Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES NOVEMBER 25, 2019 The Cookeville Planning Commission met on Monday, November 25, 2019 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Jim Cobb, Tracy Cody, Judy Jennings, Daniel Odom, James Stafne, Kay Starkweather, Chris Wakefield and Eric Walker MEMBERS ABSENT: Leslie Sullins Draper STAFF MEMBERS PRESENT: Jon Ward, Ken Young, and Haley Dickson STAFF MEMBERS ABSENT: James Mills OTHERS PRESENT: Ben Wheeler, Tom Sergio, Jerry Gaw, Dianna Collins, and Neil Patel ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for the meeting. 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 OCTOBER 28, 2019. Daniel Odom made the motion to approve the minutes of October 28, 2019. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION FINAL PLAT OF KRISHNA HOSPITALITY PARTNERS PROPERTY, 2 LOTS LOCATED AT 970 SOUTH JEFFERSON AVENUE. REQUEST SUBMITTED BY BOB VICK ON BEHALF OF NEIL PATEL AND THE KRISHNA HOSPITALITY PARTNERSHIP. Jon Ward stated that Mr. Neil Patel with Krishna Hospitality Partnership has submitted for approval the Final Plat of the Krishna Hospitality Partnership Property, a two (2) lot commercial development located at 970 South Jefferson Avenue which is currently the location of the Quality Inn hotel. The property has rear access to an unnamed private driveway that serves four (4) government office buildings. Although there are only two (2) lots proposed, there were several infrastructure improvements that required full Planning Commission consideration. Analysis: The subject property is identified on Tax Map 066 as Parcel 047.00 and contains approximately 5.42 acres. The property is zoned CG (General Commercial) as are adjacent properties. The proposed Lot 2 has frontage on the unnamed permanent vehicular access easement and the developer has improved this approximately 50’ wide by 180’ section to meet city street construction standards. This included widening the pavement to 20’, providing additional surfacing, and the construction of a sidewalk. This access easement will remain unnamed and Lot 2 is addressed as 440 Neal Street. (As noted by Codes Director Jeff Littrell this is necessary because the four (4) government office buildings it serves are all addressed off of Neal Street). A new five (5) foot wide by 125 foot long sidewalk has been constructed behind a new 240 feet long retaining wall adjacent to the eastern property line. This sidewalk was not extended south of the access point radius due to the location of existing utilities. Public Works stipulates that truncated domes must be installed at the end of the new sidewalk at the intersection of the private access easement. COOKEVILLE PLANNING COMMISSION 2 November 25, 2019 Twenty-one (21) parking spaces were also constructed adjacent to the eastern property line. A corresponding access/parking/utility easement north of the permanent access easement is shown on the plat. The new parking spaces are a minimum of twenty (20) feet from the current edge of pavement of the easement. This is sufficient area to back out of the proposed parking spaces and avoid backing into the easement. There is an existing fire hydrant on the western right-of-way of the access easement that will provide adequate fire protection coverage. The Electric Department required all conduit and pads installed as per CED specifications. Water Quality Control states that the easement for the water lines should stop at the retaining wall as the water lines west of the wall will both be private. A very small area at the northeast corner of the property is within the perimeter of Sinkhole Retention Area #48 and no development has encroached into this location. Otherwise, there are no other topographic constraints such as wetlands, streams or flood hazard areas indicated by available GIS data on this site. A new retention pond has been constructed at the northeast corner of the property. An executed and recorded “Storm Water Maintenance Agreement” must be submitted to Public Works prior to the plat being recorded. Recommendation: Conditional approval of the Final Plat subject to the following: • Developer shall install truncated domes as required by Public Works • Submission of the “Storm Water Maintenance Agreement” to Public Works • The easement for the water line must be correctly shown as required by the Water Quality Control • Developer shall provide all utility easements as required by the Electric, Gas and Water Quality Control Departments • 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 approve the request as submitted. Daniel Odom seconded the motion and the motion carried unanimously. CONDITIONAL FINAL PLAT APPROVED. CONSIDER FOR ACTION REVISED PRELIMINARY PLAT OF DOWNTON NORTH, 20 LOTS LOCATED AT 1180 EAST SPRING STREET AND 1227 & 1235 EAST HUDGENS STREET. REQUEST SUBMITTED BY JERRY C. GAW. Jon Ward stated that developer Jerry Gaw has submitted for approval a Revised Preliminary Plat of Downton North, now a 20 lot single family attached development of his property located between East Spring Street and East Hudgens Street across from Downton Square. A 19 lot plat was previously considered and approved at the June 24, 2019 Planning Commission meeting. Analysis: The subject property is identified on Tax Map 053L Group C as Parcels 11.00- 14.00. The property contains approximately 2.35 acres and is zoned CG, “General Commercial” as are the adjacent properties to the east and west. Section 221.3 of the Zoning Code stipulates that single family detached townhouses are allowed as a use permitted on review by the Planning Commission in the CG zone. The proposed development now consists of 19 building lots and Lot 20 will encompass the remaining common areas. Lots 1-13 will front East Hudgens Street and the City has agreed to allow additional on street parking in the right-of-way for these lots as shown on the plat. A new five (5) foot wide ADA compliant sidewalk (with easement) is proposed to be constructed on the subject property along East Hudgens Street. The remainder of COOKEVILLE PLANNING COMMISSION 3 November 25, 2019 the lots will front a new private street with the proposed name of Downton North. All of the units have been addressed on the new private street. New four (4) foot sidewalks are proposed for construction internally. There are 16 three bedroom units and three (3) two (2) bedroom units for a total of 54 bedrooms. Parking is calculated at 1.25 spaces per bedroom which comes out to a total requirement of 68 minimum parking spaces. All of the units have two (2) car garages. In addition, there are 54 surface parking spaces on the property and 16 on the East Hudgens Street right-of-way resulting in 91 total spaces. In addition to the increase to 20 lots, the plat depicts the creation of an additional access point to East Hudgens Street that has been approved by Public Works. This will create improved ingress and egress as well as traffic circulation within the development. The plat depicts the proposed location of a storm water detention pond as required by Public Works. The plat also depicts the proposed location of a dumpster for solid waste management. A central mailbox unit receptacle (CBU) is shown on the plat for mail pickup and delivery as required by the USPS. Each dwelling unit is to be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. There is an existing hydrant (2000+ GPM) located on East Hudgens Street in front of Lot 1. Proposed sewer and water connections need to be shown on the plat. Water for the lots will be public and sewer is to be private. 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. All of the property including the driveway, parking areas and other common areas and infrastructure components other than water 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. Recommendation: The Planning Department recommends conditional approval of the revised preliminary plat subject to the following: • Developer must submit drainage plans to Public Works • Utility pole and guy wire in proposed sidewalk on west side of the east entrance must be relocated • Developer must submit a grading plan and obtain a grading permit before beginning construction • Developer must submit a roadway construction plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 slopes • Developer must submit water (State approved) and sewer plans to the Water Quality Control Department and proposed connections and locations indicated on the plat • 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 COOKEVILLE PLANNING COMMISSION 4 November 25, 2019 Chris Wakefield made the motion to approve the request recommended by staff. Tracy Cody seconded the motion and the motion carried unanimously. CONDITIONAL REVISED PRELIMINARY PLAT APPROVED. CONSIDER FOR ACTION, REQUEST TO CLOSE, ABANDON AND DECLARE AS SURPLUS PROPERTY A PORTION OF WEST 14TH STREET LOCATED WEST OF AUTUMN AVENUE. REQUEST SUBMITTED BY DONNIE ELKINS. Jon Ward stated that Mr. Donnie Elkins has submitted a request to close, abandon and declare as surplus property a portion of West 14th Street, west of Autumn Avenue. Analysis: Mr. Elkins is requesting that the western terminus of West 14th Street, west of Autumn Avenue, be closed. As depicted on a submitted survey, this segment of West 14th Street consists of approximately fifty (50) linear feet of street, with a right-of-way width of approximately twenty-seven (27) feet for a total of 1,306 square feet. The right-of-way is contiguous with property owned by Mr. Elkins on all sides, identified as Parcel 001.00 on Tax Map 040J, Group A. The procedure for the closure and abandonment of streets or right-of-ways is specified in Title 16, Chapter 4 of the Cookeville Municipal Code. The procedure includes the following: • Submittal of written request and payment of fee • Submittal of survey • Confirmation that all affected property owners have been contacted and concur with the closure and abandonment (it is city policy that all adjoining property owners have the right to purchase, if closure and abandonment are approved, one-half the right-of-way along which the property is contiguous) • Review by applicable city departments • Review and approval of Planning Commission • Approval of City Council • Purchase of property based on a value established by the City Manager (any appraisal and/or recording costs to be paid for by the petitioner) All applicable city departments have reviewed the closure and abandonment request. A sewer line is located within this segment of West 14th Street right-of-way. The Water Quality Control Department requests that a twenty (20) foot utility easement be provided for the existing sewer line. Also, a water meter is located in the area, but plans are for that to be disconnected short of the property. Mr. Elkins has consulted with the Water Quality Control Department, and has discussed relocating the existing sewer line. All other applicable departments have no comments related to the request. Mr. Elkins has previously submitted a site plan to the City of Cookeville for a proposed multi- family development at 1209 North Willow Avenue. This site is located just north of the T-Mart located on the corner of West 12th Street and North Willow Avenue, and is zoned CL, Local Commercial. The site is currently being raised with fill material. Mr. Elkins purchased the home located at 162 West 14th Street, which is zoned RM8, Multi- Family Residential, and combined this with his existing property to incorporate within the proposed development. The total acreage of the property is approximately 6.6 acres. With the acquisition of the home at 162 West 14th Street, Mr. Elkins is the only property owner affected by the request. An analysis of the surrounding property values provides a value of $3.08 COOKEVILLE PLANNING COMMISSION 5 November 25, 2019 per square foot. This value is determined by the land market value as included in the real estate assessment data. The petitioner does have the option to provide a market appraisal of the property to establish the value. Recommendation: Approval of the request for closure and abandonment and declaration as surplus property the portion of the right-of-way identified on the provided survey, subject to the retention of an easements 20 feet in width on either side of any existing sewer line. Kay Starkweather made the motion to approve the request recommended by staff. Jim Cobb seconded the motion and the motion carried unanimously. STAFF RECOMMENDATIONS APPROVED. CONSIDER RESCHEDULING THE DECEMBER 23rd MEETING DATE TO DECEMBER 16th. REQUEST SUBMITTED BY STAFF. Jon Ward stated that due to the Christmas and New Year’s Holidays, the Planning Department request that the December 23rd meeting be rescheduled for December 16th. Tracy Cody made the motion to approve the request to reschedule the December Planning Commission date. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. STUDY ITEMS: (1) CONSIDER FOR STUDY, REQUEST TO CLOSE, ABANDON AND DECLARE AS SURPLUS PROPERTY A PORTION OF WEST 14TH STREET LOCATED WEST OF AUTUMN AVENUE. REQUEST SUBMITTED BY DONNIE ELKINS. Eric Walker made the motion to accept the items for study. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. STAFF REPORTS: (1) MINOR PLATS APPROVED & RECORDED: • BRADLEY PARK LOTS 15/16 LOT LINE ADJUSTMENT – TWO (2) LOTS LOCATED AT DENTON AVE AND BRADLEY DRIVE – BARBARA LOFTIS (ESTATE) • BIRDWELL, FRED PROPERTY RE-DIVISION LOTS 1& 2 – THREE (3) LOTS LOCATED AT NORTH FERGUSON AVENUE – FRED BIRDWELL, CASEY FOX AND JOE GRAY • BULLOCK-SALEM DIVISION – TWO (2) LOTS LOCATED AT SALEM CHURCH ROAD – ELISHA EVANS (2) PEDESTRIAN AND BICYCLE CIRCULATION PLAN UPDATE ADJOURNMENT: 5:45 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ HALEY DICKSON JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION