Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES October 26th, 2020 The Cookeville Planning Commission met on Monday, October 26th, 2020 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Jim Cobb, Tracy Cody, Judy Jennings, Jim Stafne, Kay Starkweather, Chris Wakefield & Eric Walker. MEMBERS ABSENT: Leslie Sullins. STAFF MEMBERS PRESENT: Jon Ward, Ken Young James Mills & Haley Dickson. STAFF MEMBERS ABSENT: None. OTHERS PRESENT: Ben Wheeler, Aaron Bernhardt, Larry Stone, Andy Milton, Seth Milton, Yale Rice, Kevin Sergent, Wesley Sergent & Taylor Dillehay. ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for the meeting. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Jon Ward recommended removing Action Item 4 due to no electronic meeting being held. Eric Walker 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 SEPTEMBER 28TH, 2020. Chris Wakefield made the motion to approve the minutes of September 28th, 2020. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION AMENDING THE MINUTES OF THE AUGUST 24TH, 2020 PLANNING COMMISSION MEETING. REQUEST SUBMITTED BY STAFF. The Planning Department discovered an error on the minutes of the August 24, 2020 Planning Commission meeting. Mr. Daniel Odom was listed as voting aye on item nine (9), rezoning of 1940 East Spring Street from CG, General Commercial to QM, Quarry Mining. Mr. Odom was not present at the meeting. The minutes have been revised to reflect the correct vote from the members in attendance. The Planning Department recommends the Planning Commission approve the revised minutes. Kay Starkweather made the motion to approve the request recommended by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER A RESOLUTION, DETERMINING THAT, DUE TO THE COVID-19 PANDEMIC, MEETINGS OF THE COOKEVILLE MUNICIPAL PLANNING COMMISSION SHALL BE BY ELECTRONIC MEANS AS PERMITTED BY EXECUTIVE ORDER NO. 16, NO. 32, NO. 51 & NO. 60. Item removed from agenda. CONSIDER FOR ACTION THE REZONING OF 7.68 ACRES OF A PARCEL LOCATED ON TENNESSEE AVENUE (TAX MAP 064 074.00) FROM COMMERCIAL INDUSTRIAL MIXED USE (CI) TO HEAVY MANUFACTURING (HM). REQUEST SUBMITTED BY THE CITY OF COOKEVILLE. Jon Ward stated that The City of Cookeville has submitted a request to rezone property located on Tennessee Avenue and Bob Gentry Road from CI, Commercial- Industrial Mixed Use to HM Heavy Manufacturing. Analysis: The subject property is further identified as a portion of Parcel 074.00 on Tax Map 064. The area consists of approximately 7.68 total acres. The property is owned by the City of Cookeville and was acquired as part of the Academy Sports and Outdoors Distribution Center Project. COOKEVILLE PLANNING COMMISSION 2 OCTOBER 26, 2020 The HM District is intended for heavy industrial uses and establishments involved in the basic processing and manufacturing of materials or projects predominately from extracted or raw materials. Commercial and service uses in support of industrial uses are also permitted in the district. The City of Cookeville is currently working with a business prospect to locate on the property. The proposed use is permitted by right in both the LM, Light Manufacturing and HM, Heavy Manufacturing Zoning Districts. Section 205.7C of the Zoning Code requires all parking areas and driveway areas to by surfaced with cement concrete or asphaltic concrete. The prospect will be required to surface all parking areas between the street frontage and any proposed structures driveways to access the facility but would maintain a gravel area for production and eventually surface this area at a later time. Section 205.7H of the Zoning Code provides an exception to paving requirements for areas other than the areas between the structure and any street frontage in the HM District. The primary access to the property will be along Tennessee Avenue. Tennessee Avenue is a City street classified as a Minor Arterial Street. A portion of Tennessee Avenue located south of Interstate 40 was improved through a State Industrial Access (SIA) project for Academy Sports Distribution Center. The improvements terminated approximately 700 feet from the northern boundary of the proposed rezoning. Tennessee Avenue will need improvements from the terminus of the SIA to access the property. City officials are evaluating what improvements will be necessary, including widening lanes and providing a stone base and asphalt surface to accommodate truck traffic. Sewer service ends approximately 2,000 feet from the property. The user does not require sewer service and plans to utilize a subsurface sewage disposal system (septic system) for restroom facilities until such time that sewer is extended to serve the property. Water service is provided by Cookeville Boat Dock Utility District. Representatives from Cookeville Boat Dock Utility District confirm that the property is served by a six (6) inch water line that connects from a master meter from a City of Cookeville thirty (30) inch water line. Sufficient pressure and flow to support fire protection and the operation is available. The City of Cookeville will deed restrict the property prior to transfer to prohibit undesirable uses allowed in the HM District. These will include Septic Tank Cleaning, Stockyard and Feed lot, Truck Repair Service, Truck Stop, Auto Wrecker