Planning Commission
Regular MeetingCookeville, TN · February 22, 2021
Minutes
COOKEVILLE PLANNING COMMISSION
MINUTES
FEBRUARY 22, 2021
The Cookeville Planning Commission met on Monday, February 22nd, 2021 at 5:30 p.m., in the
Council Chambers, 45 E. Broad Street, Cookeville, Tennessee.
MEMBERS PRESENT: Jim Cobb, Chad Gilbert, Judy Jennings, Lauren Metts, Jim Stafne, Kay
Starkweather, & Leslie Sullins.
MEMBERS ABSENT: Eric Walker & Jim Woodford.
STAFF MEMBERS PRESENT: Jon Ward, Ken Young & Haley Dickson.
STAFF MEMBERS ABSENT: James Mills.
OTHERS PRESENT: Jayne Barnes, Kevin McBroom, Judy Greenwood, Lavern Hix & Tyler Brown.
ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for
the meeting.
CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Jon Ward suggested that
action item three be removed from the agenda. Kay Starkweather made the motion to approve the
agenda as submitted. Leslie Sullins seconded the motion and the motion carried unanimously.
APPROVED.
CONSIDER FOR APPROVAL THE MINUTES OF JANUARY 23RD, 2021. Leslie Sullins
made the motion to approve the minutes of January 23rd, 2021. Kay Starkweather 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, NO. 65, NO. 71 & NO. 73.
Jim Cobb made the motion to remove this action item from the agenda. Kay Starkweather seconded
the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION AMENDMENTS TO THE OFFICIAL STREET MAP.
REQUEST SUBMITTED BY STAFF. Jon Ward stated that Amendments to the Official Street
Map are necessary due to the construction of four (4) new streets and abandonment of a portion of
one (1) street since April of 2019. Approximately 3,904 lineal feet or 0.74 miles of streets are
proposed for addition to the Official Street Map and small portion of a city street was closed. The
purpose of the Official Street Map is to depict the streets for which the City of Cookeville is
responsible for maintenance and to reflect the official names of these streets.
Analysis: The recommended amendments are included in your information packet. Bishop
Lane, Cottage Way, Fenbrook Way and Hemlock Circle were constructed as part of new
subdivision developments. Approximately 35 feet of West 14th Street, west of Autumn Avenue was
closed and declared as surplus property and purchased by the adjoining property owner.
Recommendation: Approval of amendments to Official Street Map.
Leslie Sullins made the motion to approve the request recommended by staff. Kay Starkweather
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT
OF LANDMARK COURT, 19 SINGLE-FAMILY ATTACHED LOTS LOCATED ON EAST
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10TH STREET. REQUEST SUBMITTED BY JERRY GAW. Jon Ward stated that Mr. Jerry
Gaw and Mr. Aaron Bernhardt have submitted a request for a second six (6) month extension of
their Landmark Court Preliminary Plat, which is a 19-lot single family attached subdivision located
off East 10th Street. A resubmitted Preliminary Plat was approved by the Planning Commission on
August 26, 2019 for a period of one (1) year. A six (6) month extension was granted on August 24,
2020.
Analysis: As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, up
to two (2) six (6) month extensions can be applied for by the developer and granted by the Planning
Commission provided a $50.00 fee is submitted with the request. The developers have submitted
the fee along with a written request for an extension. A significant amount of work has occurred on
the site and there have been no changes made to the plat since the preliminary plat was reapproved
in August 2019.
Recommendation: Approval of the request for a second six (6) month extension of the
Preliminary Plat subject to all conditions as established by the Planning Commission on August 26,
2019.
Jim Cobb made the motion to approve the request recommended by staff. Leslie Sullins seconded
the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION A VARIANCE FOR A FLAG LOT FOR STEVENS RENTALS,
LLC, TWO (2) LOTS LOCATED ON WHITSON AVE. REQUEST SUBMITTED BY
STEVENS RENTALS, LLC. Ken Young stated that Property owner Stevens Rentals, LLC
has submitted a request for a variance to allow the creation of one (1) flag lot and final plat approval
of the Stevens Rental Whitson Avenue Division Final Plat located at 249 Whitson Avenue.
Analysis: The property is identified as Parcel 013.00 on Tax Map 053K Group G and consists
of approximately .52 acres (22,651 square feet). 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 structure that are both shown on Lot 2 on the plat. The rear of the property
abuts an unnamed and undeveloped public alley.
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.
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.
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The property is served by an existing six (6) inch water line located in the street right-of-way. In
addition, there is an existing hydrant located at approximately 196’ from the property in the east
right-of-way on Whitson Avenue to the south. Sewer is available to connect to the existing eight (8)
inch gravity main located in the North Maple Avenue right-of-way. However, Water Quality
Control stipulates that this will most likely require a sewer grinder pump to connect Lot 1. In
addition, the surveyor has been advised that a note must be added to the plat stating, “the depth of
the sewer lateral shall be determined prior to establishing the finished floor elevation and the use of
a grinder pump may be required.” The subject property is 25’ 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.
Kay Starkweather made the motion to approve the request submitted by staff. Chad Gilbert
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE FINAL PLAT OF RAELYN COURT, 13 LOTS LOCATED
OFF BAY VIEW DRIVE. REQUEST SUBMITTED BY BROWN INVESTMENT
PROPERTY. Jon Ward stated that : Mr. Aaron Tyler Brown has submitted a Final Plat for Raelyn
Court, a thirteen (13) lot single family detached development of his property located off Bay View
Drive.
Analysis: The subject property is located at 1419 Bayview Drive, further identified as Parcel
034.00 on Tax Map 096, and consists of approximately 8.06 acres. The property is zoned RS-20,
Single Family Residential and is contiguous with properties zoned as RS-20 on all sides. A single-
family structure is located on the property and a detached structure previously shown on the
preliminary plat has since been removed. The Preliminary Plat was approved by the Planning
Commission on February 25, 2019 and six (6) month extensions were granted on February 24, 2020
and August 24, 2020. Other than the removal of the detached structure there have been no other
significant changes made to the plat.
The development consists of thirteen (13) lots and depicts the creation of a new street named
Raelyn Court that extends approximately 1,085 feet and terminates in a cul-de-sac. New four (4)
foot wide sidewalks are proposed to be installed along the western side of the new street that must
comply with ADA standards. Public Works has notified the developer they may submit a financial
guarantee in the form of a letter of credit in the amount of $22,000 to guarantee the completion of
the sidewalks. This guarantee may be for a period of up to five (5) years. Public Works also has
stipulated that the developer submit a letter of credit in the amount of $44,015 to guarantee
completion of the remainder of the street construction. The developer has paid $150 to Public
Works for a street sign and a stop sign and have paid $22,000 in the form of a cashier’s check to
pay for the final street surfacing. A variable width drainage easement has been provided at the rear
of all lots as required by Public Works.
The Water Quality Control Department requires the submittal of “as-built” plans for water sewer,
and fire hydrants. In addition, the department advises that there will be a final inspection and minor
corrections may be required. There are no Special Flood Hazard Areas or sinkholes identified by
the available GIS data for the property. The Electric Department reports that conduits have been
installed and requests that 15-foot-wide utility easements be provided along Bay View Drive and
both sides of the new cul-de-sac.
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As the street, sidewalks and utilities are to be dedicated to the City of Cookeville, the developer is
required to submit a letter of credit in the amount of $10,000 for a period of two (2) years as a
Warranty of Improvements.
Recommendation: Conditional approval of the final plat subject to the following:
Developer must submit a financial guarantee in the form of an irrevocable letter of credit in the
amount of $44,015 to guarantee the completion of the street construction as stipulated by Public
Works
Developer shall submit a financial guarantee in the form of an irrevocable letter of credit (up to
five (5) years) to guarantee the completion of the sidewalks in the amount of $22,000 as
required by Public Works
Developer must provide 15-foot-wide utility easements along Bay View Drive and both sides of
the new street as required by the utilities
Developer must submit water, sewer and fire hydrants “as-built” plans to the Water Quality
Control Department
Developer shall submit a two (2) year irrevocable letter of credit as a Warranty of
Improvements (timing to be coordinated with the Planning Department)
Completion of corrections or additions to the plat as determined necessary by the Planning
Department and/or other appropriate city departments
Leslie Sullins made the motion to approve the request as submitted by staff. Kay Starkweather
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE FINAL PLAT OF BRIGHTON PARK, 14 LOTS
LOCATED AT 625 EAST 10TH STREET. REQUEST SUBMITTED BY DONNIE SUITS
ON BEHALF OF CAPITAL COMMUNITIES, LLC. Jon Ward stated that Mr. Donnie Suits
of Capital Communities, LLC has submitted a Final Plat of Brighton Park, a fourteen (14) lot single
family attached development of his property located on East 10th Street.
Analysis: The subject property is identified on Tax Map 040N, Group D, as Parcel 001.01 and
consists of approximately 1.57 acres. The property is zoned CN, Neighborhood Commercial, and is
bordered by CN Neighborhood Commercial zoning on the east, north and west and RS-15, Single
Family Residential to the south. Section 220.3 of the Zoning Code stipulates that single family
attached dwellings (townhouses) are allowed in the CN zone as a use permitted on review, subject
to the submission of a plat in accordance with the Cookeville Subdivision Regulations. A
Preliminary Plat was granted conditional approval by the Planning Commission of February 25,
2019 and six (6) month extensions were granted on February 24, 2020 and August 24, 2020.
The development consists of thirteen (13) single family attached building lots and the construction
of a private street with installation of utilities. The development is accessed off East 10th Street.
Public Woks has agreed to allow the developer to pay $3,400 into the sidewalk in lieu of
construction fund due to the topography along East 10th Street. Lot fourteen (14) is the remaining
common area and is not a building lot. An interior private street named Brighton Park Place has
been constructed through the binder stage for access to the townhouses. This street required a
turnaround area for utility and safety vehicles which was approved by Public Works and the Fire
Department. New four (4) foot wide interior sidewalks have been constructed along the fronts of the
townhomes. Public Works requires the street construction be completed, inspected and approved.
The eastern portion of the property is dissected by an existing stream and the plat depicts a FEMA
designated Special Flood Hazard Area (SFHA) traversing the property. The floodplain area is
included within the common area of the development and all the dwelling units are located outside
of the depicted SFHA. A thirty-foot-wide stream buffer is shown on the plat as required by Public
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Works. There is a 20-foot-wide sewer easement located within the stream buffer. Public
Worksrequires that the developer submit a completed Storm Water Maintenance Agreement and
pay $150 for a street sign and a stop sign. In addition, all required landscaping must be completed.
Public water service has been connected to the existing eight (8) inch water line located in the right-
of-way of East 10th Street and the lots will be served by individual meters set near the street right-
of-way in gang vaults as shown on the plat. The Department of Water Quality Control requests that
the three (3) water valve near the meter vaults and 10th East Street be shown on the plat. Private
sewer has been connected to the existing eight (8) inch gravity sewer line also located within the
street right-of-way. There is an existing fire hydrant located approximately 170 feet to the west of
the property in the south right-of-way of East 10th Street that is within the required distance to
provide adequate coverage for fire protection. In addition, all dwelling units have sprinkler systems
per the required 13D standards.
The developer elected to provide solid waste management with a dumpster instead of individual
receptacles as depicted on the plat. A USPS Centralized Box Unit (CBU) is also shown on the plat.
The Electric Department reports that all electric has been installed underground per CED
specifications and easements have been established as needed. Gas service was declined. 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. A portion of the subject property is located within a Special Flood Hazard Area
according to the Flood Insurance Rate Maps for the area. This area has been depicted on the plat.
No Sinkhole Retention Areas are located on the property according to the available GIS data. Due
to the private nature of the development, no Warranty of Improvements is required.
Recommendation: Conditional approval of the Final Plat subject to the following:
Plat to be updated as requested by Water Quality Control to show three (3) water valves near
the meter vaults and East 10th Street
Developer to pay $3,400 into the sidewalk in lieu of construction fund
Existing hydrant on E. 10th to be added to the plat
Developer shall complete street construction
Developer shall submit a Storm Water Maintenance Agreement to Public Works
Developer shall pay Public Works $150 for signs
Developer shall complete required landscaping
Completion of corrections or additions to the plat as determined necessary by the Planning
Department and/or other appropriate city departments
Developer shall submit a recorded Homeowner Association Agreement in a timely manner after
the plat is recorded
Leslie Sullins made the motion to approve the request as submitted by staff. Kay Starkweather
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE PRELIMINARY PLAT FOR NORTH RIDGE PHASE 1,
10 LOTS LOCATED AT NORTH DIXIE AVENUE & KENWAY STREET. REQUEST
SUBMITTED BY BERNHARDT CONSTRUCTION. Jon Ward stated that Developer Aaron
Bernhardt has submitted for approval a Revised Preliminary Plat of North Ridge now called North
Ridge Phase I, a formerly 19 lot single family attached development of his property located at
North Dixie Avenue and Kenway Street now reduced to 10 lots. The original preliminary plat was
conditionally approved by the Planning Commission on June 24, 2019. A six (6) month extension
was granted on June 22, 2020.
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Analysis: The subject property is identified on Tax Map 027 Group A as Parcel 002.00. The
vacant property is zoned CL, “Local Commercial” and consists of approximately 1.26 acres with a
portion of the property demarcated for “future development”. The adjacent properties to the north
and east are zoned RS-10, “Single-Family Residential”. Codes Director Jeff Littrell has approved
exempting the requirement for a Type 1 Screen/Buffer requirement along the common boundary
with the development property and the adjacent RS-20 property to the north. There are no evident
topographic constraints indicated on the site.
The revised development now consists of nine (9) building lots and Lot 10 will encompass the
remaining common areas. All building lots will front the new private interior parking and
ingress/egress named North Ridge. A centralized mailbox unit (CBU) receptacle for mail pickup
and delivery is required by the USPS and must be added to the plat. A dumpster as depicted on the
plat that will be used for solid waste management. Public Works requests that the dumpster be
rotated to be more parallel to North Ridge.
The units are planned to all contain two (2) bedrooms and off-street parking is calculated at the rate
of 1.25 spaces per bedroom for a minimum total of 23 required parking spaces which are shown on
the plat. The plat depicts the proposed construction of new five (5) foot wide ADA compliant
sidewalks along the Kenway Street frontage and the North Dixie Avenue frontage. New four (4)
foot sidewalks will be constructed internally on the site. Public Works requires the submittal of site
plans and the acquisition of a storm water permit. A pre-construction meeting review will be
required before the initiation of construction.
Each dwelling unit is to be equipped with sprinkler systems that meet the National Fire Protection
Association design standard 13D. There is an existing fire hydrant (1000 - 1499 GPM) located off
the North Dixie Avenue frontage approximately 62’ from the site. Water and sewer are both
available to connect to the eight (8) inch sewer line and eight (8) inch water line located in the
North Dixie right-of-way. Water Quality Control requires the existing manhole on the west side of
North Dixie Avenue across from Kenway Street be located by the surveyor and added to the plat.
This is needed to design the sewer system in conjunction with the finished-floor elevations of the
dwelling units. Water also requires the submittal of state approved water plans and also that the
proposed water lines be shown on the plat.
The Electric Department requires that all electric is to be installed underground per CED
specifications. The plat does not indicate the engineering service that will prepare the site and utility
design. (The developer has verbally stated it will be Clinton Engineering. Upon verification, this
will be added to the plat).
All the property outside the building lots including the driveway, parking areas and other common
areas and infrastructure components are private except for water which will be public. 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 schedule a pre-construction meeting review with the Planning Department
Plat to be revised to relocate dumpster as requested by Public Works
Confirm engineering services and add to the plat
Add proposed water and sewer lines to the plat
Surveyor to locate and add the existing manhole located in the North Dixie Avenue western
right-of-way across from Kenway Street to the plat
Submit state approved water plans to Water Quality Control
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Add the proposed location for a USPS centralized box unit (CBU)
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 and asphalt width
Developer must submit state approved water plans 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, 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
Kay Starkweather made the motion to approve the request as submitted by staff. Chad Gilbert
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION AMENDMENT TO THE FUTURE LAND USE CONCEPT
PLAN OF THE COOKEVILLE 2030 PLAN TO DEPICT AN AREA LOCATED ALONG
WEST BROAD STREET IN THE VICINITY OF COUNTY FARM ROAD AND ROYAL
OAK DRIVE FROM BEING CLASSIFIED AS APPROPRIATE FOR LOWER DENSITY
RESIDENTIAL TO BEING APPROPRIATE FOR LOCAL COMMERCIAL. REQUEST
SUBMITTED BY KEVIN MCBROOM OF SANDCASTLES, LLC ON BEHALF OF
PROPERTY OWNERS. Jon Ward stated that Mr. Kevin McBroom has submitted a request to
amend the Future Land Use Concept Plan element of the Cookeville 2030 Plan. Specifically, Mr.
McBroom is requesting that the Concept Plan be amended to expand an area identified as
appropriate for local commercial development. Mr. McBroom has also submitted a request to
rezone properties along West Broad Street from RS20, Single Family Residential to CL, Local
Commercial.
Analysis: The Cookeville 2030 Plan was adopted by the Cookeville Planning Commission on
October 25, 2010 and adopted by the Cookeville City Council through Ordinance No. O10-11-14
on December 16, 2010. Two (2) amendments to the 2030 Plan have been approved since the Plan
was adopted. The first amendment relative to the Bennett Road Extension Project (Tennessee
Avenue) was approved by the Planning Commission on May 21, 2012 and adopted by the City
Council through Ordinance No. O12-06-08 on August 2, 2012. A second amendment relative to the
East 10th Street Planned Commercial Development was adopted by the Planning Commission on
October 22, 2018 and by the City Council through Ordinance No. O18-11-31 on January 17, 2019.
The procedure for the adoption of and/or amendment to a municipal plan is specified in Tennessee
Code Section 13-4-202. The Planning Commission must review and make a recommendation to
the City Council regarding any amendment to the plan. The City Council must hold a Public
Hearing, for which at least 30 days of notice must be given, before considering an Ordinance to
amend the plan.
The Future Land Use Concept Plan is a component of the Development Plan Element of the 2030
Plan and is intended as a guide for land use decisions. In particular, zoning/rezoning decisions
should be made in harmony with the Concept Plan. Rezoning proposals that significantly deviate
from the Concept Plan generally should not be approved.
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The Planning Commission reviewed a request to rezone property in this area form RS20, Single
Family Residential to CL, Local Commercial at the February 25, 2019 meeting. The request was
denied for noncompliance with the Future Land Use Plan. The 2030 Plan depicts the area as being
best suited for low density residential development. Due to impacts of the 2020 tornado, Mr.
McBroom has resubmitted the request to rezone from residential to commercial properties located
along West Broad Street and has also included a request that the City amend the 2030 Plan so that
the proposed rezoning will be in compliance. At the February 2019 meeting, the Planning
Department’s opinion was that the properties that have frontage on West Broad Street (US 70N)
were suited for commercial development, and it would be appropriate to consider an amendment to
the Future Land Use Concept Plan to extend the areas depicted as being best suited for local
commercial use to include the identified area.
The subject area is located along West Broad Street between areas classified in the Future Land Use
Concept Plan to the east, west and south as best suited for local commercial development with a
small portion on the southeastern boundary identified as being suited for mixed use commercial-
industrial development. The subject area extends from just west of Pippin Road to west of County
Farm Road along the northern portion of West Broad Street (Highway 70) and includes all or
portions of properties with frontage on West Broad Street. The amendment would extend the local
commercial designated areas from the east, west, and south to include this area.
Two (2) significant changes have occurred in this area since the 2030 Plan was adopted, with one
(1) of these changes occurring since the Planning Commission denied the previous rezoning request
in February 2019. First, sanitary sewer service was extended to serve this area in March of 2018.
When the lower density residential designation was established sanitary sewer service was not
available. With the extension of sewer, utility service is adequate for local commercial
development. Second, this area was one of the most impacted areas in the Cookeville City Limits
during the March 2020 tornado. Many of the residential structures located in this area were
destroyed or severely damaged. While the previous residential development pattern may have
influenced the lower density residential Future Land Use Classification, the devastation of the 2020
tornado has altered existing development in this area.
The subject area has characteristics appropriate for local commercial development including
frontage on streets of major collector or higher classification and access to adequate utilities. West
Broad Street is classified as a Major Arterial Street. Traffic counts on West Broad Street east of
Tennessee Avenue show an Average Daily Traffic Count of 11,233 vehicles in February, 2019 and
10,717 vehicles in January, 2020. West Broad Street (Highway 70) is identified in the Cookeville
Major Street Plan to need improvements. Specifically, the Major Street Plan includes an
improvement project to widen West Broad Street from West Spring Street to Tennessee Avenue
from two (2) lanes to three (3) or five (5) lanes. It is anticipated that traffic will continue to increase
along West Broad Street, especially as properties along Tennessee Avenue develop. Generally,
lower density residential development is better suited on properties with frontage on minor collector
or local street classification. Many of the residents in the area have expressed concerns with
rebuilding single-family residences on a Major Arterial Street.
The Future Land Use Concept Plan identifies most of the entire street frontage along Highway 70
(West Broad Street and West and East Spring Street) as being best suited for some type of
commercial development, including areas adjacent to the subject area to the east, west and south
along West Broad Street. These areas were included as being best suited for local commercial
development when the 2030 Plan was adopted. In the opinion of the Planning Department, the area
included in the request is better suited for local commercial development.
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Recommendation: Approval of amending the Development Plan element of the Cookeville 2030
Plan depicting on the Future Land Use Concept Plan map an area located along the northern
boundary of West Broad Street from west of Pippen Road to west of County Farm Road identified
on the included map as being best suited for local commercial development.
Leslie Sullins asked if the Planning Department has spoken to the homeowner that was excluded
from the rezoning.
Jon Ward responded no, the Planning Department has sent out letters regarding the rezoning and the
homeowner never responded to those letters.
Jayne Barnes, representing her mother Betty Newman of 1694 West Broad Street, stated that she
and her mother want to keep that area of Broad Street as residential since what is there now is
mostly single-family housing. She is concerned that a change in zoning will bring more traffic and
cause more wrecks.
Jim Stafne listed out the allowable uses allowed in the Neighborhood Commercial zoning and
stated that they are wanting to look at not just today, but 20 years in the future.
Chad Gilbert stated that the creation of Tennessee Avenue was deliberate to bring more traffic to
Highway 70 (West Broad Street).
Jon Ward stated that Tennessee Avenue will have sewer which will bring more business and
industries to that area which in turn will increase traffic along Highway 70 (West Broad Street).
Leslie Sullins made the motion to approve the request as recommended by staff. Chad Gilbert
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE REZONING OF 1639, 1681, 1691, 1727, 1729, 1743, 1771
AND 1797 WEST BROAD STREET & 10 ROYAL OAK DRIVE FROM RS-20 (SINGLE-
FAMILY RESIDENTIAL) TO CL (LOCAL COMMERCIAL). REQUEST SUBMITTED BY
KEVIN MCBROOM OF SANDCASTLES, LLC ON BEHALF OF PROPERTY OWNERS.
Jon Ward stated that Mr. Kevin McBroom submitted a rezoning request to rezone his property
located at 10 Royal Oak Drive (tax map 39O, group A, parcel 12.00) from RS-20, Single Family
Residential to CL, Local Commercial. The rezoning application was submitted in conjunction with
a request to amend the Future Land Use Concept Plan Element of the Cookeville 2030 Plan. With
the rezoning application, Mr. McBroom also submitted signed petitions from property owners along
West Broad Street who requested that their properties be included in the rezoning.
Analysis: The subject properties are located on the northern boundary of West Broad Street
and are further identified as follows:
Owner Property Address Map and Parcel
Kevin McBroom 10 Royal Oak Drive Tax Map 039O, Group A, Parcel 012.00
Judy Greenwood 1797 West Broad Street Tax Map 039, Parcel 120.00
Lavern and Judy Hix 1771 West Broad Street Tax Map 039, Parcel 121.00
Michael Clark 1743 West Broad Street Tax Map 039, Parcel 122.00
Ryan Myers 1729 West Broad Street Tax Map 039O, Group A, Parcel 007.00
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JoAnn Strimple Necessary 1727 West Broad Street Tax Map 039O, Group A, Parcel 008.00
Bill Rippetoe 1703 West Broad Street Portion of Tax Map 039O, Group A, Parcel 009.04
Bill Rippetoe 1691 West Broad Street Portion of Tax Map 039O, Group A, Parcel 009.03
Carol Lambert 1681 West Broad Street Portion of Tax Map 039O, Group A, Parcel 010.00
Tyler Brown 1639 West Broad Street Tax Map 039N, Group A, Parcel 009.00
The entire area consists of approximately fourteen (14) total acres. The area is bordered by RS20
Single Family Residential to the north, RS20 and CL, Local Commercial to the east, CL, Local
Commercial, CI, Commercial Industrial Mixed Use and RS20 to the South and CL, Local
Commercial to the west. Prior to the March 2020 tornado, there were ten (10) single-family
detached homes located on these properties. But now only two (2) structures remain and a portion
of one (1) other. According to Mr. McBroom, one (1) property owner located on the eastern
boundary of the proposed rezoning at 1629 West Broad Street was contacted with the other
property owners but did not return a signed petition to be included in the rezoning. This parcel was
omitted from the rezoning area and will remain RS20, contiguous with RS20 zoning to the south.
A request to rezone this area was denied by the Planning Commission in February 2019 for
noncompliance with the Future Land Use Plan. When the request was considered in February
2019, the Planning Department’s opinion was that the area was suited for commercial development,
and an amendment to the Future Land Use Concept Plan would be appropriate. The area has
characteristics appropriate for Local Commercial Zoning, an analysis of which was included in the
2030 Plan Amendment request. These characteristics include access to adequate utilities and
frontage on streets classified as major collector or higher.
The 2020 tornado destroyed eight (8) out of ten (10) homes in the subject area. All property owners
included in the rezoning area have submitted signed petitions or contacted the Planning Department
requesting that the property be rezoned from residential to CL, Local Commercial. If the area
remains zoned as single-family residential, and new homes are constructed under the RS20 zoning
classification, higher traffic counts of West Broad Street will continue to impact these properties,
especially when the street is widened. As previously state, generally, lower density residential
development is better suited on properties with frontage on minor collector or local street
classification.
Recommendation: Approval of the rezoning request conditional upon approval of an amendment
to the 2030 Plan to depict the area as suited for local commercial development.
Jim Cobb stated that he would feel more comfortable with the rezoning if it included the property to
the right which was excluded but understands that it isn’t wise to rezone someone that doesn’t want
to be included. He then asked if the property could be added to the request when the City Council
considers the rezoning.
Jon Ward stated that yes, we can add a condition to the approval that City Council can approve the
request if the outlying house is added.
Kevin McBroom, petitioner and owner of 10 Royal Oak Drive, stated that all homeowners in the
rezoning area received letters and the Griffins (outlying property) did not respond. He feels that
now is an appropriate time to rezone and in his opinion it is a matter of time before this area
COOKEVILLE PLANNING COMMISSION 11
FEBRUARY 22ND, 2021
becomes commercial. Everyone he has talked to agrees with the rezoning since most homeowners
don’t want to build back and be reminded of the tragedy.
Jayne Barnes asked what he proposes to do with his lot once it’s rezoned.
Mr. McBroom stated that he is undecided and could try to sell the property but if it’s not the right
opportunity then it could be townhomes. Mr. McBroom now lives in Florida and stated that he isn’t
as driven to build.
Jayne Barnes asked how much property will be taken away when Highway 70 is widened.
Jon Ward stated that no designs are submitted currently but the setbacks would require that
buildings be 50 feet off the right-of-way.
Tyler Brown, of 1639 West Broad Street, stated that they have torn the house down on their
property and it feels like a good time to rezone. There is a shortage of lots for apartments and
townhomes.
Jayne Barnes stated that her mothers house was damaged in the tornado and she chose to fix her
house and live in a single-family home. She hates that the tornado happened but asked if that is a
good enough reason to go from RS20 to CL since it’s a major change. She suggests denying the
request as submitted and look into lesser classification.
Jim Stafne asked if there has been any calls in opposition to the request.
Jon Ward stated that there was one call and they weren’t it opposition of the whole request, just the
two properties on either side of Royal Oak Drive.
Jim Cobb stated that he realizes that this plan is a 20 year plan and it appears it doesn’t have any set
review period and is reviewed as requested. Area has gone under much change with the tornado and
Tennessee Avenue. He stated that we use plan as guide and the plan is subject to change.
Jim Cobb made the motion to approve the request as submitted by staff and to add the stipulation
that should the homeowner at 1629 West Broad Street agree to be added to the rezoning, that the
Cookeville City Council can approve the amended rezoning request. Leslie Sullins seconded the
motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION 2020 ANNUAL REPORT & PROGRAM DESIGN. REQUEST
SUBMITTED BY STAFF. Jon Ward stated that The Planning Department has completed the 2020
Annual Report and 2021 Program Design. The purpose of this report is to review the activities of
2020 and to outline proposed activities for 2021.
Analysis: Some of the major tasks completed in 2020 included:
Approved 46 plats, 15 final plats creating 223 lots (excluding minor plats approved by staff)
Approved Final PCD Plan for East 10th Street/Old Kentucky Road Planned Commercial
Development
Considered nine (9) rezoning request, five (5) approved, two (2) denied, two (2) withdrawn
Participated in 2020 Putnam County Census Committee, coordinated outreach for the City of
Cookeville
Developed Municipal Code Amendment to establish Residential Parking Districts
Continued to assist with implementation of TDOT Multimodal Access Grant for installing
sidewalks along East Spring Street and N. Willow Avenue/W. 12th Street
Continued to monitor and assist with TDOT projects including South Jefferson Avenue and
North Willow Avenue widening projects
COOKEVILLE PLANNING COMMISSION 12
FEBRUARY 22ND, 2021
Prepared CDBG Grant for sewer system improvements in the West End Area (grant was not
funded)
Prepared TDOT Multimodal Grant for sidewalks along West 12th Street (Highway 290) and
North Willow Avenue (Highway 135) (unsuccessful).
Facilitated enforcement of quarry on Spring Street
Worked with UCHRA on grant to install bus shelters for public transit routes
Prepared Municipal Code Amendment for Residential Parking Districts in response to
commuter parking on East 8th Street
Some of the major work activities proposed for 2021 include:
Continue work to update the Cookeville 2030 Plan
Continue implementation of 2030 Plan
Continue to assist with implementation of TDOT Multimodal Grants for installation of
sidewalks (East Spring Street and North Willow Avenue/West 12th Street)
Resubmit Community Development Block Grant (CDBG) application for sewer system
improvements in the West End Area
Continue to monitor parking in the Downtown area and East 8th Street
Prepare as necessary amendments to the Zoning Code
Assist as required with implementation of the Major Street Plan including the South Jefferson
Avenue and North Willow Avenue widening projects.
Continue to monitor 2020 Census results
Continue communication with TDOT on expected transition to MPO
Continue to assist UCHRA with bus shelter project
Fill vacant employment position in the Planning Department
Recommendation: Approval of 2020 Annual Report and 2021 Program Design
Kay Starkweather made the motion to approve the request as submitted by staff. Jim Cobb
seconded the motion and the motion carried unanimously. APPROVED.
Staff Reports:
(1) Minor Plats Approved & Recorded:
Smith/Gaw Lot 1 Final Plat, two (2) lots located at Neal Street & Old Walton Road – Paul
Gaw / Jared Smith & Jeanette Gaw
Willow Properties Phase II Re-Division of Lots 1 & 2, two (2) lots located at Humble Drive
& S. Willow Ave – Jan Binkley/Willow Properties (Stites)
ECOM / J & S Lot Line Adjustment, two (2) lots located at Mill Drive & CC Camp Road –
J & S Construction & Scott Ebersole
Glover Addition Re-Division Lot 1 & Lot 2 (P/O), two (2) lots located at East Stevens St &
S. Walnut Ave – Stevens Rentals LLC
ADJOURNMENT: 6:42 P.M.
SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING
____________________________ _________________________________
HALEY DICKSON JIM STAFNE, CHAIRMAN
COOKEVILLE PLANNING COMMISSION 13
FEBRUARY 22ND, 2021
PLANNING ASSISTANT COOKEVILLE PLANNING
COMMISSION
Agenda
Cookeville Municipal Planning Commission
Agenda
February 22, 2021
5:30 P.M.
Action Items:
(1) Consider for approval the agenda as submitted.
(2) Consider for approval the minutes of January 25, 2021.
(3) 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, No. 65, No. 71 & No. 73. Request
submitted by staff.
(4) Consider for action amendments to the Official Street Map. Request submitted by staff.
(5) Consider for action six (6) month extension of the preliminary plat of Landmark Court, 19
Single-Family Attached lots located on East 10th Street. Request submitted by Jerry Gaw.
(6) Consider for action a variance for a flag lot for Stevens Rentals, LLC, two (2) lots located
on Whitson Ave. Request submitted by Stevens Rentals, LLC.
(7) Consider for action the final plat of Raelyn Court, 13 lots located off Bay View Drive.
Request submitted by Brown Investment Property.
(8) Consider for action the final plat of Brighton Park, 14 lots located at 625 East 10th Street.
Request submitted by Donnie Suits on behalf of Capital Communities, LLC.
(9) Consider for action the preliminary plat for North Ridge Phase 1, 10 lots located at North
Dixie Avenue & Kenway Street. Request submitted by Bernhardt Construction.
(10) Consider for action amendment to the Future Land Use Concept Plan of the Cookeville
2030 Plan to depict an area located along West Broad Street in the vicinity of County Farm
Road and Royal Oak Drive from being classified as appropriate for Lower Density
Residential to being appropriate for Local Commercial. Request submitted by Kevin
McBroom of Sandcastles, LLC on behalf of property owners.
(11) Consider for action the rezoning of 1639, 1681, 1691, 1727, 1729, 1743, 1771 and 1797
West Broad Street & 10 Royal Oak Drive from RS-20 (Single-Family Residential) to CL
(Local Commercial). Request submitted by Kevin McBroom of Sandcastles, LLC on behalf
of property owners.
(12) Consider for action 2020 Annual Report & Program Design. Request submitted by
staff.
Staff Reports:
• Smith/Gaw Lot 1 Final Plat, two (2) lots located at Neal Street & Old Walton Road –
Paul Gaw / Jared Smith & Jeanette Gaw
• Willow Properties Phase II Re-Division of Lots 1 & 2, two (2) lots located at Humble
Drive & S. Willow Ave – Jan Binkley/Willow Properties (Stites)
• ECOM / J & S Lot Line Adjustment, two (2) lots located at Mill Drive & CC Camp
Road – J & S Construction & Scott Ebersole
• Glover Addition Re-Division Lot 1 & Lot 2 (P/O), two (2) lots located at East Stevens
St & S. Walnut Ave – Stevens Rentals LLC
COOKEVILLE PLANNING COMMISSION
MINUTES
January 25, 2021
The Cookeville Planning Commission met on Monday, January 25th, 2021 at 5:30 p.m., in the Council
Chambers, 45 E. Broad Street, Cookeville, Tennessee.
MEMBERS PRESENT: Jim Cobb, Judy Jennings, Jim Stafne, Kay Starkweather, & Leslie Sullins.
MEMBERS PRESENT VIA ZOOM: Chad Gilbert, Lauren Metts, Eric Walker & Jim Woodford.
MEMBERS ABSENT: None.
STAFF MEMBERS PRESENT: Jon Ward, Ken Young & Haley Dickson.
STAFF MEMBERS ABSENT: James Mills.
OTHERS PRESENT: Harold Brown, Charles Whittenburg, Aaron Bernhardt, Jerry Gaw, Scott
Nicholson & Paige Stanage.
ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for
the meeting.
WELCOME NEW MEMBERS. Chairman Stafne welcomed three new Planning Commission
members, Jim Woodford, Lauren Metts & Chad Gilbert.
ELECTION OF CHAIRMAN AND VICE-CHAIRMAN. Jim Cobb made the motion to elect Jim
Stafne as Chairman and Judy Jennings as Vice Chairman. Leslie Sullins Draper seconded the motion
and the motion carried unanimously. ELECTED JIM STAFNE AS CHAIRMAN AND JUDY
JENNINGS AS VICE CHAIRMAN.
CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the
motion to approve the agenda as submitted. Leslie Sullins seconded the motion and the motion carried
unanimously. APPROVED.
CONSIDER FOR APPROVAL THE MINUTES OF NOVEMBER 23RD, 2020. Kay
Starkweather made the motion to approve the minutes of November 23rd, 2020. Eric Walker 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 & No. 65.
Leslie Sullins made the motion to approve the request recommended by staff. Jim Cobb seconded the
motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT
OF HIGHLANDS RESIDENTIAL ROAD DEDICATION, 1 LOT LOCATED AT 761
BUFFALO VALLEY ROAD. REQUEST SUBMITTED BY HIGHLANDS RESIDENTIAL
SERVICES. Jon Ward stated that Highland Residential Services has submitted a request for a second
six (6) month extension of their Highland Residential Road Dedication Preliminary Plat, a one (1) lot
new street development located at 761 Buffalo Valley Road. The plat was submitted and taken for
study at the May 2019 Planning Commission meeting and was granted conditional approval on June
24, 2019. A six (6) month extension was granted by the Planning Commission on June 22, 2020. The
Subdivision Regulations allow up to two (2) six (6) month extensions of preliminary plat approval.
COOKEVILLE PLANNING COMMISSION 2
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Analysis: The subject property is identified on Tax Map 054 as Parcel 027.00 containing
approximately 59.86 acres and the portion for the new street is .84 acres. The remainder of the parcel
is not required to be surveyed because it is greater than five (5) acres. The entire property is zoned
RM8 (Multi-family Residential). Adjacent parcels to the west are zoned RS-10 (Single-family
Residential). The developer has dedicated additional right-of-way along Buffalo Valley Road to attain
a 25’ distance to the centerline for a 125’ segment as requested by the City for future road
improvements. The plat depicts the construction of a new five (5) foot wide sidewalk along the entire
length of the Buffalo Valley Road frontage. Significant work on the site is currently underway and
there have been no changes to the plat as previously approved.
Recommendation: Approval of the request for a second six (6) month extension of the Preliminary
Plat subject to the conditions established by the Planning Commission on June 24, 2019.
Chairman Stafne asked if there is more than one access point.
Jon Ward stated that there are two access points.
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 SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT
OF WESTBROOK FARMS PHASE II SUBDIVISION, 30 LOTS LOCATED ON CORA
ROAD. REQUEST SUBMITTED BY HAROLD BROWN. Jon Ward stated that Mr. Harold
Brown with ERB Properties has submitted a request for a second six (6) month extension of his
Westbrook Farms Preliminary Plat, which is a 30-lot single family detached subdivision located off
of Cora Road. The Preliminary Plat was approved by the Planning Commission on July 22, 2019 for
a period of one (1) year. A six (6) month extension was granted by the Planning Commission on July
27, 2020.
Analysis: As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, up
to two (2) six (6) month extensions 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 July 22, 2019.
Kay Starkweather made the motion to approve the request recommended by staff. Leslie Sullins
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION RESUBMISSION OF THE PRELIMINARY PLAT OF
CLAREMONT SUBDIVISION, 11 LOTS LOCATED AT 507 WEST STEVENS STREET.
REQUEST SUBMITTED BY BERNHARDT CONSTRUCTION. Jon Ward stated that Aaron
Bernhardt has resubmitted for approval a preliminary plat of Claremont subdivision, a 12-lot single
family attached development of his property located on West Stevens Street. The plat was granted
conditional final approval by the Planning Commission on January 28, 2019. Six (6) month
extensions were granted on January 27, 2020 and July 27, 2020. The Subdivision Regulations only
allow for two (2) six (6) month extensions and subsequently, resubmission of the plat is required to
continue development.
Analysis: The subject property is identified on Tax Map 53I Group A as Parcel 15.00 and
contains approximately .88 acres. The property is zoned RM-14, “Multi-family residential” as are the
adjacent properties to the east, west and northwest. The remaining property to the north of the site is
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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 10 single family attached building lots and the construction of a private
street with four (4) foot wide interior sidewalks and installation of utilities. The plat also depicts a
new five (5) foot wide public sidewalk that will be constructed along the West Stevens Street
frontage. (Due to consideration of possible widening of West Stevens Street the developer may be
allowed to pay into the sidewalk fund in lieu of construction as determined by the Public Works
Director and the City Manager). Lot 11 will contain an existing single-family dwelling at 507 West
Stevens Street and Lot 12 is the remaining common area and is not a building lot. A new private street
(Claremont Court) is proposed for access for the townhouses. The new street profile must be added
to the plat showing the proposed extruded curbing and a four (4) foot wide sidewalk along one (1)
side. Water service will be public up to the individual meters and connections to the existing six (6)
inch water line located in the right-of-way of West Stevens Street require State approved plans.
Private sewer will connect to the existing eight (8) inch gravity sewer line also located within the
street right-of-way. There is one (1) existing hydrant located approximately 115 feet to the east in the
right-of-way of West Stevens Street and the dwelling units will have sprinkler systems. 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 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.
All required plans have been submitted and a pre-construction review was completed on April 29,
2019. Development of the property is currently underway.
Recommendation: Conditional approval of the resubmitted Preliminary Plat subject to all
conditions established by the Planning Commission on January 28, 2019.
Kay Starkweather made the motion to approve the request recommended by staff. Eric Walker
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE FINAL PLAT OF UNIVERSITY PARK, 18 LOTS
LOCATED ON CHESTNUT AVE. REQUEST SUBMITTED BY BERNHARDT
CONSTRUCTION. Mr. Aaron Bernhardt has submitted for approval a Final Plat for University
Park, a 17-unit townhouse (single-family attached) development in an approved RAO,
Redevelopment Area Overlay, located off Chestnut Avenue between West 3rd and West 4th Streets.
Analysis: The Planning Commission, at its July 2018 meeting, approved a Preliminary RAO Concept
Plan for the proposed development of 17 single family attached dwellings on the 36,590 square foot
site with setback reductions along the street frontages, dedication of right-of-way along Chestnut
Avenue and recommended that the City Council enact an RAO zone for the area depicted in the RAO
Plan and that the city pay half the expense for decorative street lighting. Ordinance Number O18-08-
20, establishing the RAO district for the subject area, was approved on second and final reading by
the City Council at its September 20, 2018. The Final RAO Plan and Preliminary Plat for University
Park was approved by the Planning Commission on November 26, 2018.
The RAO development is identified as Parcels 12.00 and 13.00 on Tax Map 53P, Group P and consists
of approximately 0.84 acres combined. The site is located entirely within an area identified in the
Cookeville 2030 Plan as being in need of redevelopment/revitalization. The underlying zoning
classification is RD, Single Family and Duplex Residential. The subject properties were previously
used for multi-family residential purposes in an area that was referred to as the “L Block”. Those
structures were in dilapidated condition, were condemned by the City, and demolished.
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The approved Final RAO Plan depicted the development of 17 townhouses which was an increase of
one (1) unit over what could be constructed under RD zoning. Approved floor plans depicted the
construction of two (2) story units with two (2) bedrooms and two and one half (2.5) baths. In the
opinion of the Planning Department the Final Plat substantially conforms to the Final RAO Plan. The
Final Plat consists of 18 lots consisting of the 17 townhouse lots and the 18th lot being the common
area, which includes all parking, green space and the storm water retention area. The 17 townhouses
have frontage on Chestnut Avenue with parking to the rear accessed by an existing city owned alley
that will be resurfaced by the City of Cookeville to a width of approximately 16 feet and limited to
one-way traffic from south to north. Five (5) foot ADA compliant sidewalks along Chestnut Avenue
and West 3rd Street have been installed. A stormwater facility has been constructed at the intersection
of West 3rd Street and Chestnut Avenue. Canopy trees have been planted along all public street
frontages. A common mail area has also been provided. Refuse collection is provided with an
enclosed dumpster area accessed off West 3rd Street. The dumpster enclosure gate has not yet been
installed and has been delayed by the manufacturer due to COVID 19 issues. A receipt for purchase
and installation has been submitted to Public Works and Public Works has deemed this acceptable.
All utilities are privately owned and maintained. A Homeowners Agreement (HOA) regarding the
maintenance of the private streets, utilities and common areas is required to be submitted timely after
recording the Final Plat. Existing fire hydrants are adequately located to serve the development and
all units are sprinkled. The Final Plat also depicts the dedication of 6.5 feet of property along Chestnut
Avenue as additional right-of-way.
Recommendation: Conditional approval of the Final Plat for University park subject to the
completion of any corrections or additions to the plat as determined necessary by the applicable city
departments.
Kay Starkweather 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 REVISED LOTS 82, 83 & 84 OF GREEN
ACRES SUBDIVISION, 3 LOTS LOCATED AT FAIRBANKS STREET & SOUTHGATE
DRIVE. REQUEST SUBMITTED BY STEVE HERTZFELTD ON BEHALF OF THE
ESTATE OF REBA GENTRY. Mr. Steve Hertzfeldt (executor for the estate of Reba Gentry) has
submitted for approval the Green Acres Revised Lots 82-84 Final Plat, a three (3) lot subdivision of
the estate’s property located at the corner of Southgate Drive and Fairbanks Street.
Analysis: The property is identified on Tax Map 066A Group E as Parcels 014.00 and 015.00
containing approximately .83 acres. The proposed Lot 1 contains an existing single-family house at
910 Southgate Drive. Lot 2 contains two detached structures that are indicated in the proposed side
and rear setbacks which will have to be removed before the plat is finalized. The proposed Lot 3 is
vacant. The property is zoned RS-10 (single-family residential), as are all adjacent properties. 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. The Electric Department requires
that 20’ wide utility easements along Southgate Drive and Fairbanks Street be provided. There is a
six (6) inch waterline that serves a fire hydrant located on the east side of the Southgate Drive right-
of-way near the intersection with Fairbanks Street that is within the required proximity for fire
protection. There is a two (2) inch waterline in the northern right-of-way of Fairbanks Street. An
eight (8) inch gravity sewer line in the northern right-of-way of Fairbanks Street is available to serve
the lots. There are no mapped natural geographic constraints on the property, such as sinkholes,
wetlands or special flood hazard areas.
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Recommendation: Conditional approval of the Final Plat as submitted, subject to the removal of
the detached structures on Lot 2, the addition of required utility easements and additions and
corrections as requested by the Planning Department and/or other appropriate city departments.
Jim Cobb asked how wide the proposed lots are.
Jon Ward stated that in the RS-10 district lots must have a minimum width of 75 feet.
Jim Cobb recommended adding a condition to make the lots compliant with the zoning code and
subject to surveyor submitting a new plat.
Jim Cobb made the motion to approve the request recommended by staff. Jim Woodford seconded
the motion and the motion carried unanimously. CONDITIONAL APPROVAL.
CONSIDER FOR ACTION THE FINAL PLAT OF DOWNTON NORTH PHASE I, EIGHT
(8) LOTS LOCATED ON EAST HUDGENS STREET. REQUEST SUBMITTED BY JERRY
GAW. Jon Ward stated that Developer Jerry Gaw has submitted for approval the Final Plat of
Downton North Phase I containing seven (7) single-family attached lots and Lot 8 containing
remaining common area. This is the first section of his 19 lot single family attached development of
his property located between East Spring Street and East Hudgens Street across from Downton
Square. A revised 19 lot preliminary plat was considered and approved at the November 23, 2020
Planning Commission meeting.
Analysis: The subject property is identified on Tax Map 053L Group C as Parcels 11.00-14.00.
The development property contains approximately 2.33 total acres and is zoned CG, “General
Commercial” as is the adjacent property to the east. A new five (5) foot wide ADA compliant
sidewalk (with easement) has been constructed on the Phase I frontage along East Hudgens Street.
The lots front East Hudgens Street but are to be accessed by a new private street named Downton
North Drive and are also addressed off the new street. Developer is to pay $300 to Public Works for
two (2) street signs and two (2) stop signs. All units have two (2) car garages and there are nine (9)
parking spaces in the East Hudgens Street right-of-way in front of the units.
The plat depicts the location of a new storm water detention pond and the developer is required to
execute a Stormwater Maintenance Agreement with Public Works. The plat also depicts the proposed
location of a dumpster for solid waste management. Public Works may allow the temporary use of
individual canisters to serve Phase 1 until the remainder of the development is completed. Public
Works requires that all infrastructure for Phase I must be completed. A central mailbox unit receptacle
(CBU) is tentatively shown on the plat for mail pickup and delivery subject to final approval by the
USPS.
Each dwelling unit has been 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 the site. Water for the lots will be public and sewer is to be private. Water Quality
Control states that “as-built” plans are not required for this phase of the development. In addition, the
developer decided after preliminary review that he wanted natural gas for fireplaces, which has been
installed.
All remaining 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 Phase I
Final Plat subject to the completion of all infrastructure, payment to Public Works for signage and
submission of the Stormwater Maintenance Agreement to Public Works. The submission of the
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Homeowner’s Association Agreement is required to be coordinated with the Planning Department as
soon as possible after the plat is recorded.
Kay Starkweather made the motion to approve the request recommended by staff. Jim Woodford
seconded the motion and the motion carried unanimously. APPROVED.
STUDY ITEMS:
(1) Consider for study 2020 Annual Report & Program Design. Request submitted by staff.
(2) Consider for study amendment to the Future Land Use Concept Plan of the Cookeville 2030 Plan
to depict an area located along West Broad Street in the vicinity of County Farm Road and Royal
Oak Drive from being classified as appropriate for Lower Density Residential to being
appropriate for Local Commercial. Request submitted by Kevin McBroom of Sandcastles, LLC
on behalf of property owners.
(3) Consider for study the rezoning of 1639, 1681, 1691, 1727, 1729, 1743, 1771 and 1797 West
Broad Street & 10 Royal Oak Drive from RS-20 (Single-Family Residential) to CL (Local
Commercial). Request submitted by Kevin McBroom of Sandcastles, LLC on behalf of property
owners.
Jim Woodford made a motion to accept the items for study. Jim Cobb seconded the motion and the
motion carried unanimously. APPROVED.
Staff Reports:
(1) Updated Zoning Code
(2) Minor Plats Approved & Recorded:
• Garrett, Steve & Paula Division, two (2) lots located at Missouri Avenue & East 18th Street –
Steve & Paula Garrett
• Eich, Daniel & Cynthia Division, one (1) lot located at 1015 Buffalo Valley Road – Daniel &
Cynthia Eich
• Allen, Pat Phase II Lot 1 & 2 Redivision, two (2) lots located at 5213/5215 Lovelady Road –
A New Day Contracting, LLC (Pat Allen)
• Commerce Avenue Lot Line Division, two (2) lots located at Commerce Avenue – Gary
McNabb
• Commerce Avenue Lot #1 2-Lot Division, two (2) lots located at Commerce Avenue – Gary
McNabb
• Stites, Jack CC Camp Road Lot Line Adjustment, two (2) lots located at CC Camp Road – J
& S Construction
• Burchett/Peek/Gentry Combination Plat, one (1) lot located at 2795 Lee Seminary Road –
Tashana Burchett (Owner: J.L. & Elise Gentry Shepherd)
• Dealmakers – Willow Avenue Tract 1 Revision #1, one (1) lot located at 749 South Willow
Avenue – Dealmakers & Firstbank
COOKEVILLE PLANNING COMMISSION 7
JANUARY 25TH, 2021
ADJOURNMENT: 5:41 P.M.
SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING
____________________________ _________________________________
HALEY DICKSON JIM STAFNE, CHAIRMAN
PLANNING ASSISTANT COOKEVILLE PLANNING
COMMISSION
Action Item 3
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, No. 65, No. 71 & No. 73. Request submitted by staff.
Action Item 4
Consider for action amendments to the Official Street Map. Request submitted by staff.
Action Item 5
Consider for action six (6) month extension of the preliminary plat of Landmark Court, 19 Single-
Family Attached lots located on East 10th Street. Request submitted by Jerry Gaw.
Action Item 6
Consider for action a variance for a flag lot for Stevens Rentals, LLC, two (2) lots located on
Whitson Ave. Request submitted by Stevens Rentals, LLC.
Action Item 7
Consider for action the final plat of Raelyn Court, 13 lots located off Bay View Drive. Request
submitted by Brown Investment Property.
Action Item 8
Consider for action the final plat of Brighton Park, 14 lots located at 625 East 10th Street. Request
submitted by Donnie Suits on behalf of Capital Communities, LLC.
Action Item 9
Consider for action the preliminary plat of North Ridge Phase I, 10 lots located at North Dixie
Avenue & Kenway Street. Request submitted by Bernhardt Construction.
Action Item 10
Consider for action amendment to the Future Land Use Concept Plan of the Cookeville 2030 Plan to
depict an area located along West Broad Street in the vicinity of County Farm Road and Royal Oak
Drive from being classified as appropriate for Lower Density Residential to being appropriate for
Local Commercial. Request submitted by Kevin McBroom of Sandcastles, LLC on behalf of the
property owners.
Action Item 11
Consider for action the rezoning of 1639, 1681, 1691, 1727, 1729, 1743, 1771 and 1797 West Broad
Street & 10 Royal Oak Drive from RS-20 (Single-Family Residential) to CL (Local Commercial).
Request submitted by Kevin McBroom of Sandcastles, LLC on behalf of property owners.
Action Item 12
Consider for action the 2020 Annual Report & Program Design. Request submitted by staff.
ANNUAL REPORT AND PROGRAM DESIGN
PLANNING DEPARTMENT
COOKEVILLE, TENNESSEE
2021
I. PURPOSE OF REPORT
This Annual Report and Program Design has four primary purposes. First, it presents the status
of memberships of the Planning Commission, Board of Zoning Appeals, and Historic Zoning
Commission. Second, it summarizes the meetings of these bodies from the previous year.
Third, it provides an annual assessment of the city’s planning program, including the activities
of the Planning Commission, Board of Zoning Appeals, Historic Zoning Commission, and the
Planning Department. Fourth, it establishes a general schedule of future work activities for the
Planning Commission and its staff.
II. MEMBERSHIP STATUS
A. Planning Commission 4 year & 5 year terms appointed by City Council
Member Term
Jim Stafne 1/01/2024 5 years
Judy Jennings 1/01/2022 5 years
Chris Wakefield 1/01/2021 5 years
Kay Starkweather 1/01/2025 5 years
Leslie Sullins Draper 1/01/2024 5 years
Daniel Odom (Resigned August 2020) 1/01/2024 5 years
Jim Woodford (Finishing Daniel Odom’s term) 1/01/2024 5 years
Jim Cobb 1/01/2023 5 years
Eric Walker (Council Member) 8/01/2022 4 years
Tracy Cody (Mayor Representative) 8/01/2022 4 years
(Resigned December 2020)
Chad Gilbert (Mayor Representative – Finishing Tracy Cody’s term)
8/01/2022 4 years
Lauren Metts 1/01/2026 5 years
B. Board of Zoning Appeals 3 year terms appointed by City Council
Member Term
Sid Gilbreath (Chairman) (Resigned January 2021) 1/01/2023 3 years
Connie McCormick 1/01/2022 3 years
James Dial 1/01/2023 3 years
Elwood Ervin 1/01/2024 3 years
Nancy Bohannon 1/01/2024 3 years
C. Historic Zoning Commission 5 year terms appointed by Mayor
Member Term
Alma Anderson (Chairman) 4/5/2023 Community in General
Cathy Lamb (Vice Chairman) 1/1/2026 Representative Cream City
Calvin Dickinson 4/5/2026 Local Preservation Organization
Peter Metts (serving the remainder of Greg Stamps’s term)
4/5/2021 Architect
Susan Vandergrif 4/5/2022 Local Patriotic Organization
Lee Carney 1/1/2021 Representative E Broad St/Freeze St
Chris Wakefield 4/5/2024 Planning Commission Member
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III. 2020 MEETING SUMMARIES
A. Planning Commission (January - December)
Meetings Held 10
Special Called Meetings Held 0
Meetings Cancelled 2
No Quorum Meeting 0
B. Summary of Planning Commission Meetings
January 27, 2020:
The Planning Commission elected Jim Stafne as Chairman and Judy Jennings as Vice-
Chairman.
Approved: Preliminary plat of Elkins townhomes, 42 lots located off North Washington
Avenue; six (6) month extension of Claremont Subdivision, 12 lots located at 507 West
Stevens Street.
February 24, 2020:
Approved: Rezoning of 1901, 1913, & 1919 North Washington Avenue from CL )Local
Commercial) and 420, 430, 502, 212 & 518 East Jere Whitson Road from RS-10 (Single
Family Residential) to RM-14 (Multi-Family Residential); Six (6) month extension of the
preliminary plat of Brighton Park, 14 lots located at 625 East 10th Street; Six (6) month
extension of Raelyn Court Subdivision, 13 lots located off Bay View Drive; Variance for
a flag lot and the final plat of Sycamore Church of Christ, Crescent Drive Division, Two
(2) lots located at 1070 Crescent Drive; Renaming of Foundation Drive to Jake Hoot Drive;
Amendment to the Zoning Code to include Microbreweries and Brewpubs as a permitted
use in the CI, Commercial-Industrial Mixed Use District; 2020 Annual Report & Program
Design.
Conditional Approval: Final plat of Magnolia Creek Phase II, 31 lots located off Freehill
Road; Final plat of The Cottages, 49 lots located on McCully Road and Springboro Road;
Final plat of Washington Court, 9 lots located on Tansi Drive; Final plat of 700 Broad
Phase I (Lots 14-22), ten (10) lots located at 731 East Broad Street
March 23, 2020:
The Planning Commission did not meet in March.
April 27, 2020:
Approved: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16; Final plat of Edgington Court, a 24 lot Single Family Attached
Development, located on West Broad Street and Chestnut Drive; Renaming a portion of
West 8th Street from Tennessee Tech Quadrangle west to Stadium Drive and naming a new
street from Stadium Drive west to North Willow Avenue to Wings Up Way; The Reserve
preliminary plat Phases II, III and IV, 101 Single Family Detached lots.
Postponed: Closure of an undeveloped alley located between East 10th Street and Timber
Lane.
2
May 18, 2020:
Approved: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16 & No. 34; Closure of an undeveloped alley located between East
10th Street and Timber Lane; Zoning Code amendment relative to extending deadlines
during a natural disaster or emergency declaration.
Conditional Approval: Close, abandon, and declare as surplus property a portion of
undeveloped Poplar Avenue right-of-way; Preliminary plat of Concord Subdivision, 18
lots located on East Jere Whitson Road; Final plat of 700 Broad, Phase II, 27 lots located
at 731 East Broad Street.
Postponed: Preliminary plat of W.P. Brown Subdivision, 16 lots located at 1501 Bunker
Hill Road; Rezoning of 2.15 acres located on Buck Mountain Road, Tax Map 52, Parcel
07.00 from RS-10 (Single Family Residential) to PRD (Planned Residential Development).
June 22, 2020:
Approved: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16 & No. 34; Six (6) month extension of the preliminary plat of Spring
Hill Town Houses, nine (9) lots located between 1546 & 1590 East Spring Street.
Conditional Approval: Six (6) month extension of the preliminary plat of Highlands
Residential Road Dedication, 1 lot located at 761 Buffalo Valley Road; Preliminary plat of
Kacie Avenue Division, six lots located at 621 West Stevens Street; Revised final plat of
the Edd & Sallie Mae Eldridge Heirs Property, four lots located at Lee Seminary Road &
Holladay Road.
Postponed: Preliminary plat of W.P. Brown Subdivision, 16 lots located at 1501 Bunker
Hill Road;
Removed: Rezoning of 2.15 acres located on Buck Mountain Road, Tax Map 52, Parcel
07.00 from RS-10 (Single Family Residential) to PRD (Planned Residential Development).
July 27, 2020:
Approved: Six (6) month extension of the preliminary plat of Claremont Subdivision, 12
lots located at 507 West Stevens Street; Six (6) month extension of the preliminary plat of
Westbrook Farms Phase II Subdivision, 30 lots located on Cora Road; Final plat of Spring
Hill Town Houses, 9 lots located on East Spring Street.
Conditional Approval: Preliminary plat of Cabot Lane Subdivision (previously submitted
as W.P. Brown Subdivision) , sixteen lots located at 1501 Bunker Hill Road; Preliminary
plat of Prescott Heights, seven (7) lots located at West Cemetery Road and White Road.
Postponed: Amendments to the Cookeville Municipal Code, Title 15, “Motor Vehicles,
Traffic & Parking”, inserting a new Chapter 9, “Residential Parking Districts”.
Removed: : Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16, No. 34 & No. 51.
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August 24, 2020
Approved: Six (6) month extension of the preliminary plat of landmark court, 20 Single-
Family attached lots located on East 10th Street; Six (6) month extension of the preliminary
plat of Raelyn Court, 13 lots located off Bay View Drive; Six (6) month extension of the
preliminary plat of Brighton Park, 14 lots located at 625 East 10th Street; Amendments to
the Cookeville Municipal Code, Title 15, “Motor Vehicles, Traffic And Parking”, inserting
a new Chapter 9, “Residential Parking Districts”; Rezoning of 1940 East Spring Street from
CG (General Commercial) to QM (Quarry & Mining); Final PCD (Planned Commercial
Development) Plan for the East 10th Street PCD located at East 10th Street and Old
Kentucky Road (Tax Map 41, portion of parcel 55.00); Final plat of Old Kentucky
Commons, Six (6) lots located at East 10th Street and Old Kentucky Road (Tax Map 4,
portion of parcel 55.00).
Withdrawn: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16, No. 34 & No. 51; Rezoning of two parcels located at South Maple
Avenue & Neal Street (Parcels 066D A 001.02 & 066 032.02) from CR (Regional
Commercial) to CG (General Commercial).
September 28, 2020:
Approved: Six (6) month extension of the preliminary plat of West Towne Village, 50
single family detached lots located off Broadway Avenue; Six (6) month extension of the
preliminary plat of Scenic Bluffs, eight (8) lots located off South Jefferson Avenue and
Interstate Drive.
Conditional Approval: Preliminary plat of Windsor Hill West, 18 lots located at State
Route 111 and Oxford Place; Final plat of University Center Townhomes, Phase II, 14 lots
located at Autumn Avenue and West 12th Street; Final plat of the Deloy & Linda
Winningham Division, three (3) lots located at 405 West Spring Street.
Denied: Rezoning of 70 County Farm Road from RS-20 (Single Family Residential) to
RM-8 Multi-Family Residential); Rezoning of one parcel located on Buffalo Valley Road
(Tax Map 054 093.03) from RS-10 (Single Family Residential) to RM-8 (Multifamily
Residential).
Withdrawn: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16, No. 34, No. 51 & No. 60.
October 26, 2020:
Approved: Amending the minutes of the August 24th, 2020 Planning Commission
Meeting; 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);
Rezoning of 1525, 1551& 1571 Bunker Hill Road from RS-15 (Single Family Residential)
to RS-10 (Single Family Residential); 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); Six (6) month extension of the preliminary plat
of Brook View Subdivision, 16 lots located off Brook View Drive & Cora Road; Variance
4
for a flag lot and final plat for Steve & Melissa Tiebout Property, two (2) lots located at
1205 North Maple Ave.
Conditional Approval: Preliminary plat of Westfield Court, six (6) lots located at 461
West Stevens Street.
Withdrawn: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16, No. 34, No. 51 & No. 60.
November 23, 2020:
Approved: Cancelling the December Planning Commission Meeting.
Conditional Approval: Six (6) month extension of the revised preliminary plat of
Downton North, 19 lots located on East Hudgens Street; Final plat of 700 Broad Phase III,
28 lots located at 731 East Broad Street; Final plat for Reserve at The County Club Re-
Division of Lot #107, three (3) lots located at Eagle Drive & Reserve Drive.
Withdrawn: Resolution determining that due to the COVID-19 Pandemic, meetings of the
Cookeville Municipal Planning Commission be by electronic means as permitted by
Executive Order No. 16, No. 34, No. 51, No. 60 & No. 65.
December 21, 2020:
The Planning Commission did not meet in December.
C. Board of Zoning Appeals (January - December)
Meetings Held 6
Meetings Cancelled 6
No Quorum Meetings 0
Special Called Meetings 0
D. Summary of Board of Zoning Appeals Meetings
January 9, 2020 The Board did not meet in January
February 13, 2020: The Board did not meet in February
March 12, 2020:
Approved: Variance to reduce the parking space requirements for a proposed fraternity
house in the University District from 18 parking spaces to 17 parking spaces on the
property located at 527 North Peachtree Ave.
April 9, 2020:
Approved: Resolution, determining that, due to the COVID-19 pandemic, meetings of
the Board of Zoning Appeals shall be by electronic means as permitted by Executive Order
No. 16; variance to reduce the rear yard setback requirement from 30 feet to 17 feet for a
total variance of 13 feet for property located at 4548 Old Sparta Road; special exception
for used automobile sales for property located at 840 East 10th Street; variance to reduce
the front yard setback requirement from 30 feet to 10 feet to construct a secondary egress
5
staircase and a variance to reduce the rear yard setback from 25 feet to 5 feet and the side
yard setbacks from 10 feet to 0 feet for an addition to a nonconforming structure for
property located at 41 East 4th Street
Denied: Variance to the asphalt/concrete surfacing requirements for a portable building
sales lot for property located at 1552 and 1588 West Broad Street.
May 14, 2020: The Board did not meet in May.
June 11, 2020: The Board did not meet in June.
July 9, 2020:
Approved: Special exception to allow a Bed & Breakfast Home in a RS-20 (single-family)
zone on the property located at 701 South Dry Valley Road.
August 13, 2020:
Approved: Special exception to allow off-premise parking and a variance for off-premise
parking to exceed 50 percent of required parking and to reduce parking requirements from
57 spaces to 47 spaces for the property located at 4 & 8 West Spring Street; variance to
reduce the front yard setback requirements from 65’ to 62’ and the side yard setback from
10’ to 8’ for the property located at Woodlake Trace.
September 10, 2020:
Approved: Variance to reduce the front yard setback requirement on 6th Street from 30’
to 20’ for a total variance of 10’ and a variance to reduce the rear yard setback requirement
from 25’ to 13’ for a total variance of 12’ to build an addition and deck to an existing non-
conforming house located at 605 North Dixie Avenue.
October 8, 2020: The Board did not meet in October.
November 12, 2020: Variance to reduce the minimum lot size from 10,000 sq. ft. to 9,706
sq. ft. for a total variance of 294 sq. ft. for the property located at 344 East 18th Street;
variance to reduce the minimum lot area per dwelling unit from 45,000 sq. ft. to 43,996 sq.
ft. for a total variance of 1,004 sq. ft. to allow 15 dwelling units on the property located at
1440 East Spring Street.
December 10, 2020: The Board did not meet in December.
E. Historic Zoning Commission (January - December)
Meetings Held 1
Meetings Cancelled 11
No Quorum Meetings 0
Special Called Meetings 0
F. Summary of Historic Zoning Commission Meetings
January 14, 2020: There was no meeting in January.
6
February 11, 2020: There was no meeting in February.
March 10, 2020: There was no meeting in March.
April 14, 2020: There was no meeting in April.
May 12, 2020: There was no meeting in May.
June 9, 2020: There was no meeting in June.
July 14, 2020: There was no meeting in July.
August 11, 2020: There was no meeting in August.
September 8, 2020: There was no meeting in September.
October 13, 2020:
Approved: Certificate of Appropriateness for exterior alterations and a new addition to the
property located at 605 North Dixie Avenue.
November 10, 2020: There was no meeting in November.
December 8, 2020: There was no meeting in December.
7
2020 PLANNING PROGRAM EVALUATION
A. Long Range Planning
1. Comprehensive Plan
• The Cookeville 2030 Plan was completed by the Planning Commission in 2010 and
adopted by the City Council through Ordinance No. O10-11-14, effective 12/13/10. It
replaced the Cookeville Comprehensive Future Land Use Plan adopted by the City
Council through Resolution No. R00-10-29, effective October 5, 2000.
• Amendments to the Future Land Use Element relating to Bennett Road Extension Project
adopted by City Council by Ordinance #012-06-08, effective 8/17/12.
• Resolution R17-12-18 accepting Cookeville Corridor Analysis and Major Street Plan
update prepared by WSP and funded with TDOT Transportation Planning Grant 2017.
• Amendments to the Future Land Use Element relating to the 10th Street Planned
Commercial Development, including a new classification, Commercial-Planned, adopted
by the City Council by Ordinance #O18-11-31.
• Resolution R20-01-01 accepting Cookeville Bicycle and Pedestrian Circulation Plan
update prepared by Gresham Smith and funded with TDOT Transportation Planning
Grant 2019.
2. Major Street Plan
• Revised Major Street Plan adopted and recorded in 2010, replacing 1999 Plan.
• Amended Major Street Plan approved by Planning Commission on 5/12/2012 and
recorded on June 12, 2012. Amendments included access points and proposed connecting
streets relative to the Bennett Road Extension Project.
3. Envision Cookeville
• Status Report prepared in 2017.
4. Putnam County Multi-Jurisdictional Hazard Mitigation Plan adopted by Resolution R17-07-
09 is current remains in effect
5. Putnam County Multi-Jurisdictional Transportation Plan 2019
• Assisted in development a Top 10 list for improvements on state routes.
• Submitted Community Transportation Planning Request to TDOT for the following
Cookeville projects 2019:
o South Jefferson Avenue (HWY 136) Bunker Hill Road intersection improvements
o South Jefferson Avenue (Hwy 136) - Interstate 40 intersection improvements –
Provide dual eastbound left-turn lanes at the eastbound ramp; Improve
channelization of the two right-turn lanes, implement no right-turn on red.
Consider converting inner right-turn lane to share right-left turn lane.
o South Jefferson Avenue (Hwy 136), from I-40 intersection to Interstate Drive-Neal
Street intersection –Add dual northbound left-turn lanes on South Jefferson Avenue
8
o South Jefferson Avenue (Hwy 136)-Interstate Drive-Neal Street, intersection
improvements – Add dedicated southbound right-turn lane on Jefferson Avenue;
Add dual eastbound turn lanes on Interstate Drive; Add dual westbound left-turn
lanes on Neal Street.
o South Willow Avenue (SR 135) from Gould Drive to West Cemetery Road. Widen
from two (2) lanes and three (3) lanes to five (5) lanes.
o New east west route north of Cookeville, including grade separated interchange at
SR 111/Quinland Lake Road to Hilham Rd (SR 136)
o East Spring Street (Hwy 70N) widen from two (2) lanes to three (3) or five (5) lanes
from East Broad Street to Highway 111.
o East 10th Street at SR 111 northbound ramp. Provide additional northbound right-
turn lane. Restrict right turns on red.
o New Route to connect Hwy 70 at the Tennessee Ave to Gainesboro Grade (Hwy
290)
B. Strategic Planning
1. Streets and Right-of-Ways - 2020
a. Official Street Inventory and Assessment.
• Updated in 2019, new streets added in 2020, the Official Street Inventory will
be updated in March 2021.
b. Official Street Map - 2020
• Most recent map adopted by Ordinance #O19-05-02 and effective 7/5/2019.
c. TDOT Community Transportation Planning Grant
• Cookeville Corridor Analysis and a Major Street Plan update completed by
WSP and approved in 2017.
• Cookeville Bicycle and Pedestrian Circulation Plan Update completed by
Gresham Smith and approved 2019
d. Street Construction/Improvement Projects – 2020
• Assist with East 10th Street improvement project relative to the 10th Street PCD
e. Street Naming - 2020
• Street Name Changes: Foundation Drive to Jake Hoot Drive, Portion of West
8th Street in Tennessee Tech Campus to Wings Up Way
• Private Drives Named: Allison Way, Edington Drive, University Court,
Electric Avenue
• New Streets Named: Cottage Way, Bishop Lane, Hemlock Circle, Fenbrook
Way
f. Requests for Street Closure/R.O.W. Closure and Abandonment and Declaring as
Surplus - 2020
• Approved: Undeveloped portion of Popular Avenue
9
• Withdrawn: Request for closure of an undeveloped alley located between East
10th Street and Timber Lane
• Portions of West 14th Street and an undeveloped alley off Cherry Avenue and
East 1st Street approved by the Planning Commission in 2019, approved by the
City Council in 2020
g. Center Hill Rural Planning Organization.
• Technical Committee Member (City Manager), guest (Planning Director)
• Attended all 2020 RPO meetings (virtual).
• Widening of State Highway 136 (South Jefferson Avenue) recommended as
priority for FY12 - FY13 (ROW), project currently under construction phase,
scheduled for bid letting 3/2021.
• Widening of US 70N (Spring Street) recommended in 2009 for Transportation
Planning Report (TPR).
• North Willow Avenue widening endorsed by RPO in 2016, currently in the
Preliminary Engineering Phase.
• Submitted Top 10 projects from Putnam County Joint Transportation
Committee 2019.
• South Jefferson Avenue and North Willow Avenue reapproved as top-priority
projects for Center Hill RPO 2020.
h. Sidewalks/Multimodal
• Continued implementation of TDOT Multimodal Access Grant Application for
installing sidewalks along State Route 24 (East Spring Street) from Broad Street
to Neal Street, grant approved in 2015, construction to begin 2021
• Provided technical assistance for sidewalk installation along Interstate Drive
and South Jefferson Avenue, ROW acquisition to begin in 2021, no timetable
for construction.
• TDOT Community Transportation Planning Grant to update Pedestrian and
Bicycle Circulation Plan awarded, Plan Update completed 2019.
• Awarded TDOT Multimodal Access Grant (MAG) for installation of sidewalks
along North Willow Avenue and West 12th Street 2018, currently in NEPA
evaluation phase.
• Submitted a TDOT Multimodal Access Grant (MAG) application for sidewalk
construction along West 12th Street and along N. Willow Avenue. Sidewalk
grant preapplication was not approved.
i. Downtown Parking
• Study completed in 2016 updating inventory & analysis of parking prepared
in 2004.
• Parking Utilization Study completed in 2018.
j. Attended 2020 TDOT Virtual MPO Conference
• Invited to participate in the MPO Conference in anticipation of MPO transition
after 2020 Census population is released.
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2. Annexation - 2020
• Annexation Studies prepared: None
• Plan of Services prepared: None
• Annexation by Referendum approved: None
• Plan of Services Annual Progress Report prepared & published in 2021 for 13 areas
annexed from 2000 - 2018.
• Comprehensive Zoning for Annexation Area: None
3. Surplus Property Requests - 2020
• Request for Declaration of right-of-way as surplus: None
• Request for Declaration of undeveloped right-of-way as surplus: 1
• Request for Declaration of alley as surplus: 1 (Withdrawn)
• Request for Declaration of streets as surplus: None
4. Deeds
• Quit Claim Deeds prepared: 5 (2 for Popular Avenue, 2 for alley off Cherry Ave
and 1 for W. 14th St.)
• ROW Deeds prepared: None
• Warranty Deeds prepared: None
• Deed of Correction: None
C. Land Use Controls
1. Municipal Zoning Code
Current Zoning Code and Map originally adopted by Ordinance # O01-11-15,
effective 1/4/02.
a. Amendments – 2020
• Amendments to the Cookeville Zoning Code: 2 approved by Planning Commission.
• Amendments to the Cookeville Zoning Code: None denied by City Council.
• Amendments to the Cookeville Zoning Code adopted by City Council: 2 (O20-
03-04 & O20-05-07)
• Amendments to the Cookeville Municipal Code: 1
• Amendments to the Cookeville Municipal Code adopted by City Council: 1
(O20-09-16)
• Amendments pending approval by City Council: None
b. Rezoning Requests
• Rezoning requests approved by Planning Commission: 5 (1901, 1913 & 1919
North Washington Avenue and 420, 430, 502, 512 & 518 East Jere Whitson
Road, 1940 East Spring Street, 1525, 1551 & 1571 Bunker Hill Road, a portion
of parcel located on Tennessee Avenue and a portion of a parcel located on
Neal Street & East Veterans and Neal Street, South Maple Avenue & Old
Walton Road)
• Rezoning requests conditional approval: None
• RAO’S (Redevelopment Area Overlay District): None.
11
• RAO’s Withdrawn: None.
• Rezoning requests postponed: 1 (2.15 acres located on Buck Mountain Road)
• Rezoning requests withdrawn: 2 (2.15 acres located on Buck Mountain Road,
two parcels located at South Maple Avenue & Neal Street)
• Requests denied by Planning Commission: 2 (70 County Farm Road and one
parcel located on Buffalo Valley)
• Ordinances adopted by City Council: 10 (O19-12-17, O20-01-01, O20-01-02,
O20-03-03, O20-03-04, O20-05-07, O20-06-12, O20-06-13, O20-09-16, O20-
09-17)
• Ordinance pending City Council approval: None.
• Ordinance denied by City Council: 1940 East Spring St, CG General
Commercial to QM, Quarry Mining.
• Requests appealed to the City Council: None.
• Requests revised by the City Council: None.
• Expiration of PRD Zoning: None.
• Rezoning Repealed: None
c. Zoning Appeals considered:
• Variances: 7 approved; 1 denied
• Special Exceptions: 3 approved; 0 denied
• Administrative Interpretations: 0 approved ; 0 denied.
d. Historic Zoning
• Requests for Historic Overlay Zoning: None.
• Proposals for expansion of Historic District: None
• Certificates of Appropriateness issued by Board: One (1) approved; None
denied.
• Certificates of Appropriateness issued by Staff: None approved; None denied.
• Submitted materials to Tennessee Historical Commission to maintain status in
Certified Local Government Program.
e. Sign Regulations - 2020
• Billboard permits issued: 2
• Billboard permit fees: $1,801
• Inventory of existing billboards updated.
• Computer database of billboards updated.
f. Flood Plain Regulations
• Current Floodplain Regulations adopted in 2009 by Ordinance #O09-07-13,
replacing 2007 regulations.
• Floodplain Regulations (Section 230 Zoning Code) amended in 2018 by
Ordinance #O18-03-05
• CAV (Community Assessment Visit) completed by FEMA 2018.
• Base Flood Elevation determinations discontinued 2018 at direction of
TEMA/FEMA
• Elevation Certificates Issued: One (1)
• Staff completed certification of TN AFRM Virtual Conference 2020
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g. Zoning Confirmation Letters - 2020
• Zoning confirmation letters prepared: 28
h. Zoning Database
• Rezoning, Board of Zoning Appeals & Historic Zoning activities updated.
2. Subdivision Regulations
Current Subdivision Regulations adopted on 4/24/00 superseding and replacing
previous regulations adopted on 9/25/89. Amended 3/25/02, 5/23/05, 3/23/09, 6/27/11,
and 6/26/17.
a. Amendments – 2020
• Subdivision Regulations amendments: None
• Plats Approved: 46
• Final plats: 15 containing 223 lots (excluding minor plats approved by staff).
• Final plats denied: None
• Final plat extension: None
• Final plat revisions: None
• Preliminary plats: 7 containing 171 lots.
• Preliminary plat extensions:16 approved containing 264 lots.
• Revised preliminary plats: None.
• Minor plats: 40 containing 77 lots approved.
• Extension of financial guarantee: One (1) approved
• Variance for a Flag Lot: Two (2) approved containing four (4) lots.
• Resubmittal of preliminary plat: None.
• RAO Redevelopment Concept Plan: None.
c. Financial Guarantees, Warranties, Street Surfacing Fees - 2020
• Financial guarantees, totaling $78,500 accepted.
• Financial guarantees, $20,300 released.
• Financial guarantees, totaling $334,100 currently held.
• Financial guarantees, totaling $26,500 in default.
• Warranty of improvements, totaling $58,000 accepted.
• Warranty of improvements, totaling $88,000 currently held.
• Warranty of improvements, $23,000 released.
• Warranty of improvements, totaling $2,650 in default.
• Final street surfacing fees received: $141,500.
• Final street surfacing fees due: None.
• Final street surfacing fees, totaling $338,000 currently held.
d. Subdivision database maintained.
3. Municipal Code Amendments – 2020
Prepared amendment to the Cookeville Municipal Code relative to Residential Parking
Districts
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D. Community Development
1. Completed updates to Average Daily Traffic Count Map, map published on the
Planning Department website.
2. Updated Major Street Plan Map
3. Updated Cookeville Regional Medical Center property map
4. Completed updates to City Owned Property Map.
5. Implemented electronic meetings through Zoom software as authorized by Tennessee
Governor Bill Lee’s Executive Orders
6. Maintained and updated street closure database.
7. Completed updates and maintenance of Planning Department section of Civic Plus
website.
8. Maintained and updated street closure database
9. Served on Putnam County Census Committee, coordinated outreach efforts for the
2020 Census
10. Coordinated with Upper Cumberland Human Resource Agency on the replacement
and addition to total ten (10) bus shelters on public transportation routes
11. Prepared and submitted Community Development Block Grant for sewer
improvements in the West End sewer basin. Scored within two (2) points of funding,
plan to resubmit in 2021
12. Provided staff support to the Tree Board
• Attended four (4) meetings of the Tree Board.
13. GIS Activities
• Upgrade ArcGIS Server to 10.5.1.
• Reconfigure replicas from utilities and county servers to better safeguard against
future replica breaks.
• Update and maintain Planning Department GIS datasets, including billboards,
zoning, streets, building footprints, City of Cookeville Corporate Limits, edge of
pavement and sidewalks.
• Publish online maps from our local server to serve City employees and the
general public.
• Provide Economic Development with web applications and paper maps upon
request
• Administer ArcGIS online organizational account by managing user accounts and
troubleshooting issues when they arise.
• Use Phantom 4 quadcopter to take aerial photos in preparation for Board of
Zoning Appeals, City Council, Planning Commission and other meetings.
• Digitize features like street pavement, line striping and building footprints from
aerial photographs on Google Maps.
• Continued implementation of data sharing agreement and a non-disclosure
agreement to ensure a consistent product including AutoCAD, shapefiles and hard
copy formats are delivered in a timely fashion to contractors, developers and
government entities.
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• Produce maps for seasonal events (Fall Fun Fest, Cooking on the Square, Slide
the City, all cancelled for 2020) and other events that require road closures and
emergency personnel presence.
• Renew three (3) year Enterprise License Agreement with ESRI (2020)
• Use Network Analyst to find best location for a potential fire station by analyzing
the service locations and drive time to residences and businesses 1.5 miles from
the potential location.
• Use LIDAR to determine road elevations and building heights.
• Provide finance department with taxable businesses in the city limits and
locations of public housing.
• Export data collection for Codes department to use in a form auto fill application
• Rezoning of various properties.
• Update annual daily traffic map & database.
• Update subdivision plats database.
• Assisted with tornado damage mapping, assisted with web apps and coordination
of field data collection, assisted with management of ArcGIS Online aspects.
• Worked on Comp Plan Updates and Illustrations
• Assisted Leisure Services with grant maps
• Assisted other departments with data familiarization for newly hired GIS staff.
14. Assisted with various Economic Development Activities/Projects.
15. Advertised and interviewed for Assistant Planning Director, unable to fill the
position. Will advertise for vacant position as Assistant Director or Planner
classification again in 2021.
E. PLANNING COMMISSION TRAINING
• Completed four (4) hours of required annual training thru MTAS and/or the
Tennessee Chapter of the American Planning Association (TAPA)
V. 2021 PROGRAM DESIGN
A. Comprehensive Plan
1. Continue implementation of Cookeville 2030 Plan.
2. Monitor, assist and review as required implementation of Major Street Plan, including
the following projects:
• South Jefferson Avenue widening
• North Willow Avenue widening
• East 10th Street Widening (Fisk Road to Highway 111)
3. Continued work activities directed at preparing update to the Cookeville 2030 Plan
B. Strategic Planning
1. Update Street Inventory and Assessment as necessary.
2. Submit Amendments to Official Street Map as necessary.
15
3. Continue representation on Center Hill Rural Transportation Planning Organization.
4. Prepare Studies, Plan of Services, Resolutions, and other materials necessary for any
other Annexations.
5. Complete annual and 6-month progress reports, and schedule Public Hearings for any
uncompleted plan of services.
6. Continue efforts to maintain and improve rating in FEMA’s CRS Program.
7. Assist with implementation of TDOT Multimodal Access Grant (State Route 24,
Highway 70 sidewalks and N. Willow Ave (Highway 135) and W. 12th Street
Sidewalks).
8. Continue to prepare for expected transition from participating in the Rural
Transportation Planning Organization (RPO) to Metropolitan Transportation Planning
Organization (MPO)
9. Advertise and fill vacancy in the Planning Department. Additional staff will be
necessary with expected increased work activities.
C. Land Use Controls
1. Continue adequate enforcement and administration of regulations.
2. Prepare as necessary, amendments to Zoning Code
3. Update Zoning Map to reflect 2020 amendments.
4. Update Zoning Atlas as necessary.
5. Maintain Inventory and Database of Billboards.
D. Community Development Services
1. Update and maintain Traffic Count Map.
2. Update and maintain Map of City Owned Properties.
3. Maintain and update Planning Department section on City of Cookeville website.
4. Continue to provide Tree Board with staff support and assistance as needed.
5. Assist UCHRA with locations for addition of new bus shelters along Cookeville Go
Upper Cumberland fixed route public transportation.
6. GIS Activities
• Continue development and maintenance of GIS system
• Assist with transition to ArcGIS Pro software
E. Planning Commission Training
Complete required four (4) hours of annual training.
Adopted this ___ day of ________ 2021.
______________________________________ _________________
Chairman, Cookeville Planning Commission Date
______________________________________ _________________
Cookeville City Manager Date
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ATTENDANCE CHART FOR BOARD OF ZONING APPEALS MEMBERS
2020
MEMBER JAN. FEB. MARCH APRIL MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC.
SID GILBREATH NM NM P P NM NM P P P NM P NM
JAMES DIAL NM NM A P NM NM P P P NM P NM
NANCY BOHANNON NM NM A P NM NM P A P NM P NM
ELWOOD ERVIN NM NM P P NM NM P P P NM P NM
CONNIE MCCORMICK NM NM P P NM NM P P P NM A NM
P – Denotes that the member was present.
A– Denotes that the member was absent.
NM – Denotes no meeting held.
ATTENDANCE CHART FOR HISTORIC ZONING COMMISSION MEMBERS
2020
MEMBER JAN. FEB. MARCH APRIL MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC.
ALMA ANDERSON NM NM NM NM NM NM NM NM NM P NM NM
LEE CARNEY NM NM NM NM NM NM NM NM NM A NM NM
CALVIN DICKINSON NM NM NM NM NM NM NM NM NM P NM NM
CATHY LAMB NM NM NM NM NM NM NM NM NM P NM NM
PETER METTS NM NM NM NM NM NM NM NM NM P NM NM
SUSAN VANDERGRIFF NM NM NM NM NM NM NM NM NM P NM NM
CHRIS WAKEFIELD NM NM NM NM NM NM NM NM NM P NM NM
P – Denotes that the member was present.
A– Denotes that the member was absent.
NM – Denotes no meeting held.
NQ - Denotes no quorum meeting.
ATTENDANCE CHART FOR COOKEVILLE PLANNING COMMISSION MEMBERS
2020
MEMBER JAN. FEB. MARCH APRIL MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC.
NM
JIM STAFNE P P NM P P P P P P P P
NM
JUDY JENNINGS P P NM A P P P P P P P
NM
JIM COBB P P NM P P P P P P P P
NM
TRACY CODY A P NM P P P P P P P P
DANIEL ODOM NM
P P NM P P P A A
(RESIGNED AUGUST 2020)
NM
KAY STARKWEATHER P P NM P P P P P P P P
NM
LESLIE SULLINS DRAPER P P NM A P P P P A A A
NM
CHRIS WAKEFIELD P P NM P P P P P P P P
NM
ERIC WALKER P P NM P P A P P P P P
P – DENOTES THAT THE MEMBER WAS PRESENT.
A – DENOTES THAT THE MEMBER WAS ABSENT.
NM – NO MEETING HELD.
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