Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES OCTOBER 25TH, 2021 The Cookeville Planning Commission met on Monday, October 25th, 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, Eric Walker & Jim Woodford. MEMBERS ABSENT: None. STAFF MEMBERS PRESENT: Jon Ward, Ken Young, Christopher Phillips & Haley Dickson. STAFF MEMBERS ABSENT: James Mills. OTHERS PRESENT: Amber Greenwood, Benjamin Armstrong & Tom Sergio. ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for the meeting. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Eric Walker made the motion to approve the agenda as submitted. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF SEPTEMBER 27TH, 2021. Leslie Sullins made the motion to approve the minutes of September 27th, 2021. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF ENCORE SUBDIVISION, SIX (6) LOTS LOCATED ON EAST 10TH STREET. REQUEST SUBMITTED BY CAPITAL COMMUNITIES, LLC. DEVELOPER HAS REQUESTED THIS ITEM BE POSTPONED UNTIL THE NOVEMBER 22ND PLANNING COMMISSION MEETING. Jon Ward stated that Mr. Donnie suits has requested that this item be postponed until the November 22nd Planning Commission meeting. Kay Starkweather made the motion to approve the request submitted 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 WESTFIELD COURT, SIX LOTS LOCATED AT 461 WEST STEVENS STREET. REQUEST SUBMITTED BY ANDY MILTON. Jon Ward stated that Mr. Andy Milton has submitted a request for a six (6) month extension for the Westfield Court Preliminary Plat, a six (6) lot single-family attached development located on West Stevens Street. The plat was submitted and taken for study at the September 28, 2020, Planning Commission meeting and was granted conditional approval on October 26, 2020. The Subdivision Regulations allow up to two (2) six (6) month extensions of a preliminary plat approval. Analysis: The subject property is identified on Tax Map 53I, Group A, Parcel 19.00 and contains approximately 0.38 acres. The property is zoned RM-14, “Multi-Family Residential” as are the adjacent properties to the south, east and west. The Citizens Telecommunication property to the north is zoned CL, “Local Commercial.” Section 216.3 of the Zoning Code stipulates single-family attached dwellings (townhouses) are allowed in the RM-14 Zone as a use permitted on review, subject to the submission of a plat in accordance with the Cookeville Subdivision Regulations. The development consists of five (5) single-family attached building lots and the construction of a private street named Westfield Court with four (4) foot wide interior sidewalks and installation of utilities. Lot 6 is the remaining common area and is not a building lot. A new five (5) foot wide ADA compliant sidewalk is required to be constructed on West Stevens Street. COOKEVILLE PLANNING COMMISSION 2 October 25th, 2021 Recommendation: Approval of the request for a six (6) month extension of the Preliminary Plat subject to the conditions established by the Planning Commission on October 26, 2020. Jim Woodford made the motion to approve the request submitted by staff. Leslie Sullins seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION SIX (6) MONTH EXTENSION OF THE RESERVE AT THE COUNTRY CLUB PRELIMINARY PLAT PHASES III & IV, 95 SINGLE-FAMILY DETACHED RESIDENTIAL LOTS. REQUEST SUBMITTED BY TOM SERGIO WITH 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 III and IV Preliminary Plat, which is a 95-lot single-family detached subdivision located off of Shag Rag Road. The Preliminary Plat was approved by the Planning Commission on April 27, 2020, for a period of one (1) year. A six (6) month extension was granted by the Planning Commission on April 26, 2021. A Phase II Final Plat was completed and recorded on June 14, 2021. 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. Significant grading work has been done on the site and utilities are being installed. 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 April 27, 2020. Kay Starkweather made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF THE RESERVE AT THE COUNTRY CLUB, PHASE V, 54 LOTS LOCATED OFF RESERVE DRIVE. REQUEST SUBMITTED BY TOM SERGIO WITH DESIGN DEVELOPMENT OF TN, LLC. Jon Ward stated that Mr. Tom Sergio with Design Development of TN, LLC, has submitted for approval a preliminary plat of the Reserve at the Country Club, Phase V, a 54-lot single-family detached development located at the Country Club. This was taken for study by the Planning Commission on August 23, 2021 and was postponed for action at the developer’s request. Analysis: The subject property is a portion of the property identified as Tax Map 041, Parcel 027.00 and contains approximately 11.18 acres. The property is zoned RS-5, “Single-Family Residential” as are the adjacent properties to the east, south, and west. The property is bordered by the corporate city limits to the north. Phase V will consist of 54 building lots that will require the extension of water, sewer, electric and fire hydrants. The developer will start the engineering for these once the Planning Commission has granted conditional preliminary approval. Water Quality Control will require a minimum easement of 10 feet on the front of all lots and may possibly need more depending on the layout for water and sewer. State approved water and sewer plans must be submitted to the Water Quality Control Department. Electric requires easements as needed based on plans that must be submitted and further stipulate that the developer is required to install conduits per CED specifications. The Fire Department requires that hydrants be installed as per the requirements in the Subdivision Regulations. Nicholas Avenue and Eagle Drive are existing streets constructed in prior phases that are proposed for extension in Phase V. In addition, two (2) new cul-de-sacs are proposed as Lopez Court and Mickelson Court. (Putnam County E911 approved the names of the proposed new cul-de-sacs). New COOKEVILLE PLANNING COMMISSION 3 October 25th, 2021 sidewalks will be required along one side of the new streets and should be depicted on the plat. The plat is required to show a typical street section that needs to be added to the drawing. In addition, all existing water courses and proposed culverts must be shown on the plat. Public Works requires the submission of construction plans and also requires that the developer obtain all required environmental permits. Public Works Director, Greg Brown, noted that it appears that wetlands and possibly streams will be affected. The Planning Department has forwarded GIS data to the surveyor to show all identified natural factors on the site. Recommendation: Conditional approval of the preliminary plat subject to the following: • Surveyor to add typical street cross section with proposed sidewalks to the plat as well as natural factors identified on the site • Surveyor to add easements as requested by the utilities • Developer must schedule a pre-construction meeting with all the appropriate city departments • Developer must submit a roadway plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 maximum slopes • Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works • Developer must submit state approved water 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 • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Woodford made the motion to approve the request submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF THE RESERVE AT THE COUNTRY CLUB, PHASE VI, 34 LOTS LOCATED OFF RESERVE DRIVE. REQUEST SUBMITTED BY TOM SERGIO WITH DESIGN DEVELOPMENT OF TN, LLC. DEVELOPER HAS REQUESTED THIS ITEM BE POSTPONED UNTIL THE NOVEMBER 22ND PLANNING COMMISSION MEETING. Jon Ward stated that Mr. Tom Sergio with Design Development of TN, LLC, has submitted for approval a preliminary plat of the Reserve at the Country Club, Phase VI, a 34-lot single-family detached development located at the Country Club. The developer has requested that consideration of this phase be postponed until he has the opportunity to evaluate options relative to a Sinkhole Retention Area. Chad Gilbert made the motion to approve the request submitted by staff. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF THE RESERVE AT THE COUNTRY CLUB, PHASE VII, 23 LOTS LOCATED OFF RESERVE DRIVE. REQUEST SUBMITTED BY TOM SERGIO WITH DESIGN DEVELOPMENT OF TN, LLC. Jon Ward stated that Mr. Tom Sergio with Design Development of TN, LLC, has submitted for approval a preliminary plat of the Reserve at the Country Club, Phase VII, a 23-lot single-family detached development located at the Country Club. This was taken for study by the Planning Commission on August 23, 2021 and was postponed for action at the developer’s request. Analysis: The subject property is a portion of the property identified as Tax Map 041, Parcel 027.00 and contains approximately 9.41 acres. The property is zoned RS-5, “Single-Family Residential” as COOKEVILLE PLANNING COMMISSION 4 October 25th, 2021 are the adjacent properties to the east, south, and west. The property is bordered by the corporate limits to the north. Phase VII will consist of 23 building lots that will require the extension of water, sewer, electric and fire hydrants. The developer will start the engineering for these once the Planning Commission has granted conditional preliminary approval. Water Quality Control will require a minimum easement