Service Storage Yard, Foundry, Quarries, Salvage Yards, Rebuildable Wrecks and Auto Wrecker Storage Yards. Recommendation: Approval of the rezoning to HM, Heavy Manufacturing Jim Cobb made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE REZONING OF 1525, 1551& 1571 BUNKER HILL ROAD FROM RS-15 (SINGLE FAMILY RESIDENTIAL) TO RS-10 (SINGLE FAMILY RESIDENTIAL). REQUEST SUBMITTED BY TAYLOR DILLEHAY ON BEHALF OF KEVIN SERGENT. Jon Ward stated that Mr. Taylor Dillehay with Whittenburg Land Surveying submitted a rezoning request on behalf of property owner Mr. Kevin Sergent to rezone property located on Bunker Hill Road from RS-15, Single Family Residential to RS-10 Single Family Residential. Analysis: The subject property is identified as Parcel 83.01 and portions of Parcels 83 and 85 on Tax Map 83, located at 1531, 1551, 1571 and 1601 Bunker Hill Road. The site is currently vacant and consists of approximately 5.19 acres. The property is contiguous with properties zoned as RS-10 to the north, and east, RS-15 to the south and the western boundary is the Cookeville City limits. COOKEVILLE PLANNING COMMISSION 3 OCTOBER 26, 2020 The RS-15 District is intended to provide a low-density residential environment in areas where public wastewater services are available. The RS-10 District is intended to provide a low to moderate density single-family residential environment where public wastewater services are available. The primary difference between the RS-15 and RS-10 zoning districts is the minimum land area requirement per dwelling unit. The RS-15 district requires 15,000 square feet and the RS-10 requires 10,000 square feet. Both districts are generally limited to single family detached residential uses. Public wastewater services are available to the subject properties. Mr. Dillehay submitted an exhibit draft subdivision plan for the property with the rezoning request. A total of 15 lots for single family detached dwellings are depicted on the plan. On the 5.19-acre property this represents an average density of approximately 15,071 square feet per dwelling unit. The minimum lot sizes range from 10,847 square feet to 26,100 square feet. The exhibit maintains two (2) points of ingress/egress on Bunker Hill Road, with all lots served by a proposed interior street. At the September 24, 2018 Planning Commission meeting, the Planning Commission recommended for approval a request to rezone from RS-15 to RS-10 approximately 7.5 acres of property located adjacent to Mr. Sergent’s property to the north. The Cookeville City Council also approved the request, and the rezoning is effective. The Cabot Lane subdivision, a 16-lot single family detached development was approved at the July 27, 2020 Planning Commission meeting for that property. The Planning Department has received calls and emails regarding the rezoning, most mention traffic on Bunker Hill Road. Current traffic counts provide an Average Annual Daily traffic of 1,629 vehicles on Bunker Hill Road just north of the intersection with West Cemetery Road and 2,499 vehicles per day just south of the intersection of Bunker Hill Road and West Davis Road. The 2017 Major Street Plan Update prepared by the City by WSP through a TDOT community transportation planning grant provided an analysis of Bunker Hill Road within the Cookeville City Limits. The existing level of service for the segment of Bunker Hill Road where the rezoning is proposed is LOS C. The 2040 no build projection level of service is also LOS C. LOS C is considered adequate. The subject property was annexed in 1984. The Cookeville 2030 Plan primarily depicts the property as being suitable for lower density residential development. It is noted in the 2030 Plan that to accommodate anticipated growth, significant portions of the land area will have to be rezoned when the appropriate infrastructure is available. The Planning Commission denied a request to rezone the property from RS-15, Single family Residential to RS-5 Single Family Residential as recommended by the Planning Department at the May 20, 2019 Planning Commission meeting. The Planning Department had concerns with piecemeal increases in density and the complexity of development at the RS5 density in a small area. The proposed area borders RS-10 zoned properties to the north and east. The Planning Department feels rezoning to RS-10 is consistent with the development patterns in the area. Recommendation: Approval of the rezoning request to RS-10, Single-Family residential District Kay Starkweather expressed that she has an issue with traffic on Bunker Hill Road. She stated that the speed is concerning on Bunker Hill with the way the road aligns with Messenger Road and White Road. Jim Cobb stated that he believes that there should be no driveway cuts on Bunker Hill and asked if the density in the previous zoning of RS15 is the same as the proposed rezoning of RS10. Jon Ward responded yes; the rezoning allows flexibility for lots with some being larger since it is an odd shaped parcel. James Mills stated that the developer will have all driveways accessed off the new street. COOKEVILLE PLANNING COMMISSION 4 OCTOBER 26, 2020 Chris Wakefield made the motion to approve the request recommended by staff. Jim Cobb seconded the motion. Votes: Jim Cobb – aye, Tracy Cody – aye, Judy Jennings – aye, Jim Stafne – aye, Kay Starkweather - nay, Chris Wakefield – aye & Eric Walker – aye. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF WESTFIELD COURT, SIX (6) LOTS LOCATED AT 461 WEST STEVENS STREET. REQUEST SUBMITTED BY ANDY MILTON. Jon Ward stated that Developer Mr. Andy Milton on behalf of property owner Michael Cunningham has submitted for approval a preliminary plat of Westfield Court, a six (6) lot single family attached development of his property located on West Stevens Street. This proposal was taken for study by the Planning Commission at the September 28, 2020 meeting. Analysis: The subject property is vacant and is identified on Tax Map 53I Group A as Parcel 19.00 and contains approximately .37 acres. The property is zoned RM-14, “Multi-family residential” as are adjacent properties to the east and west. The Citizens Telecommunications property to the north is zoned CL, “Local Commercial”. Section 216.3 of the Zoning Code stipulates that single family attached dwellings (townhouses) are allowed in the RM-14 zone as a use permitted on review, subject to the submission of a plat in accordance with the Cookeville Subdivision Regulations. The development consists of five (5) single family attached building lots and the construction of a private street with four (4) foot wide interior sidewalks and installation of utilities. Lot 6 is the remaining common area and is not a building lot. A new five (5) foot wide ADA compliant sidewalk is required to be constructed on West Stevens Street. A new private street is proposed as Westfield Court to provide access off West Stevens Street. The developer must submit drainage and street construction plans to the Public Works Department. Public water service will connect to the existing six (6) inch water line located in the right-of-way of West Stevens Street and the lots will be served by a gang meter vault set near the street right-of-way that will require an easement. Private sewer will connect to the existing eight (8) inch gravity sewer main also located in the street right-of-way. (Sewer availability was approved in writing by Water Quality Control on September 8, 2020). The developers must submit state approved water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. There is one (1) existing hydrant located approximately 105 feet to the west near the intersection of West Stevens Street and Carr Avenue and all of the dwelling units will have 303D residential sprinkler systems. The developer has advised that Scott Nicholson with CES is in the process of preparing all required engineering plans for the development including storm water drainage features. A decision has not yet been made concerning trash pickup. All common areas, streets, sewer and other infrastructure improvements are 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. Recommendation: Conditional approval of the Preliminary Plat subject to the following: • Developer shall schedule a digital pre-construction review with the Planning Department in tandem with a site plan review with the Codes Department • Developer understands and agrees that all right-of-ways must be cleared prior to installation of utilities • 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 COOKEVILLE PLANNING COMMISSION 5 OCTOBER 26, 2020 • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must submit state approved water and sewer plans to the Water Quality Control Department (WQC) • Developer to provide an easement for the gang meter vault as required by WQC • Developer must work with Public Works to make arrangements for trash pickup • 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 • 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 recommended by staff. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. CONSIDER FOR ACTION THE REZONING OF A PORTION OF A PARCEL LOCATED ON NEAL STREET & EAST VETERANS AND NEAL STREET, SOUTH MAPLE AVENUE & OLD WALTON ROAD (TAX MAP 066 PARCEL 032.00) FROM CR (REGIONAL COMMERCIAL) & RS-15 (SINGLE FAMILY RESIDENTIAL) TO CG (GENERAL COMMERCIAL). REQUEST SUBMITTED BY AARON BERNHARDT. Jon Ward stated that Mr. Aaron Bernhardt, on behalf of property owners Jeanette Gaw and Jared Smith, has submitted for consideration a request to rezone from CR, Regional Commercial and RS15, Single Family Residential to CG, General Commercial property located on Neal Street and East Veterans Drive and Neal Street, South Maple Avenue and Old Walton Road. Analysis: The subject property is identified as a portion of Parcel 32.00 on Tax Map 66. The property submitted for rezoning consists of two areas included in the same parcel separated by City streets. One portion is located on the western side of Neal Street, extending to East Veterans Drive. The other portion is located in a triangle area located south of Neal Street, east of South Maple Avenue and west of Old Walton Road. The western area consists of approximately 18.1 acres and the eastern area consists of approximately 21.3 acres. The total area included in the rezoning request consists of approximately 39.4 acres. The western area between Neal Street and East Veterans Drive is contiguous with properties zoned as CG, General Commercial to the west and south, CG General Commercial and CR Regional Commercial to the east, and CR, Regional Commercial to the north. The eastern triangle of property is contiguous with CG, General Commercial to the west, CR, Regional Commercial to the north, CR, Regional Commercial and RS15 Single Family Residential to the east and CR, Reginal Commercial to the south. Both areas are current vacant property. The CR District is intended for medium to large scale commercial uses of a regional nature. A primary purpose of the CR District is to preserve areas for large scale retail development. A much broader range of uses are permitted in the CG District. Various types of residential uses, including multi-family residential, are also allowed in the CG zone but not in the CR. The Future Land Use Concept Plan element of the Cookeville 2030 Plan depicts the area as best suited for Regional Commercial and Mixed Use, Commercial/Residential. The CG District is compliant with the Future Land Use Plan designation. COOKEVILLE PLANNING COMMISSION 6 OCTOBER 26, 2020 The Planning Commission recommended approval of similar rezoning actions in the area at the November 22, 2017 and January 22, 2018 meetings. Both actions were requested due to significant topographical constraints, including significantly steep slopes and sinkholes. Also, portions of the areas are impacted by existing caves discovered through geotechnical studies. The developers have submitted this request claiming the same limitations. The petitioner has requested rezoning to provide for greater flexibility for development, including residential development permitted in the CG District. The eastern triangle is a more environmentally sensitive area. This area contains sinkholes and shallow caves discovered by geotechnical studies conducted for the South Maple Avenue improvement project and other geotechnical studies that have been conducted in the area. The Planning Department has concerns with rezoning the triangle without further study to determine how the karst topography would impact development of the site. After discussions with Mr. Bernhardt regarding the environmental concerns the Planning Department has with the rezoning and the karst topography of the eastern triangle, Mr. Bernhardt has submitted a request to withdraw the eastern triangle from consideration from the rezoning at this time. In the opinion of the Planning Department, this area can be better protected through the PRD, Planned Residential Development, or PCD, Planned Commercial Development Zoning Districts. Recommendation: Approval of rezoning the western 18.1 acres. Chris Wakefield made the motion to approve the request recommended by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE FINAL PLAT OF THE TWIN OAKS SUBDIVISION, THREE (3) LOTS LOCATED AT CORA ROAD AND RACHEL LANE. REQUEST SUBMITTED BY CHRISTOPHER CLINTON. Jon Ward stated that Property owners Christopher and Carrie Clinton have submitted for approval a Final Plat of the Re-division of Lots 11 and 12 (P/O) of the Twin Oaks Subdivision, a three (3) lot subdivision of their property located at the corner of Cora Road and Rachel Lane. Analysis: The property proposed for development is identified on Tax Map 039K Group C as Parcel 010.00 which is a vacant and contains approximately 1.75 acres. The property is zoned RS- 15, “Single family residential” as is the adjacent property to the east. The property to the north is zoned RD, “Single and two-family residential”. As per the Subdivision Regulations, the proposal does not require prior preliminary plat approval due to the fact it contains less than 10 lots, and all infrastructure is existing. Water Quality Control has confirmed there is capacity to serve the proposed lots which will connect to the eight (8) inch gravity sewer line located in the right-of-way of Rachel Lane. There is a six (6) inch waterline located in the rights-of-way of both roads and a hydrant is located near the intersection of Cora Road and Rachel Lane that is within the required proximity to serve the lots. The lots are 25’ from the centerlines of the streets so no further dedication is required for future road improvements. Per Article VI Section J of the Subdivision Regulations new sidewalks are not required for subdivisions fronting existing streets There are no natural geographic constraints on the property, such as sinkholes, wetlands or special flood hazard areas. Recommendation: Conditional approval of the final plat as submitted, subject to additions and corrections as requested by the Planning Department and/or other appropriate city departments. Kay Starkweather made the motion to approve the request recommended by staff. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED. COOKEVILLE PLANNING COMMISSION 7 OCTOBER 26, 2020 CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT OF BROOK VIEW SUBDIVISION, 16 LOTS LOCATED OFF BROOK VIEW DRIVE & CORA ROAD. REQUEST SUBMITTED BY ERB PROPERTIES, LLC. Jon Ward stated that Mr. Harold Brown with ERB Properties has submitted a request for a six (6) month extension of his Brook View Subdivision Preliminary Plat, which is a 16-lot single family detached subdivision located off Cora Road. The Preliminary Plat was approved by the Planning Commission on October 28, 2019 for a period of one (1) year. Analysis: As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, a six (6) month extension can be applied for by the developer and granted by the Planning Commission provided a $50.00 fee is submitted with the request. Mr. Brown submitted the fee along with his written request for an extension. No work has begun to install improvements on the site, nor have any changes been made to the plat since the preliminary plat was approved. Recommendation: Approval of the request for a six (6) month extension of the preliminary plat subject to all conditions as established by the Planning Commission on October 28, 2019. Tracy Cody made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION A VARIANCE FOR A FLAG LOT AND FINAL PLAT FOR STEVE & MELISSA TIEBOUT PROPERTY, TWO (2) LOTS LOCATED AT 1205 NORTH MAPLE AVE. REQUEST SUBMITTED BY STEVE & MELISSA TIEBOUT. Jon Ward stated that Property owners Steve and Melissa Tiebout have submitted a request for a variance to allow the creation of one (1) flag lot and final plat approval of the Steve and Melissa Tiebout Property located at 1205 North Maple Avenue. Analysis: The property is identified as Parcel 015.00 on Tax Map 040K Group J and consists of approximately .97 acres. The site is zoned RS-10 “Single family residential” as are as all the adjacent properties. The parcel contains one (1) existing single-family residential structure and a detached garage. A flag lot is defined in the Subdivision Regulations as “a lot which is accessed by a strip of land of a width less than the required street frontage and which is located behind another lot which meets the required street frontage.” Article X Section G of the Subdivision Regulations specifies that flag lots shall be permitted only for existing lots of record and upon the approval of a variance by the Planning Commission subject to the following conditions: a. The parcel of land proposed for subdivision to include a flag lot shall have depth to width ratio exceeding 2:1. b. No access strip shall be less than 25 feet in width for its entire length. c. The access strip shall provide access for only one lot and shall be deeded and platted as a part of the building site. No building or structure shall be located in the access strip. d. The access strip shall not exceed 500 feet in length and no more than two access strips shall be located side-by-side. e. The point where the access strip abuts the public street shall be safe for vehicular ingress and egress as far as visibility and grade are concerned since, unlike conventional lots, flag lots have no other alternatives for driveway locations. f. All required building setbacks shall apply and be measured from the boundaries of the portion of the lot excluding the access strip. COOKEVILLE PLANNING COMMISSION 8 OCTOBER 26, 2020 g. The developer shall restrict the flag lot from further subdivision unless a street meeting all requirements, including right-of-way, is constructed. Said restriction shall be placed on the Final Plat. In no case shall a flag lot be used to avoid constructing a street to the required standards. The property is served by an existing 10-inch water line located in the East 12th Street right-of-way and a two (2) inch line located in the North Maple Avenue right-of-way. In addition, there is an existing hydrant located at the intersection of the streets which is well within the proximity required to serve the new lot. (It should be noted that the Tiebout’s own the lot at the corner of North Maple Avenue and East 12th Street in case a waterline easement is required to connect the new lot to the 10- inch waterline). Sewer is available to connect to the existing eight (8) inch gravity main located in the North Maple Avenue street right-of-way. The subject property is 30’ from the street centerline so no additional right-of-way dedication is required. Current GIS data indicates that no portion of the subject property is located within a Special Flood Hazard Area and no area of the property is in a Sinkhole Retention Area. Recommendation: It is the opinion of the Planning Staff that the petitioner has met the criteria for a flag lot and therefore recommends that the variance be granted. Planning Staff recommends conditional final plat approval subject to any additions and/or corrections as required by the Planning Department and/or other city departments. Jim Cobb made the motion to approve the request recommended by staff. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED. Staff Reports: Minor Plats Approved & Recorded: • Bilbrey Park Re-Division of Lots 54 & 55, two (2) lots located at 1615 & 1625 Bennie Drive – Andrew Jestes and David & Brenda Netherton • Honeybrook Lot #8 Re-Division, two (2) lots located at 1576 Flintwood Ave & Brookdale Ave – Daniel Deason • Whitson, Kayd Division, two (2) lots located at 731/741 North Franklin Avenue – Kayd Whitson • Dealmakers – Willow Avenue Re-Division of Tract 1, one (1) lot located at S Willow Ave & County Services Drive – Dealmakers (Larry Burgess) • Honeybrook Lots 8A & 27 Property Line Revision, two (2) lots located at 1576/1586 Flintwood Ave – Daniel Deason & Ann Young • Wade, Phoebe Re-Division of Lot 1, two (2) lots located at 80 County Farm Road – Phoebe Wade ADJOURNMENT: 6:11 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ HALEY DICKSON JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION