with ERB Properties, LLC has submitted for approval a request to rename the Final Plat of the Laurel Hill Subdivision Phase I to Westbrook Farms Phase I Final Plat. The Laurel Hill Phase I Final Plat consisting of 10 single family residential lots on Cora Road was approved by the Planning Commission in September 2011 and was recorded on October 13, 2011. The property is identified on Tax Map 039F Group D as Parcels 001.00 through 010.00 and consists of approximately 6.672 acres zoned RS-15 (single family residential). All of the parcels are in the same ownership and none have been developed. The request is strictly limited to changing the name of the development and no other alterations to the recorded plat are proposed. Mr. Young recommended approval of the request to change the name from Laurel Hill Phase I Final Plat to Westbrook Farms Phase I Final Plat. Jim Cobb made the motion to approve the request as recommended by staff. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION PRELIMINARY PLAT OF WESTBROOK FARMS PHASE II, 30 SINGLE FAMILY DETACHED LOTS LOCATED OFF CORA ROAD. REQUEST SUBMITTED BY HAROLD BROWN ON BEHALF OF ERB PROPERTIES. Ken Young stated that Harold Brown with ERB Properties, LLC has also submitted for approval a Preliminary Plat of Westbrook Farms Phase II, a proposed 30 lot single family residential development of their property adjacent to Phase I on Cora Road. This plat was also formerly known as Laurel Hill (Phase II) and was granted conditional preliminary plat approval by the Planning Commission in November of 2010. It was subsequently allowed to expire by the prior developer in November 2012. COOKEVILLE PLANNING COMMISSION 12 JULY 22, 2019 The property proposed for development is identified on Tax Map 039 as Parcel 063.00 and consists of approximately 17.5 acres. The site is zoned RS-15 (single family residential) with RS-15 (single family residential) zoning to the south and RD (single and two family residential) to the north. The western boundary of the property runs concurrent with the corporate boundary. The property contains no existing structures. A new looped road to be named Westbrook Circle is proposed to connect to Cora Road to provide two points of ingress and egress and one interior road to be named Creekview Lane is proposed. Both of the new streets are to have a 50’ wide right-of-way and a 20’ wide surface. A new four foot wide sidewalk is proposed for construction along the front of all the interior lots that must be designed to current ADA standards. A new six (6) inch waterline is proposed for the development which is planned to connect to the existing six (6) inch waterline located in the right-of-way of Cora Road and two (2) new hydrants are also proposed. A new eight (8) inch sewer line is proposed that will connect to an existing line that transverses the property from north to south within a 20’ sewer easement as shown on the plat. This easement serves an existing pump station located in the common boundary line of Lots 17 and 18. A 150’ wide TVA easement also runs north and south along the eastern boundary of the property. An unnamed creek crosses the property from north to south and the plat demarcates a 120’ wide unbuildable riparian zone which is measured 50’ from the top of each bank. The loop road proposed for construction will cross this creek twice and the plat depicts this is to be accomplished with culverts subject to the issuance of ARAP permits from TDEC. No portion of the subject property is located in a Special Flood Hazard Area as stated on the plat certificate. No area of the property is indicated as being in a Sinkhole Retention Area (SRA) according to the Sinkhole Floodplain Report prepared by TTU and adopted by the City. Finally, as shown on the plat, the property boundary adjacent to Cora Road is 25’ from the road centerline so no additional property dedication is required. Staff recommended conditional approval of the preliminary plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments • Developer understands and agrees that all right-of-ways must be cleared prior to any installation of utilities • Developer must submit a roadway construction plan and profile with storm sewer construction plans and calculations (compliant with current regulations) and sidewalk details (to current ADA standards) to the Department of Public Works. Plan shall include typical road section, sub grade, base width, asphalt width and 3:1 slopes • Developer to consult with Public Works to determine if ARAP’s are required for two (2) street crossings • Developer must provide utility easements along road frontages on the new streets and along existing streets as requested by the utility departments • Developer must submit State approved water and sewer construction plans to the Water Quality Control Department • All underground electrical utility plans must be shown on the utility site plan and install all conduit per CED specifications COOKEVILLE PLANNING COMMISSION 13 JULY 22, 2019 • Developer will be required to pay CED for any upgraded poles for street lighting • 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 approve the request as recommended by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION PRELIMINARY PLAT OF W.P. BROWN SUBDIVISION, SEVEN (7) SINGLE FAMILY DETACHED LOTS LOCATED IN THE 1500 BLOCK OF BUNKER HILL ROAD. REQUEST SUBMITTED BY JACK LYNN WITH WILLOW PARK PARTNERS. Ken Young stated that Mr. Jack Lynn with Willow Park Partners has submitted for approval the Preliminary Plat of the W. P. Brown Subdivision, a seven (7) lot subdivision of their property in the 1500 block of Bunker Hill Road. The property proposed for subdivision is identified as Parcel 009.00 on Tax Map 083 and consists of seven (7) lots totaling approximately 5.90 acres. The property was rezoned to RS-10 (single family residential) in December 2018 from RS-15 (single family residential). There is an existing rental house on Lot 2 at 1501 Bunker Hill Road that the developer states is to be renovated and sold once construction on the other lots begins and an existing barn on Lot 1 is to be removed. Each of the lots have frontage on Bunker Hill Road and all have access to public water via either a 30 inch water line or a six (6) inch water line in the road right-of-of way subject to approval of the Water Quality Control Department. There is an existing 2000+ GPM hydrant located in the right-of-way in front of Lot 3. Although all of the lots have frontage on a public street, access to public water and the development consists of less than 10 lots, sewer service will have to be extended to the site, therefore a preliminary plat is required. The Water Quality Control Department requires that State approved sewer plans be submitted. The Public Works Department has indicated that there is a sight distance problem for Lot 6 due to vegetation on the adjacent property to the north. The developer stated they would contact the owner of the property to ascertain the possibility of removing any sight obstruction. Other than a farm pond on the site, there are no other topographic constraints on the property indicated by the available GIS data. Mr. Young recommended conditional approval of the preliminary plat subject to the following: • Developer to demonstrate to Public Works that sight distance concerns will be satisfactorily resolved • Developer must submit State approved sewer construction plans to the Water Quality Control Department • Existing barn on Lot 1 is to be removed • 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 approve the request as recommended by staff. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. COOKEVILLE PLANNING COMMISSION 14 JULY 22, 2019 CONSIDER FOR ACTION REQUEST FOR A SIX (6) MONTH EXTENSION FOR MAGNOLIA CREEK PHASE II RAO. REQUEST SUBMITTED BY MICHAEL PETTY WITH KMJ PROPERTIES LLC. Ken Young told the board that Mr. Michael Petty, on behalf of property owner KMJ Properties, LLC, has submitted a request to extend the Phase II Preliminary Plat RAO approval for six (6) months to allow time for the design to be finalized. Analysis: The RAO for the site was created by Ordinance Number O17-04-06 and became effective on June 2, 2017. The subject property is identified as Parcel 12.00 on Tax Map 27N, Group B and consists of approximately 11.63 acres. The underlying or existing zoning classification of the property is RM-8 (multi-family residential). The recorded Preliminary Plat/Final RAO Plan depicts the total development of 51 single family detached dwelling lots located on approximately 1,635 linear feet of new streets. The streets, which would be dedicated to the city, are to be located within a right-of-way 40 feet in width (right-of-way reduction previously approved) and are to be constructed with curb and gutter. Sidewalks, four (4) feet in width, are to be constructed on both sides of the new streets and along Freehill Road. Water, sanitary sewer, natural gas, and underground electric service are to be installed. The site plan does not depict any common areas and no infrastructure is indicated as being private, therefore, no property owner’s maintenance agreement is necessary. The submitted floor plans depict five (5) different layouts, 3 two (2) bedroom layouts and 2 three (3) bedroom layouts. The layouts consist of varying dwelling sizes consisting of 630, 1,008, 1,182, 1,343 and 1,611 square feet. The previously submitted elevation plans indicate that the dwellings will be sided with board and batten siding and split face block will be used for the foundation above grade. The petitioner previously indicated that the development would be constructed in two (2) phases. Phase I consisting of approximately 5.99 acres containing 25 single family detached residential lots was approved by the Planning Commission in July 2018 and recorded. The second phase is under development and involves the construction of Magnolia Creek Circle and Magnolia Way. The configuration of the remaining lots and floor plan designs in Phase II are currently under review by the developer in conjunction with their engineer and surveyor. Mr. Young stated that it is the opinion of the Planning Department that the Preliminary Plat/Final RAO Plan as previously approved should be extended for an additional six (6) months as requested to allow for the completion of a Revised Preliminary Plat/Amended Final PRD plan to be submitted for consideration by the Planning Commission. Leslie Sullins Draper made the motion to approve the request as recommended by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. COOKEVILLE PLANNING COMMISSION 15 JULY 22, 2019 STUDY ITEMS: (1) CONSIDER FOR STUDY PRELIMINARY PLAT OF WEST TOWNE VILLAGE, 55 SINGLE FAMILY DETACHED LOTS LOCATED OFF BROADWAY AVENUE. REQUEST SUBMITTED BY BERNHARDT CONSTRUCTION. Eric Walker made the motion to accept the item for study. Leslie Sullins Draper seconded the motion and the motion carried unanimously. APPROVED. STAFF REPORTS: (1) MINOR PLAT APPROVALS: • DONOVAN GRIMWOOD LOT #1 RE-SUBDIVISION – 2 LOTS LOCATED ON WEST STEVENS STREET – AARON BERNHARDT • BUCKINGHAM PLACE LOTS 20 AND 20A LOT LINE ADJUSTMENT – 2 LOTS LOCATED ON BUCKINGHAM PLACE – LIVESAY AND BECK • CLARENCE PALK PORTION OF LOT 4 COMBINATION PLAT • QUIMBY DYER ADDITION LOTS 5 & 6 SUBDIVISION LOCATED ON ASH AVENUE AND SPRUCE AVENUE – ALEXANDER NELSON ADJOURNMENT: 7:03 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ JIM STAFNE, CHAIRMAN PLANNING STAFF COOKEVILLE PLANNING COMMISSION