of 10 feet on the front of all lots and may possibly need more depending on the layout for water and sewer. State approved water and sewer plans must be submitted to the Water Quality Control Department. Electric requires easements as needed based on plans that must be submitted and further stipulate that the developer is required to install conduits per CED specifications. The Fire Department requires that hydrants be installed as per the requirements in the Subdivision Regulations. Candyland Drive is an existing street labeled incorrectly on the plat and was constructed in a prior phase. In addition, two (2) new streets are proposed as Nelson Way and Mountain Reserve Drive. (Putnam County E911 approved the names of the proposed new cul-de-sac). New sidewalks will be required along one (1) side of the new streets and should be depicted on the plat. The plat is required to show a typical street section that needs to be added to the drawing. In addition, all existing water courses and proposed culverts must be shown on the plat. Public Works requires the submission of construction plans and that the developer obtains all required environmental permits. Public Works Director, Greg Brown, noted that it appears that wetlands and possibly streams will be affected. The Planning Department has forwarded GIS data to the surveyor to show all identified natural factors on the site. Recommendation: Conditional approval of the preliminary plat subject to the following: • Surveyor to add typical street cross section with proposed sidewalks to the plat as well as natural factors identified on the site • Surveyor to add easements as requested by the utilities • Surveyor to label Candyland Drive correctly • Developer must schedule a pre-construction meeting with all the appropriate city departments • Developer must submit a roadway plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 maximum slopes • Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works • Developer must submit state approved water and sewer plans to the Water Quality Control Department • Additions and corrections to the plat as required by the Planning Department or other departments Chad Gilbert made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF BROOK VIEW SUBDIVISION, PHASE I, 4 LOTS LOCATED ON CORA ROAD. REQUEST SUBMITTED BY ERB PROPERTIES, LLC Jon Ward stated that Mr. Harold Brown with ERB Properties, LLC has submitted for approval a Preliminary Plat of Brook View Subdivision, Phase I, a four (4) lot single- family detached development located on Cora Road. Analysis: The subject property is identified as Tax Map 039 Parcel 063.01 and Phase I contains approximately 2.19 acres. The property is zoned RD, “Single-Family and Duplex Residential” as is the property adjacent to the south. The property is bordered on the north, east, and west by the corporate limits. COOKEVILLE PLANNING COMMISSION 5 October 25th, 2021 The Planning Commission conditionally approved the preliminary plat for Brook View on October 28, 2019 as a 16-lot subdivision. Six (6) month extensions were granted by the Planning Commission on October 26, 2020 and on April 26, 2021. The developer was notified the preliminary plat would need to be resubmitted for consideration in October 2021. Mr. Brown then asked that the development be split into two (2) separate phases. Phase I consists of four (4) single-family detached lots that will all have frontage on Cora Road which is an existing city street. Water is currently available to serve the lots, but sewer will need to be extended and a fire hydrant will have to be installed to provide adequate fire protection. The developer is required to provide utility easements as requested and to submit state approved water and sewer plans to Water Quality Control. WQC also noted that the existing sewer easement may need to be widened depending on the submitted plans. Electric requires easements as needed based on plans that must be submitted and further stipulate that the developer is required to install conduits per CED specifications. Recommendation: Conditional approval of the preliminary plat subject to the following: • Surveyor to add easements as requested by the utilities • Developer must schedule a pre-construction meeting with all the appropriate city departments • Developer must submit state approved water and sewer plans to the Water Quality Control Department • Additions and corrections to the plat as required by the Planning Department or other departments Leslie Sullins made the motion to approve the request submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF BROOK VIEW SUBDIVISION, PHASE II, 12 LOTS LOCATED ON CORA ROAD. REQUEST SUBMITTED BY ERB PROPERTIES, LLC. Jon Ward stated that Mr. Harold Brown with ERB Properties, LLC has submitted for approval a Preliminary Plat of Brook View Subdivision, Phase II, a 12-lot single-family detached development located on Cora Road. Analysis: The subject property is identified as Tax Map 039, Parcel 063.01 and Phase II contains approximately 3.98 acres. The property is zoned RD, “Single-Family and Duplex Residential” as is the property adjacent to the south. The property is bordered on the north, east, and west by the corporate city limits. The Planning Commission conditionally approved the preliminary plat for Brook View on October 28, 2019 as a 16-lot subdivision. Six (6) month extensions were granted by the Planning Commission on October 26, 2020 and on April 26, 2021. The developer was notified the preliminary plat would need to be resubmitted for consideration in October 2021. Mr. Brown then asked that the development be split into two (2) separate phases. Phase II of the development consists of 12 single-family detached building lots and the construction of a new cul-de-sac proposed as Brook View Drive to provide access to Cora Road. The developer must submit drainage and street construction plans to the Public Works Department. A typical street cross section must be shown on the plat as well as proposed sidewalks that are ADA compliant with a five (5) foot wide area every 200 feet. Public Works Director has asked if a three (3) per cent maximum grade can be obtained at the intersection of the new cul-de-sac with Cora Road. Public Works also stated that an ARAP permit is required for stream crossing before construction can begin. Water Quality Control requires the submission of state approved water and sewer plans and will need easements where these new lines are installed. The width of the easements will be determined after review of the plans by WQC. The Electric Department requires 15-foot easements along both sides COOKEVILLE PLANNING COMMISSION 6 October 25th, 2021 of the new roadway and further stipulate that the developer is required to install conduits per CED specifications. Recommendation: Conditional approval of the preliminary plat subject to the following: • Surveyor to add typical street cross section with proposed sidewalks to the plat • Surveyor to add easements as requested by the utilities • Developer must schedule a pre-construction meeting with all the appropriate city departments • Developer must submit a roadway plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 maximum slopes • Developer to consult with Public Works regarding the grade at the intersection of the new cul-de- sac with Cora Road • Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works • Developer shall obtain a grading permit and ARAP before beginning construction • Developer must submit state approved water and sewer plans to the Water Quality Control Department • Additions and corrections to the plat as required by the Planning Department or other city departments Jim Woodford made the motion to approve the request submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF SPRING POINTE, 33 LOTS LOCATED ON EAST SPRING STREET. REQUEST SUBMITTED BY CHAD GILBERT OF PUTNAM CONTRACTING SERVICES, LLC ON BEHALF OF TONY GAMMON. Jon Ward stated that Mr. Chad Gilbert, on behalf of property owners Tony and Celeste Gammon, has submitted for approval a Preliminary Plat of Spring Pointe Subdivision, a 33-lot single-family attached development located on East Spring Street. Analysis: The subject property is identified as Tax Map 052P, Group A, Parcels 003.00, 004.00 and 004.01 and contains approximately 2.30 acres. These parcels were combined by the “Spring Pointe Combination Plat” that was recorded on October 20, 2021. The property is zoned CL, “Local Commercial” and is bordered by CR, “Regional Commercial” to the west and northwest, RS-20 “Single-Family Residential” to the northeast and east, CL, “Local Commercial” to the east and south. Section 221.3A of the Zoning Code stipulates single-family attached dwellings (townhomes) are allowed in the CL 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 32 single-family attached building lots and the construction of a private street and installation of utilities. The remaining lot consists of common area and is not a building lot. A new private street is proposed as Spring Pointe Drive to provide access off East Spring Street. Public Works has requested an approved TDOT driveway permit for the development. The developer must submit drainage and street construction plans to the Public Works Department. Public water will connect to the existing six (6) inch water line located in