Planning Commission
Regular MeetingCookeville, TN · May 24, 2021
Minutes
COOKEVILLE PLANNING COMMISSION
MINUTES
MAY 24TH, 2021
The Cookeville Planning Commission met on Monday, May 24th, 2021 at 5:30 p.m., in the Council
Chambers, 45 E. Broad Street, Cookeville, Tennessee.
MEMBERS PRESENT: Jim Cobb, Judy Jennings, Lauren Metts, Jim Stafne, Kay Starkweather,
Leslie Sullins, Eric Walker & Jim Woodford.
MEMBERS ABSENT: Chad Gilbert.
STAFF MEMBERS PRESENT: Jon Ward, Ken Young & Haley Dickson.
STAFF MEMBERS ABSENT: James Mills.
OTHERS PRESENT: Benjamin Armstrong, Ruperto Leon, Jack Stites & Lindsay Pride.
ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for
the meeting.
CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the
motion to approve the agenda as submitted. Leslie Sullins seconded the motion and the motion
carried unanimously. APPROVED.
CONSIDER FOR APPROVAL THE MINUTES OF APRIL 26TH, 2021. Eric Walker made the
motion to approve the minutes of April 26th, 2021. Jim Woodford seconded the motion and the
motion carried unanimously. APPROVED.
CONSIDER FOR ACTION A REQUEST TO CLOSE, ABANDON AND DECLARE AS
SURPLUS PROPERTY A PORTION OF AN UNDEVELOPED RIGHT-OF-WAY
LOCATED OFF POLLY DRIVE. REQUEST SUBMITTED BY JONATHAN MCNABB OF
V3 VENTURE PARTNERS. DEVELOPER HAS REQUESTED THAT THIS ITEM BE
POSTPONED UNTIL THE JUNE 23RD PLANNING COMMISSION MEETING. Jim Cobb
made the motion to approve the postponement request. Leslie Sullins seconded the request and the
request carried unanimously. APPROVED.
CONSIDER FOR ACTION THE FINAL PLAT OF HOLLADAY HEIGHTS
SUBDIVISION, THREE (3) LOTS LOCATED AT CLAY AVENUE AND FREEDOM
AVENUE. REQUEST SUBMITTED BY UP HOLDINGS, LLC. Jon Ward stated that Mr.
James Nelson on behalf of Up Holdings, LLC, has submitted for approval the Final Plat for Revised
Lots 1-6 and 28-56 of Block I of the Holladay Heights Subdivision, a three (3) lot subdivision of
property located at the corner of Freedom Avenue and Clay Avenue.
Analysis: The property is identified on Tax Map 054D, Group B as Parcel 001.00, containing
approximately 0.71 acres. Proposed Lot 2 contains an existing single-family house at 314 Freedom
Avenue, proposed Lots 1 and 3 are vacant. The property is zoned RS-10 (single-family residential)
and is adjacent to RS-10 to the east, north and west and HM, Heavy Manufacturing to the south. As
per the Subdivision Regulations, the proposal does not require prior preliminary plat approval due
to the fact it contains less than ten (10) lots, and all infrastructure is existing. There is a six (6) inch
waterline on Freedom Avenue and Clay Avenue that serve fire hydrants located on the south side of
the Clay Avenue and the north side of Freedom Avenue that are within the required proximity for
fire protection. This water line transitions to a two-inch (2”) water line to serve the proposed lots.
Eight-inch (8”) and twelve-inch (12”) gravity sewer lines serve the properties. There are no mapped
natural geographic constraints on the property, such as sinkholes, wetlands or special flood hazard
areas.
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MAY 24TH, 2021
Recommendation: Conditional approval of the Final Plat as submitted, subject to additions and
corrections as requested by the Planning Department and/or other appropriate city departments.
Kay Starkweather made the motion to approve the request recommended by staff. Jim Woodford
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE REVISED
PRELIMINARY PLAT OF DOWNTON NORTH, 19 LOTS LOCATED ON EAST
HUDGENS STREET. REQUEST SUBMITTED BY JERRY GAW. Jon Ward stated that
developer Jerry Gaw has submitted a request for a second six (6) month extension of his Downton
North Preliminary Plat, which is a 19-lot single family attached development of his property located
between East Spring Street and East Hudgens Street across from Downton Square. A revised 20 lot
plat was previously considered and approved at the November 25, 2019 Planning Commission
meeting for a period of one (1) year. A six (6) month extension was granted with the revised 19 lot
plat on November 23rd, 2020, which also served as a six (6) month extension of the preliminary
plat.
Analysis: As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, two
(2) six (6) month extensions can be applied for by the developer and granted by the 2 Planning
Commission provided a $50.00 fee is submitted with the request. Mr. Gaw submitted the fee along
with his written request for another extension.
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 November 19th, 2019.
Jim Woodford made the motion to approve the request recommended by staff. Leslie Sullins
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE PRELIMINARY PLAT OF REESER PLACE, FIVE (5)
LOTS LOCATED OFF MINE LICK CREEK ROAD AND REESER LANE. REQUEST
SUBMITTED BY ANDY HAMMOCK. Jon Ward stated that Mr. Andy Hammock has submitted
for approval the Final Plat for Reeser Place, a five (5) lot subdivision of property located at the
corner of Reeser Lane and Mine Lick Creek Road.
Analysis: The property is identified on Tax Map 065, as Parcel 005.02, containing approximately
2.99 acres. All proposed lots are vacant lots for single-family residential development. The property
is zoned RS-20 (single-family residential) and is adjacent to RS-20 on all sides. The Subdivision
Regulations do not require prior preliminary plat approval for subdivisions containing less than ten
(10) lots, with existing infrastructure. All street and utility infrastructure is in place with the
exception of a fire hydrant. The developers has requested conditional approval subject to
installation of the required fire hydrant. There is a four (4) inch and thirty (30) inch waterline on
Mine Lick Creek Road and a two (2) inch water line on Reeser Lane. No sanitary sewer services is
available in the area. The properties will be served by subsurface sewage disposal (septic) systems
and evaluated by the Tennessee Department of Environment and Conservation accordingly.
No fire hydrant is located in the area to provide sufficient fire protection, and the development will
require the installation of new fire hydrant. The Water Quality Control Department and Fire
Department both reviewed this proposal prior to submittal of the plat. Upon their evaluation and
recommendation, a new hydrant will be installed on the four (4) inch water line on Mine Lick Creek
Road that will provide sufficient pressure and flow for fire protection. The WQC Department has
negotiated purchase of the water service area within the Cookeville City Limits from Double
Springs Utility District and the City will take ownership of the system in August 2021. The WQC
Department stated they will be upgrading the four (4) inch water line and resetting fire hydrants in
COOKEVILLE PLANNING COMMISSION 3
MAY 24TH, 2021
the near future. There are no mapped natural geographic constraints on the property, such as
sinkholes, wetlands or special flood hazard areas.
Recommendation: Conditional approval of the Final Plat as submitted, subject to installation of the
fire hydrant, septic evaluation and approval from the Tennessee Department of Environment and
Conservation, and additions and/or corrections as requested by the Planning Department and/or
other appropriate city departments.
Jim Woodford 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 REZONING OF ONE PARCEL LOCATED ON
BUFFALO VALLEY ROAD (TAX MAP 054 093.03) FROM RS-10 (SINGLE-FAMILY
RESIDENTIAL) TO RS-5 (SINGLE-FAMILY RESIDENTIAL). REQUEST SUBMITTED
BY AARON BERNHARDT. Jon Ward stated that Mr. Aaron Bernhardt submitted a request to
rezone from RS-10, Single Family Residential to RS-5, Single Family Residential property located
on Buffalo Valley Road.
Analysis: The subject property is identified as Parcel 93.03 on Tax Map 54 and consists of
approximately 10.2 acres. It is contiguous on all sides with properties zoned as RS-20, Single
Family Residential. The property is currently undeveloped. The Planning Commission
recommended rezoning the property from RS-20 to RS-10 on April 23, 2018. The rezoning was
approved by the City Council in June 2018 and became effective on July 6, 2018. The Planning
Commission denied a rezoning request from RS-10, Single Family Residential to RM8 Multi-
Family Residential on September 28, 2020.
The RS-10 District is intended to provide a moderate density single-family residential environment
where public wastewater services are available. A minimum land area of 10,000 square feet per
dwelling unit is required. The RS-5 District is intended to provide a moderate-density single-family
residential environment in areas where public sewer is available, with a minimum land area
requirement of 5,000 square feet per dwelling unit. Public sewer service is available to the subject
property.
Mr. Bernhardt submitted a conceptual development plan with the rezoning request. This plan
depicts a proposed new public street with two (2) points of ingress/egress on Buffalo Valley Road.
A preliminary review by the Public Works Department indicates that sight distance for the proposed
access points would be acceptable. The concept contains 47 lots ranging in size from 18,334 sq. ft.
to 5,033 sq. ft., with an average lot size of 7,795 sq. ft. per lot. The submitted survey consists of
10.11 total acres or 440,391 sq. ft. This represents an overall density of 9,370 sq. ft. for 47 units for
the total property, including proposed street rights-of-way. The raw density of the property at the
current RS-10 Zoning designation would allow for 44 units. While some land area would be
unavailable for lot density due to right-of-way dedication, the proposal would represent an increase
in density of three (3) units for the overall maximum density.
Mr. Bernhardt also submitted a Sewer Service Availability Request to the Water Quality Control
Department for the 47 proposed single-family lots. The WQC Department issued an approval on
May 4, 2021 for not more than 47 single family homes.
The Cookeville 2030 Plan depicts the property as being suitable for lower density residential
development. At the time the plan was prepared public wastewater service was not available to the
subject parcel. The property is located in an area annexed by the city in 1983. It is noted in the 2030
Plan that to accommodate anticipated growth, significant portions of the land area will have to be
rezoned when the appropriate infrastructure is provided. Sewer service was extended to this area in
2004, and sewer infrastructure justified the previous action to rezone from RS-20 to RS-10. In the
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MAY 24TH, 2021
opinion of the Planning Department, the previous request to rezone the property to RM8 that was
denied in September 2020 was not compliant with the Future Land Use classification of lower
density residential. The RM8 District allows for multi-4 family apartments, and higher density
single-family development including townhomes and cluster homes whereby a raw density
calculation could be used for the overall property area. The 10.11 acre tract would allow for 88
units for higher density development in the RM8 District. The area consists mainly of only single-
family detached homes.
When the request was previously denied, the petitioner submitted the request to rezone to RM8 to
allow for townhome development. The Planning Department recommended that the petitioner
consider Planned Residential Development (PRD) Zoning for a higher density zoning classification,
however, the rezoning request is speculative as the petitioner had the property listed for sale and
submitted the rezoning request to market the property. The PRD Zone requires detailed plans
depicting the exact nature of development.
Mr. Bernhardt has stated that he plans to construct a development similar to the Cross Pointe
development located on Old Sparta Road and Bob Bullock Road. The proposed rezoning and has
similar characteristics to the property that was rezoned to RS5 for the Cross Pointe development.
The Future Land Use classification is consistent. Old Sparta Road is classified as a Minor Collector
and Buffalo Valley Road is classified as a Major Collector. 2020 traffic counts for Buffalo Valley
Road west of Holladay Road nearer to the proposed rezoning provides an Average Daily Traffic
(ADT) of 2,716 vehicles, and 4,653 ADT east of Holladay Road. Buffalo Valley Road is classified
as a Major Collector street that has no shoulders or pedestrian infrastructure. City officials have
identified Buffalo Valley Road as a street improvement project from West Jackson Street to just
east of Holladay Road. There is no timetable for improvements currently. An analysis of Buffalo
Valley Road included in the 2017 Cookeville Major Street Plan Update provided the segment from
the City Limits to West Jackson Street had an acceptable level of service. 2040 no-build projected
level of service was also acceptable. The Planning Department requested accident data from the
Cookeville Police Department for Buffalo Valley Road in the vicinity of the request. The past five
(5) years of accident data showed no accidents with injuries for a segment extending approximately
300 feet to the east and west of the site. For the five (5) year period, data shows six (6) crashes at
the intersection of Buffalo Valley Road and Holladay Road, and of those six (6) only one (1) since
2017. In the opinion of the Planning Department, the data does not indicate safety concerns for
accidents in the area.
Recommendation: Approval of rezoning request
Mr. Aaron Bernhardt stated that he plans on 47 units that have 3 bedrooms and 2.5 baths at 1,500 to
2,000 square feet. He plans on putting up a fence around the perimeter.
Kay Starkweather asked if there will be sidewalks.
Aaron Bernhardt responded yes, sidewalks are required around the subdivision and along Buffalo
Valley Road.
Patty Reab, 923 Buffalo Valley Road, stated that the proposed rezoning is directly across the street
from her and asked how it will affect her property.
Aaron Bernhardt stated that it would be an insignificant impact.
Mrs. Reab stated that the wooded lot beside her home is inhabited by many wildlife species and is
curious as to how this development will affect them.
Aaron Bernhardt stated that he can’t speak to the wildlife issue but his development has heavy
planting and tree landscaping and that he could put deer crossing signs around the road.
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MAY 24TH, 2021
Mrs. Reab asked how the noise will affect the surrounding properties.
Mr. Bernhardt told everyone to check out the Cross Pointe Subdivision. That parcel is almost the
same as what is proposed and has limited noise issues.
Rob Reab, 923 Buffalo Valley Road stated that the parcel is surrounded by low density zoning and
the rezoning request will put a higher density in the middle of low density development.
Mr. Bernhardt stated that the houses he builds are typically sold to older residents, which in turn are
quieter neighborhoods.
Mr. Reab asked if there will be a single entrance to the development.
Mr. Bernhardt stated that he is required to construct two entrances and due to the sewer line, he
probably won't be able to construct 47 units.
Mrs. Reab asked about the speeding issue on Buffalo Valley and how a new neighborhood will only
add to the issue.
Mr. Bernhardt stated that he can build the entrance up so that people would be able to see both
ways.
David Turnage, 920 Buffalo Valley Road, stated that his main concern with this development is
traffic. The excessive speeding on the straight stretch of road around the proposed rezoning will
lead to someone getting hurt and stated that he is also concerned about noise. There are older
families living around the area and they want to keep it peaceful.
Patricia Hall, 930 Buffalo Valley Road, stated that she owns the seven (7) acres adjoining the back
of the proposed rezoning property. She stated that the neighbors still strongly disagree with the
proposed rezoning, with the property being surrounded by RS20, low density property, the area will
be too crowded if rezoned and will be too much for their country neighborhood. She stated that it is
hard enough to get out of the driveway currently and that the traffic will only get worse if this is
approved. She does not recommend that the rezoning be approved.
Mrs. Reab asked what the differences in RS-10 and RS-5 are.
Aaron Bernhardt stated that RS-5 allows more flexibility in the design of the development.
Josh Wells, 940 Buffalo Valley Road, stated that several of his concerns have already been
addressed. Mr. Wells stated that the proposed rezoning will allow for 4-times higher density for
what is adjoining the property currently. He is worried about the uptick in traffic in the area.
Dianna Collins, previous owner of the proposed rezoned property stated that she believes she was
going to rezone to RS-5 instead of RM-8. She believes that Buffalo Valley Road is too busy and
that since her request to rezone the property was denied, this request should be denied as well.
Jon Ward took the floor to address the comments made by the residents. Mr. Ward stated that
sidewalks are required along constructed streets. He stated that speeding is everywhere in the city
and that he has contacted the police department and received the accident data for the area of the
proposed development and there has been no significant accidents.
Mr. Ward stated that RS-5 provides more flexibility for the layout of the development and that Mr.
Bernhardt is only allowed to put 47 units, which is half of what is allowed by the RS-5 zoning
district, per the sewer capacity.
Mr. Ward stated that Ms. Collins request to rezone the property in question in September 2020, was
to rezone from RS-10 to RM-8 which is an even higher density zoning district than the proposed
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MAY 24TH, 2021
RS-5. Her request to rezone to RM-8 would allow for up to 88 units. The lower density RS-5 is
acceptable in the single-family areas.
Mr. Ward addressed the comments about noise issues by stated that the development is for single-
family detached homes and that these developments mostly attract families and retirees. He stated
that single family homes are needed in the city limits.
Leslie Sullins asked if Ms. Collins request was to rezone to RS-5.
Mr. Ward stated that Ms. Collins had requested her property be rezoned to RM-8 in order to be
allowed to build townhomes and higher density homes. Mr. Ward stated that the Planning
Department tried to point her to apply for a Planned Residential Development (PRD), but no plan
was put together.
Leslie Sullins asked Mr. Bernhardt, if he purchased the property while it was zoned RS-10, what
was his plan.
Mr. Bernhardt stated that once he purchased the property, he drew up what could work and looked
into the RS-5 zoning district.
Leslie Sullins asked Mr. Bernhardt if he knew that the property was zoned RS-10 when he
purchased it.
Mr. Bernhardt responded, yes.
Jim Cobb asked if the plat will come back to the Planning Commission if the number of dwellings
change.
Mr. Ward stated that this request is specifically for the rezoning of the property, not the plat.
Mr. Cobb stated that if what is presented is lower, it might be better for rezoning purposes.
Mr. Bernhardt stated that proposals are just estimated.
Jim Woodford stated that the current acreage allows for 44 units and if the property is rezoned to
RS-5 and something happened to Mr. Bernhardt, that someone could buy it and put 88 units on the
property. He stated that with the generational change, people now don't want a large lot. He
believes that younger homeowners want a HOA that maintains their properties. Woodford stated
that he lives on 10th Street and didn’t realize much of a change when a HOA was put in near him He
stated that he, along with the Planning Commission, wants to protect city and local properties
around the proposed rezoning area and wants to have respect for those living there.
Mr. Ward stated that the Department of Water Quality only issued approval for 47 houses so
maximum of 88 units will not be allowed per water quality, regardless of higher density zoning
districts.
Leslie Sullins asked if a vehicle can be put in place to assure that no more units will be added if Mr.
Bernhardt were to sell the property before it was developed.
Mr. Ward stated that contract rezoning is not allowed.
Mr. Cobb stated that capacity assurance is the key here.
Mr. Bernhardt stated that with the rights-of-way on each lot, the development would have to be
fewer lots than the allowed 47 per Water Quality.
Leslie Sullins asked if the development could have fewer than 40 lots as opposed to the maximum
of 47.
COOKEVILLE PLANNING COMMISSION 7
MAY 24TH, 2021
Mr. Bernhardt stated that he ran the development through the modeling software and the sewer line
will reduce the allowable amount of units.
Mr. Cobb stated that according to the Future Land Use Plan, this area calls for lower density
housing.
Mr. Ward stated that this area is interpreted as a single-family lower residential area.
Mr. Cobb asked how this property is not spot zoned.
Mr. Ward stated that the property is over 10 acres. Anything over five (5) acres is not spot zoning.
Mr. Wells stated that there are open fields around the proposed rezoning and this could start the
trend of being rezoned to higher density. He and his family do not want to be surrounded by high
density developments.
Eric Walker stated that it’s important to think about how Cookeville is growing and how there will
have to be creative ways to build density in low-density areas in order for the city to grow. He
stated that the development will be approximately 300 feet from new entrance to Cane Creek Park.
Mr. Walker stated that Buffalo Valley Road is a major road and will require enhancements in the
near future. He stated that the quality of houses is beneficial to everyone in the neighborhood
because it can bring up property value.
Mr. Cobb stated that the proposed plat shows a range of square footage for each home in the
development. He stated that he minimal required square footage is 5,000 square feet and there are
only a few with that area.
Mr. Ward stated that the average square footage is 7,000 per unit.
Mr. Cobb asked how many RS-5 developments to we have in town.
Mr. Ward stated that the city only has a few RS-5 zoned areas.
Shawn Hall, 941 Buffalo Valley Road, stated that the neighborhood is country neighborhood, and
that Cookeville is growing but doesn't think that this is the area for development. The high traffic on
Buffalo Valley is concerning. She stated that the discussion is informative, but the way he's going
about it, and asked why the zoning can’t stay RS-10.
Mr. Bernhardt stated that RS-5 gives availability to adjust lots sizes and RS-10 might not get the
high quality needed to gain value for the cost of the property.
Sue Smith, 2088 Buffalo Valley Road, stated that the traffic count on Buffalo Valley to Hughes
Drive is high and Stevens Street needs sidewalks.
Mr. Reab stated that the rezoning isn't preliminary approval of plan, and we should step back and
look at allowable the units in RS-5.
Mrs. Reab stated that the property was rezoned in 2018 from RS-20 to RS-10.
Leslie Sullins stated that regardless of how the Planning Commission votes, all want to keep
neighborhood how it’s always been. Everyone in the city has to deal with traffic and so many
people are wanting to move here so we have to address higher density developments. She stated
that the apartments all over town are full.
Mr. Cobb stated that the infrastructure for the development will need to be updated to reach the
capacity of the system.
COOKEVILLE PLANNING COMMISSION 8
MAY 24TH, 2021
Mr. Ward stated that the developer can update the infrastructure. Any increase in density will
require the Department of Water Quality to add input since the Department of Water Quality only
approved this site for 47 units.
Mr. Walker stated that regardless of how the proposed rezoning is voted on, most concerns are
about traffic. After leaving this meeting, regardless of how this goes, Mr. Walker encouraged
residents to reach out to other parties of government for other concerns such as traffic and speed
enforcement.
Jim Woodford made the motion to approve the request recommended by staff. Eric Walker
seconded the motion. Votes: Jim Stafne – aye, Judy Jennings – nay, Jim Cobb – aye, Lauren Metts
– aye, Kay Starkweather – aye, Leslie Sullins Draper – nay, Eric Walker – aye, Jim Woodford –
aye. Motion Carried. APPROVED.
Study Items:
(1) Consider for study the rezoning of 535 North Washington Avenue (Tax Map 053-C D 007.00) from
RS-15 (Single-Family Residential) to RS-10 (Single Family Residential). Request submitted by
Donnie Suits.
Kay Starkweather made the motion to approve the study items. Jim Cobb seconded the motion and
the motion carried unanimously. APPROVED.
Staff Reports:
(1) Minor Plats Approved & Recorded:
Bartlett – Phelps Lot Line Revision, two (2) lots located at 262 & 270 East 8th Street – John
Bartlett, Jr. & Margaret Phelps
Gentry, John & Eulah Mine Lick Creek Road Division, one (1) lot located at 1801 Mine Lick
Creek Road – John & Eulah Gentry
Ellis, Steven & Kay Division Combination Plat, two (2) lots located at 543 Fisk Road & 541
Saddle Lane – Steven & Kay Ellis
Mine Lick – Holladay Division, two (2) lots located at Mine Lick Creek Road, Holladay Road
and Clarence Carter Road – Scott & Patricia Stout
ADJOURNMENT: 7:03 P.M.
SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING
____________________________ _________________________________
HALEY DICKSON JIM STAFNE, CHAIRMAN
PLANNING ASSISTANT COOKEVILLE PLANNING
COMMISSION
Agenda
Cookeville Municipal Planning Commission
Agenda
May 24th, 2021
5:30 P.M.
Action Items:
(1) Consider for approval the agenda as submitted.
(2) Consider for approval the minutes of April 26, 2021.
(3) Consider for action a request to close, abandon and declare as surplus property a portion of an
undeveloped right-of-way located off Polly Drive. Request submitted by Jonathan McNabb of
V3 Venture Partners. Developer has requested that this item be postponed until the June
23rd Planning Commission meeting.
(4) Consider for action the final plat of Holladay Heights Subdivision, three (3) lots located at
Clay Avenue and Freedom Avenue. Request submitted by Up Holdings, LLC.
(5) Consider for action six (6) month extension of the revised preliminary plat of Downton
North, 19 lots located on East Hudgens Street. Request submitted by Jerry Gaw.
(6) Consider for action the preliminary plat of Reeser Place, five (5) lots located off Mine Lick
Creek Road and Reeser Lane. Request submitted by Andy Hammock.
(7) Consider for action the rezoning of one parcel located on Buffalo Valley Road (Tax Map
054 093.03) from RS-10 (Single-Family Residential) to RS-5 (Single-Family Residential).
Request submitted by Aaron Bernhardt.
Study Items:
(1) Consider for study the rezoning of 439 East 6th Street (Tax Map 053-C D 006.00) and a
portion 535 North Washington Avenue (Tax Map 053-C D 007.00) from RS-15 (Single-
Family Residential) to RS-10 (Single Family Residential). Request submitted by Donnie
Suits.
Staff Reports:
• Bartlett – Phelps Lot Line Revision, two (2) lots located at 262 & 270 East 8th Street –
John Bartlett, Jr. & Margaret Phelps
• Gentry, John & Eulah Mine Lick Creek Road Division, one (1) lot located at 1801 Mine
Lick Creek Road – John & Eulah Gentry
• Ellis, Steven & Kay Division Combination Plat, two (2) lots located at 543 Fisk Road
& 541 Saddle Lane – Steven & Kay Ellis
• Mine Lick – Holladay Division, two (2) lots located at Mine Lick Creek Road, Holladay
Road and Clarence Carter Road – Scott & Patricia Stout
COOKEVILLE PLANNING COMMISSION
MINUTES
APRIL 26, 2021
The Cookeville Planning Commission met on Monday, April 26th, 2021 at 5:30 p.m., in the Council
Chambers, 45 E. Broad Street, Cookeville, Tennessee.
MEMBERS PRESENT: Jim Cobb, Judy Jennings, Lauren Metts, Jim Stafne, Kay Starkweather,
Eric Walker & Jim Woodford.
MEMBERS ABSENT: Chad Gilbert & Leslie Sullins.
STAFF MEMBERS PRESENT: Jon Ward, Ken Young & Haley Dickson.
STAFF MEMBERS ABSENT: James Mills.
OTHERS PRESENT: Benjamin Armstrong, Ruperto Leon, Jack Stites & Lindsay Pride.
ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for
the meeting.
CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Jon Ward requested that since
the Planning Commission is not being met my electronic means, that item number 3 be removed from
the agenda. Kay Starkweather made the motion to approve the agenda as submitted. Jim Woodford
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR APPROVAL THE MINUTES OF MARCH 22ND, 2021. Jim Cobb made the
motion to approve the minutes of March 22nd, 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, NO. 77 & NO. 78. REQUEST
SUBMITTED BY STAFF. Item removed from agenda.
CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE RESERVE AT THE
COUNTRY CLUB PRELIMINARY PLAT PHASES II, III, AND IV, 101 SINGLE FAMILY
DETACHED RESIDENTIAL LOTS. SUBMITTED BY DESIGN DEVELOPMENT, LLC. Jon
Ward stated that Mr. Tom Sergio with Design Development, LLC has submitted a request for a six
(6) month extension of their Reserve at the Country Club Phases II, III and IV Preliminary Plat, which
is a 101-lot single family detached subdivision located off Shag Rag Road. The Preliminary Plat was
approved by the Planning Commission on April 27, 2020 for a period of one (1) year.
Analysis: As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, 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. Sergio submitted the fee along
with his written request for an extension. Some grading work has begun on the site but there have
been no changes 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 April 27, 2020.
Jim Woodford made the motion to approve the request recommended by staff. Kay Starkweather
seconded the motion and the motion carried unanimously. APPROVED.
COOKEVILLE PLANNING COMMISSION 2
APRIL 26TH, 2021
CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE PRELIMINARY PLAT
OF BROOK VIEW SUBDIVISION, 16 LOTS LOCATED OFF BROOK VIEW DRIVE &
CORA ROAD. REQUEST SUBMITTED BY ERB PROPERTIES, LLC. Jon Ward stated that
Mr. Harold Brown with ERB Properties has submitted a request for a second six (6) month extension
of his Brook View Subdivision Preliminary Plat, which is a 16-lot single family detached subdivision
located off of Cora Road. The Preliminary Plat was approved by the Planning Commission on October
28, 2019 for a period of one (1) year. A six (6) month extension was granted on October 26, 2020.
Analysis: As provided in Article II, Section D, Subsection 9 of the Subdivision Regulations, 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 another 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 and extended.
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 October 28, 2019.
Kay Starkweather made the motion to approve the request recommended by staff. Jim Woodford
seconded the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION A REQUEST TO CLOSE, ABANDON AND DECLARE AS
SURPLUS PROPERTY A PORTION OF AN UNDEVELOPED RIGHT-OF-WAY
LOCATED OFF POLLY DRIVE. REQUEST SUBMITTED BY JONATHAN MCNABB OF
V3 VENTURE PARTNERS.
Developer has requested that this item be postponed until the May 24th planning commission meeting.
Eric Walker made the motion to approve the request recommended by staff. Jim Woodford seconded
the motion and the motion carried unanimously. APPROVED.
CONSIDER FOR ACTION THE REZONING OF 1368 WEST BROAD STREET AND 20 CC
CAMP ROAD FROM CL (LOCAL COMMERCIAL) TO LM (LIGHT MANUFACTURING).
REQUEST SUBMITTED BY SPARROW VENTURES. Jon Ward stated that Mr. Jack Stites with
Sparrow Ventures submitted a request to rezone properties located at 1368 West Broad Street, 20 CC
Camp Road, and 2221 West Jackson Street from CL, Local Commercial to LM, Light Manufacturing.
Analysis: The subject property is further identified as Tax Map 054D, Group A, Parcel 033.01 (20
CC Camp Road), a portion of Tax Map 054D, Group A, Parcel 034.04 (1368 West Broad Street) and
a portion of Tax Map 054D, Group A, Parcel 034.00 (2221 West Jackson Street). The area consists
of approximately 5.76 acres (6.1 acres including right-of-way). The area is contiguous with CL,
Local Commercial Zoning to the east and north, CL, Local Commercial and LM, Light
Manufacturing to the west and LM, Light Manufacturing to the south.
The LM District is intended for light industrial uses and establishments involved in the manufacture,
predominantly from previously prepared materials, of finished products or parts, including assembly,
processing, fabrication, limited storage, wholesaling, and distribution of such products, but excluding
basic industrial processing. Commercial and service uses in support of industrial uses are also
permitted.
In early 2021, Mr. Stites submitted a site plan for a warehouse development to the City for review.
The proposed structure is depicted over the zoning boundary from LM, Light Manufacturing to CL,
Local Commercial (mostly in the CL District). Warehousing is not permitted in the CL, Local
Commercial Zoning District, which prompted the rezoning request.
COOKEVILLE PLANNING COMMISSION 3
APRIL 26TH, 2021
The Future Land Use Concept Plan Element of the Cookeville 2030 Plan depicts this area as best
suited for mixed use commercial/industrial and local commercial use. The future land use
classification of the parcel at 1368 West Broad Street includes both Commercial/Industrial and Local
Commercial designations. The property at 1368 West Broad Street is also encumbered by a
significant TVA utility easement. The easement is 150’ wide and accommodates a 161 kV TVA
electric transmission line and a 69 kV electric line owned by the Cookeville Electric Department.
The easement bisects the property from north to southeast. No structures can be erected within the
easement, but access driveways, parking and other ground level activities may be allowed with
written approval from TVA. This easement provides a significant buffer from any building
construction to the property to the east.
In the opinion of the Planning Department, the rezoning request is compliant with the Future Land
Use Plan and consistent with development in the area. The TVA easement significantly limits
development on a portion of the site.
Recommendation: Approval of the rezoning to LM, Light Manufacturing.
Jim Woodford made the motion to approve the request recommended by staff. Kay Starkweather
seconded the motion and the motion carried unanimously. APPROVED.
Study Items:
(1) Consider for study the rezoning of one parcel located on Buffalo Valley Road (Tax Map 054
093.03 from RS-10 (Single-Family Residential) to RS-5 (Single-Family Residential). Request
submitted by Aaron Bernhardt.
Jim Cobb made the motion to approve the study items. Eric Walker seconded the motion and the
motion carried unanimously. APPROVED.
Staff Reports:
(1) Minor Plats Approved & Recorded:
• Woodlands at Forest Oaks Re-Division Lots 2-4, two (2) lots located at 630 & 634 Bradford
Trace – Joseph Norsworthy & Jerry Eaton
• Windsor Hill Re-Division of Lot 7, two (2) lots located at 928 & 930 Nottingham Drive –
Wanda & Dale Jones
ADJOURNMENT: 5:45 P.M.
SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING
____________________________ _________________________________
HALEY DICKSON JIM STAFNE, CHAIRMAN
PLANNING ASSISTANT COOKEVILLE PLANNING
COMMISSION
Action Item 3
Consider for action a request to close, abandon and declare as surplus property a portion of an
undeveloped right-of-way located off Polly Drive. Request submitted by Jonathan McNabb of V3
Venture Partners. Developer has requested that this item be postponed until the June 23rd
Planning Commission meeting.
Haley Dickson
From: Jonathan Ward
Sent: Tuesday, May 18, 2021 12:57 PM
To: Haley Dickson
Subject: FW: Postponing ROW Closure
For the Planning Commission packet. Please revise the agenda accordingly.
J. Ward
From: Jonathan McNabb <jonathan@v3realty.com>
Sent: Tuesday, May 18, 2021 11:56 AM
To: Jonathan Ward <jward@cookeville-tn.gov>
Subject: Postponing ROW Closure
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Jon,
We need to postpone consideration of the ROW closure on Polly Drive. The family that owns the adjacent property is
still going through the probate process and cannot provide their consent at this time.
Best,
Jonathan
--
Jonathan McNabb
Principal Broker
931-267-5010 (mobile)
615-236-6092 (office)
Electronic communications with officials and employees of the City of Cookeville are subject to the Tennessee Public Records Act.
1
Action Item 4
Consider for action the final plat of Holladay Heights Subdivision, three (3) lots located at Clay
Avenue and Freedom Avenue. Request submitted by Up Holdings, LLC.
Action Item 5
Consider for action six (6) month extension of the revised preliminary plat of Downton North, 19
lots located on East Hudgens Street. Request submitted by Jerry Gaw.
Action Item 6
Consider for action the preliminary plat of Reeser Place, five (5) lots located off Mine Lick Creek
Road and Reeser Lane. Request submitted by Andy Hammock.
Action Item 7
Consider for action the rezoning of one parcel located on Buffalo Valley Road (Tax Map 054
093.03) from RS-10 (Single-Family Residential) to RS-5 (Single-Family Residential). Request
submitted by Aaron Bernhardt.
APPLICATION FOR REZONING OFFICE ONLY
Date Filed: _________________________
The City of Cookeville
Date taken for Study: ________________
In order to be considered by the Cookeville Planning
Commission, this form shall be filed with the Cookeville Planning Commission: Approved Denied
Planning Department by 12:00 noon on the first Monday of
Date: __________________________
the month during which it is to be considered. All supporting
documentation, as well as a filing fee of $200.00, shall
Date sent to Council: ________________
accompany this form. You are urged to consult with the staff
of the Cookeville Planning Department in order to determine
Date of Public Notice: ________________
what documentation will be required.
Ordinance Number: _________________
EXISTING ZONING __________________________
RS-10
1st Reading: _______________________
PROPOSED ZONING _________________________
RS-5 2nd Reading: _______________________
Effective Date: _____________________
LOCATION OF PROPERTY TO BE REZONED * OWNER OF PROPERTY TO BE REZONED
Buffalo Valley Road NAME: Aaron Bernhardt
_______________________________
ADDRESS: ________________________________________
054 093.03 ADDRESS: ___________________________
1127 North Washington Avenue
TAX MAP NUMBER: _________________________________
CITY: Cookeville
___________ STATE: TN
____ ZIP:_____
38501
SUBDIVISION (If applicable): N/A
_________________________
* A copy of the Putnam County Tax Map showing the property to be rezoned PHONE: (931)559-7368
_____________________________
shall be attached. If available, a survey of the site shall also be attached.
EMAIL: _____________________________
aaron@bernhardt.com
AUTHORIZED AGENT * LAND USE
NAME: Aaron Bernhardt
______________________________________
EXISTING LAND USE:
ADDRESS: 1127 North Washington
___________________________________
Ave Vacant (RS-10)
CITY: Cookeville
_______________ STATE: TN
_______ ZIP:_____
38501
PHONE: (931)559-7368
_____________________________________ PROPOSED LAND USE:
EMAIL: __________________________________________________
aaron@bernhardt.com Single Family Detached (RS-5)
* If an attorney, real estate agent, family member, or other individual is to
serve as agent or spokesman for the property owner, a letter from the owner
designating said agent shall accompany this form.
REASON FOR REQUESTING REZONING:
To allow more flexibility for moderate priced housing.
Jon Ward
REVIEWED BY: ____________________________ 4/5/2021
DATE: ___________________________________
evil
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Month & Year Count Taken
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Study Item 1
Consider for study the rezoning of a portion 535 North Washington Avenue (Tax Map 053-C D
007.00) from RS-15 (Single-Family Residential) to RS-10 (Single Family Residential). Request
submitted by Donnie Suits.
APPLICATION FOR REZONING OFFICE ONLY
Date Filed: _________________________
The City of Cookeville
Date taken for Study: ________________
In order to be considered by the Cookeville Planning
Commission, this form shall be filed with the Cookeville Planning Commission: Approved Denied
Planning Department by 12:00 noon on the first Monday of
Date: __________________________
the month during which it is to be considered. All supporting
documentation, as well as a filing fee of $200.00, shall
Date sent to Council: ________________
accompany this form. You are urged to consult with the staff
of the Cookeville Planning Department in order to determine
Date of Public Notice: ________________
what documentation will be required.
Ordinance Number: _________________
EXISTING ZONING __________________________
RS-10
1st Reading: _______________________
PROPOSED ZONING _________________________
RS-5 2nd Reading: _______________________
Effective Date: _____________________
LOCATION OF PROPERTY TO BE REZONED * OWNER OF PROPERTY TO BE REZONED
Buffalo Valley Road NAME: Aaron Bernhardt
_______________________________
ADDRESS: ________________________________________
054 093.03 ADDRESS: ___________________________
1127 North Washington Avenue
TAX MAP NUMBER: _________________________________ 439 East 6th Street
CITY: Cookeville
___________ STATE: TN____ ZIP:_____
38501
SUBDIVISION (If applicable): N/A
_________________________
* A copy of the Putnam County Tax Map showing the property to be rezoned PHONE: (931)559-7368
_____________________________
shall be attached. If available, a survey of the site shall also be attached.
EMAIL: _____________________________
aaron@bernhardt.com
AUTHORIZED AGENT * LAND USE
NAME: Aaron Bernhardt
______________________________________
EXISTING LAND USE:
ADDRESS: 1127 North Washington
___________________________________
Ave Vacant (RS-10)
CITY: Cookeville
_______________ STATE: TN
_______ ZIP:_____
38501
PHONE: (931)559-7368
_____________________________________ PROPOSED LAND USE:
EMAIL: __________________________________________________
aaron@bernhardt.com Single Family Detached (RS-5)
* If an attorney, real estate agent, family member, or other individual is to
serve as agent or spokesman for the property owner, a letter from the owner
designating said agent shall accompany this form.
REASON FOR REQUESTING REZONING:
To allow more flexibility for moderate priced housing.
Jon Ward
REVIEWED BY: ____________________________ 4/5/2021
DATE: ___________________________________
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