the right-of-way of East Spring Street and the developer must coordinate the locations of the water meters with Water Quality Control. Private sewer will connect to the existing eight (8) inch gravity sewer main also located in the street right-of-way (sewer availability was approved in writing by Water Quality Control). The developer must submit state approved water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. There is one (1) existing fire hydrant located to the COOKEVILLE PLANNING COMMISSION 7 October 25th, 2021 northwest of the property. An additional fire hydrant will be required to be installed in the right-of- way of East Spring Street near the proposed entrance. All dwelling units will have 303D residential sprinkler systems. The Electric Department requires easements (widths to be determined) along both sides of the new street and further stipulate that the developer is required to install conduits per CED specifications. The developer has advised that CES is in the process of preparing all required engineering plans for the development including storm water drainage features after the plat is considered by the Planning Commission. A decision has not yet been made regarding trash pickup. All common areas, sewer, and other infrastructure improvements will be maintained by 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. Recommendation: Conditional approval of the preliminary plat subject to the following: • Surveyor to add typical street cross section with proposed sidewalks to the plat • Surveyor to add easements as requested by the utilities • Developer must schedule a pre-construction meeting with all the appropriate city departments • Developer must submit a roadway plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 maximum slopes • Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works • Developer shall obtain a grading permit and TDOT driveway permit before beginning construction • Developer must submit state approved water and sewer plans to the Water Quality Control Department • Additions and corrections to the plat as required by the Planning Department or other departments Jim Woodford made the motion to approve the request as submitted. Eric Walker seconded the motion. Votes: Jim Cobb – aye, Chad Gilbert – abstain, Judy Jennings – aye, Lauren Metts – aye, Jim Stafne – aye, Kay Starkweather – aye, Leslie Sullins – aye, Eric Walker – aye, Jim Woodford – aye. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF RIDGEDALE TOWNHOMES, EIGHT (8) LOTS LOCATED AT WEST BROAD STREET & RIDGEDALE DRIVE. REQUEST SUBMITTED BY TAYLOR DILLEHAY OF WHITTENBURG LAND SURVEY ON BEHALF OF GREG FRIZZELL. Jon Ward stated that Mr. Taylor Dillehay, on behalf of Greg Frizzell, has submitted for approval a Preliminary Plat of Ridgedale Townhomes, an eight (8) lot single-family attached development located at West Broad Street and Ridgedale Drive. Analysis: The subject property is identified as Tax Map 039, Parcel 181.02, and contains approximately 0.56 acres. The property is zoned CL, “Local Commercial” as are the adjacent properties to the north, east, and south. The property is bordered by RS-20, “Single-Family Residential” to the west. Section 221.3A of the Zoning Code stipulates single-family attached dwellings (townhomes) are allowed in the CL 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 seven (7) single-family attached building lots and the construction of a private street and installation of utilities. The remaining lot consists of common area and is not a building lot. COOKEVILLE PLANNING COMMISSION 8 October 25th, 2021 A new private unnamed street is proposed to provide access off Ridgedale Drive. The developer had chosen Stephanie Drive as the name. However, there is already a Stephanie Lane in use in the county so the developer will need to select a unique name to prevent any confusion when dispatching for E911. The developer must submit drainage and street construction plans to the Public Works Department. Public water will connect to the existing 10-inch water line located in the right-of-way of (West Broad Street or Ridgedale Drive) and the developer must coordinate the locations of water meters with Water Quality Control. Private sewer will connect to the existing eight (8) inch gravity sewer main also located in the street right-of-way (sewer availability was approved in writing by Water Quality Control). The developer must submit state approved water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. There is one (1) fire hydrant located to the east of the property. An additional fire hydrant will be required to be installed. All dwelling units will have 303D residential sprinkler systems. The Electric Department requires a 20-foot-wide utility easement along both street frontages. In addition, the developer is required to install conduits per CED specifications. The developer has advised that Scott Nicholson with CES is in the process of preparing all required engineering plans for the development including storm water drainage features after the plat is considered by the Planning Commission. A decision has not yet been made regarding trash pickup. All common areas, sewer, and other infrastructure improvements will be maintained by 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. Recommendation: Conditional approval of the preliminary plat subject to the following: • Surveyor to add typical street cross section with proposed sidewalks to the plat • Developer to choose a unique name for the proposed private street • Developer to consult with Public Works regarding trash pickup • Surveyor to add easements as requested by the utilities • Developer must schedule a pre-construction meeting with all the appropriate city departments • Developer must submit a roadway plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width and 3:1 maximum slopes • Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works • Developer shall obtain a grading permit before beginning construction • Developer must submit state approved water and sewer plans to the Water Quality Control Department • Additions and corrections to the plat as required by the Planning Department or other departments Leslie Sullins asked if anything came out of the conversation of pushing the entrance of the development further down. Jon Ward stated that the main issue regarding moving the entrance would be with the topography and storm water drainage. The current design meets all requirements and moving the entrance would be challenging. Leslie Sullins asked how many feet are between the entrance and Highway 70. Jon Ward stated that the requirement is 50 feet, and the plat depicts 70 feet. Jim Woodford made the motion to approve the request submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. COOKEVILLE PLANNING COMMISSION 9 October 25th, 2021 HOLD A PUBLIC HEARING AND CONSIDER FOR ACTION AMENDMENTS TO THE SUBDIVISION REGULATIONS, ARTICLE VI, STREETS – CONSTRUCTION PROCEDURES AND SPECIFICATIONS, SECTION J, SIDEWALKS. REQUEST SUBMITTED BY STAFF. Jon Ward stated that the Planning Department has recognized a need for sidewalk infrastructure improvements when subdivisions are proposed along existing streets. Analysis: The Subdivision Regulations require sidewalks construction for all new street construction in the City. The Zoning Code requires sidewalks to be constructed when property is developed, with the exception of single-family and duplex residential. Development other than single-family and duplex residential is also exempted when no sewer access is available. When a developer subdivides off an existing street the development costs are greatly reduced with the streets, and often utilities, having already been installed at the expense of the city and/or another developer. The Planning Department has prepared an amendment to the Subdivision Regulations, Article VI, Streets – Construction Procedures and Specifications, Section J, Sidewalks to require sidewalk installation for subdivisions along existing streets with access to public sewer that are located within 1,000 linear feet of an existing sidewalk. The amendment does provide the Planning Commission the option to approve paying a fee in lieu of sidewalk installation in accordance with Section 209 Sidewalk Requirements, Section 209.4, Optional Fee In Lieu Of Construction, of the Zoning Code. The proposed amendment also provides the Planning Commission with an option to waive the sidewalk requirement in accordance with Section 209 Sidewalk Requirements, Section 209.6, Procedure for Waiver Of Installation Requirements, Section 209.6A.1-209.6A.3. of the Zoning Code. A Public Hearing must be held to consider the amendment to the Subdivision Regulations. A Public Notice was published in the Herald Citizen for the Public Hearing on September 24, 2021. The proposed amendment is included in the highlighted text below. Applicable sections of the Zoning Code are also included for reference. Recommendation: Approval of the amendment. Article VI, Streets – Construction Procedures and Specifications J. Sidewalks For the safety of pedestrians and to provide a means of non-vehicular movement, the installation of sidewalks shall be required in all subdivision developments located within the corporate limits of the City of Cookeville involving new street construction and with access to the public sanitary sewer system. Residential subdivisions along existing streets with access to public sewer shall require the installation of sidewalks along the development side of a public street when located within 1,000 linear feet of an existing sidewalk. The Planning Commission may approve an optional fee in lieu of sidewalk construction in accordance with Section 209 Sidewalk Requirements, Section 209.4, Optional Fee In Lieu Of Construction, of the Zoning Code. The Planning Commission may waive the requirement to install sidewalks for residential subdivisions along existing streets in accordance with Section 209 Sidewalk Requirements, Section 209.6, Procedure For Waiver Of Installation Requirements, Section 209.6A.1-209.6A.3. of the Zoning Code. Residential subdivisions on existing streets with access to public sewer consisting of two (2) lots are less are exempt from sidewalk installation. Submission of multiple subdivision plats under the same ownership of two (2) lots or less will be viewed as an attempt to circumvent the sidewalk requirement, and sidewalk installation will be required for previously exempted lots and proposed lots in a minor subdivision. COOKEVILLE PLANNING COMMISSION 10 October 25th, 2021 The following standards shall apply for sidewalks: 1. At a minimum, sidewalks shall be installed on one side of all new streets. 2. Sidewalks shall be located in the street right-of-way at least one foot from the property line to prevent interference or encroachment by fencing, walls, hedges, or other planting or structures placed on the property line at a later date. No obstructions such as mailboxes, streetlights, utility poles, guy wires, and/or fire hydrants shall be permitted within the required width of any sidewalk. 3. Sidewalks shall be installed a minimum of two (2) feet from the edge of the street or back of curb. A level transition area with a minimum width of two (2) feet, filled to the height of the sidewalk, shall be provided on both sides of the sidewalk. 4. Subject to the recommendation of the Public Works Director and the approval of the Planning Commission, sidewalks may be installed immediately adjacent to the street surface provided extruded curb, or integral curb and gutter, and storm sewers are installed as specified in Sections H and I of this article. 5. On dead-end streets sidewalks may end at the transition curve of the cul-de-sac. 6. Sidewalks shall be constructed with a minimum 3000 PSI, Class A, concrete or other material as approved by the Public Works Department. All concrete sidewalks shall have a minimum thickness of four (4) inches and shall be placed on a gravel base with a minimum thickness of two (2) inches. 7. Materials, equipment, and construction requirements shall be as specified in Section 701 of the Tennessee Department of Transportation's "Standard Specifications for Road and Bridge Construction" 1995 edition, and any subsequent amendments. 8. In single family residential areas sidewalks shall be a minimum of four (4) feet wide. In multi-family or group housing developments sidewalks shall be a minimum of five (5) feet wide. In commercial areas sidewalks shall be a minimum of six (6) feet wide. 9. Construction Alternatives Either of the following alternatives may be used for the construction of sidewalks: a. Installed by the developer prior to final plat approval. b. Installed by the developer within five (5) years after the date of final plat approval provided a Financial Guarantee, meeting the specifications of Article II, Section H, is established. 10. Alternate methods of providing a means of non-vehicular movement in new subdivision developments, such as asphaltic concrete paths or trails, may be considered by the Planning Commission. Should an alternative method be approved by the Planning Commission said method shall be subject to any standards or conditions as may be established by the Planning Commission and/or Public Works Department. 11. The construction of sidewalks is not required in new subdivisions that do not have access to the public sanitary sewer system. 12. Illustration 20 in Appendix A depicts accepted forms of sidewalk design. COOKEVILLE PLANNING COMMISSION 11 October 25th, 2021 COOKEVILLE ZONING CODE SECTION 209 SIDEWALK REQUIREMENTS SECTION 209.4 OPTIONAL FEE IN LIEU OF CONSTRUCTION 209.4A A fee in lieu of sidewalk construction shall be paid to the City of Cookeville under the following circumstances: 1. If it is determined by the Director of Public Works that due to pending street or utility construction, or other factors, it would be in the best interest of the City of Cookeville that the sidewalk construction be postponed. 2. The property owner may request this option subject to the approval of the Director of Public Works. 209.4B The property owner shall be required to grade the location of the proposed future sidewalk, unless waived by the Director of Public Works. 209.4C The fee shall be calculated as a fixed amount per linear foot. This amount shall be established by the City Council by resolution upon the recommendation of the Director of Public Works and reviewed periodically. 209.4D The fee shall be held by the City of Cookeville Finance Department in an account to be used for sidewalk construction only. 209.4E At a time to be determined by the City Manager and/or Director of Public Works said fee shall be used to install sidewalks. SECTION 209.6 PROCEDURE FOR WAIVER OF INSTALLATION REQUIREMENTS 209.6A The Building Official, upon consultation with the Planning Director and Public Works Director and approval of the City Manager, may waive all are part of the requirements for the installation of sidewalks or payment of the optional fee in lieu of construction when all of the following exist: 1. The location is not specified in the Cookeville Pedestrian Circulation Plan 2. The location is not within 1,000 feet of an existing sidewalk on the same side of the street 3. The location is not within 2,500 feet (street distance) from an existing or proposed school Jim Cobb asked what do the areas of the city do if they don’t have a connection to sewer. Ken Young stated that sewer accessibility is not changing, that is what is currently required. Jon Ward stated that the lots can get wide and long, and sewer allows more density which creates more demand. If there is not access to public sewer, then the property is automatically exempt. Chad Gilbert stated that there is pressure from the city to build cheaper houses by adding fees. Mr. Gilbert asked why not have everyone evenly pay for sidewalks or pay the fee such as if someone pulls a building permit, then they have to add to the fund. He doesn’t want the city to force a developer to build sidewalks on a street that will later be improved. Jon Ward stated that Public Works can anticipate road improvements and move sidewalks to where they won’t be torn up with any improvements. Chad Gilbert asked if it is possible to amend the request or if it needs to be rewritten. Jon Ward stated that there is a public hearing requirement for amendments to the Subdivision Regulations. The Planning Department will have to run a 30-day notice if we take it back for further study. COOKEVILLE PLANNING COMMISSION 12 October 25th, 2021 Jim Stafne asked if this request would have to go to City Council. Jon Ward stated that the Planning Commission’s decision is final approval and would not need to go to City Council. Jim Stafne recommends the commission take this item back for further study and postpone until the November Planning Commission meeting. Jim Woodford stated that he is comfortable with the Planning Departments recommendation. Eric Walker stated that the cost of development would increase overall if there was a sidewalk tax added to building permits and the city is not ready for that. He believes this amendment would be a way to address the particular problem within the areas that have a need for sidewalks. Jon Ward stated that the amendment is a good first step for walkability improvements in the city. Jim Woodford made the motion to approve the request submitted by staff. Leslie Sullins seconded the motion and the motion carried unanimously. APPROVED. Study Items: (1) Consider for study the preliminary plat of Churchview Division, seven (7) lots located on West Stevens Street & Scott Street. Request submitted by Bernhardt Construction. (2) Consider for study the preliminary plat of Glenview Division, 11 lots located on Lone Oak Drive. Request submitted by Bernhardt Construction. (3) Consider for study the preliminary plat of Pemberton Subdivision, 27 lots located on England Drive & Highway 111. Request submitted by Bernhardt Construction. (4) Consider for study the preliminary plat of Liberty Subdivision, 67 lots located on Salem Church Road. Request submitted by Bernhardt Construction. Kay Starkweather made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. Staff Reports: • Borg, Anthony Combination Plat, one (1) lot located at 207 Dyer Avenue – Anthony Borg • Re-Division of Lots 4-6, Block A of Arnold Lacy Subdivision, two (2) lots located at 1219 North Maple Avenue – Odessa Nelson • Spring Pointe Combination Plat, one (1) lot located on East Spring Street – Tony & Celeste Gammon ADJOURNMENT: 6:46 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ HALEY DICKSON JIM STAFNE, CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION