Planning Commission

Cookeville Planning Commission Minutes November 22nd, 2021 The Cookeville Planning Commission met on Monday, November 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, Eric Walker & Jim Woodford. MEMBERS ABSENT: Leslie Sullins. STAFF MEMBERS PRESENT: Jon Ward, Christopher Phillips & Haley Dickson. STAFF MEMBERS ABSENT: James Mills & Ken Young. OTHERS PRESENT: Tom Sergio, Betsy Scarsisbrick, Stan Gantt, Aaron Bernhardt & Hayden Bernhardt. 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. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF OCTOBER 25TH, 2021. Kay Starkweather made the motion to approve the minutes of October 25th, 2021. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE PRELIMINARY PLAT OF ENCORE SUBDIVISION, SIX (6) LOTS LOCATED ON EAST 10TH STREET. Jon Ward stated that developer Donnie Suits has requested that this item be withdrawn from consideration. Eric Walker made the motion to approve the request submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE PRELIMINARY PLAT OF THE RESERVE AT THE COUNTRY CLUB, PHASE VI, 34 LOTS LOCATED OFF RESERVE DRIVE. Jon Ward stated that developer Tom Sergio has requested that this item be withdrawn from consideration. 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 THE PRELIMINARY PLAT OF CHURCHVIEW DIVISION, SEVEN (7) LOTS LOCATED ON WEST STEVENS STREET & SCOTT AVENUE. REQUEST SUBMITTED BY BERNHARDT CONSTRUCTION. Jon Ward stated that Mr. Aaron Bernhardt has submitted for approval a preliminary plat for Churchview Division, a seven (7) lot single-family attached development located on West Stevens Street and Scott Avenue. Analysis: The property is identified as Tax Map 053G, Group H, Parcel 011.02 and contains approximately 0.53 acres. The property is zoned CG “General Commercial” as are the adjacent properties to the north, west, and south. The property is adjacent to the City Cemetery, zoned CN “Neighborhood Commercial” to the east. Section 222.3A of the Zoning Code stipulates single-family attached dwellings (townhomes) are allowed in the CG 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 six (6) single-family attached building lots and the construction of a private street and installation of utilities. New five (5) foot wide ADA compliant sidewalks are Cookeville Planning Commission 2 November 22nd, 2021 required to be constructed along West Stevens Street and Scott Avenue. All proposed sidewalks must be depicted on the plat. The remaining lot consists of common area and is not a building lot. A new private street is proposed as Faith Street to provide access off West Stevens Street. The developer must submit drainage and street construction plans to the Public Works Department. Public water connectivity has not been depicted on the plat. An existing six (6) inch water line is in the right- of-way of Scott Avenue and an existing four (4) inch water line is in the right-of-way of West Stevens Street. Water Quality Control requires a gang water meter box be installed to serve the development. Private sewer will connect to the existing eight (8) inch gravity sewer main located in the right-of- way of West Stevens Street (sewer availability was approved in writing by Water Quality Control). The developers must submit state approved water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. An existing fire hydrant is located to the north on Scott Avenue. The Fire Department has indicated that an additional fire hydrant may be necessary to provide fire protection to the development. All dwelling units will have 303D residential sprinkler systems. The developer has advised that Clinton Engineering 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 been made regarding trash pick-up. 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 is there any indication of Sinkhole Retention Areas according to the available GIS data. Recommendation: Conditional approval of the Preliminary Plat subject to the following: • Plat shall be revised to depict proposed sidewalks along West Stevens Street and Scott Avenue and provide cross section and depict street dimensions for the proposed private street • Developer shall confirm existing fire hydrant is adequate to provide fire protection or install an additional hydrant as determined by the Fire Department • Plat shall be revised to depict all utilities per Public Works • Developer shall schedule a pre-construction review with the Planning Department in tandem with a site plan review with the Codes Department • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include a typical street section, subgrade, base width, and asphalt width • Plat shall be revised to depict stormwater detention per Public Works • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must submit state approved water and sewer plans to the Water Quality Control Department (WQC) • Developer must work with WQC to determine gang meter vault location • Developer must work with Public Works to plan for trash pick-up • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer shall provide all conduit for underground communications, CAD files, and electrical layout plan to Frontier Communications • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Cookeville Planning Commission 3 November 22nd, 2021 Kay Starkweather asked if there were any remedies for water retention issues. Aaron Bernhardt stated that he provided the Planning Commission an idea plat and will adjust as construction starts but he feels like as they build the area up, the water will be kicked back. Jon Ward stated that the plat needs to be revised to depict the townhome lots extending to Scott Avenue. This would allow the units to be address off Scott Avenue instead of the proposed private street (Faith Street). Eric Walker made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF GLENVIEW DIVISION, 11 LOTS LOCATED ON LONE OAK DRIVE. REQUEST SUBMITTED BY BERNHARDT CONSTRUCTION. Jon Ward stated that Mr. Aaron Bernhardt has submitted for approval a preliminary plat for Glenview Division, a 14-lot single-family attached development located on Lone Oak Drive. Analysis: The property is identified as a portion of Tax Map 066, Group A, Parcel 010.00 and contains approximately 0.76 acres. The property is zoned CG “General Commercial,” as are the adjacent properties to the northeast, east, south, and west. The property is additionally bordered by RS-10 “Single-Family Residential” to the north and west. Section 222.3A of the Zoning Code stipulates single-family attached dwellings (townhomes) are allowed in the CG 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 13 single-family attached building lots and the construction of a private street and installation of utilities. A new five (5) foot wide ADA compliant sidewalk is required to be constructed along Lone Oak Drive. All proposed sidewalks must be depicted on the plat. The remaining lot consists of common area and is not a building lot. A ten (10) foot landscape strip is required along the street frontage of Lone Oak Drive and must be depicted on the plat. A new private street is proposed as Glenview Drive to provide access off Lone Oak Drive. The developer must submit drainage and street construction plans to Public Works. Water service will connect to the existing six (6) inch water line located in the right-of-way of Lone Oak. Water Quality Control requires a gang water meter vault will installed to provide service for the development. 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. An existing fire hydrant is located at the intersection of Wade Lane and Lone Oak Drive that will provide coverage to the development. All dwelling units will have 303D residential sprinkler systems. The developer has advised that Clinton Engineering 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 been made regarding trash pick-up. Due to concerns with trash carts near the street intersection, the Planning Commission required a dumpster for trash pick-up to serve the fourteen (14) unit development adjacent to Glenview to the east. 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 is there any indication of Sinkhole Retention Areas according to the available GIS data. Cookeville Planning Commission 4 November 22nd, 2021 Recommendation: Conditional approval of the Preliminary Plat subject to the following: • Plat shall be revised to depict proposed sidewalks along Lone Oak Drive and cross section • Plat shall be revised to depict ten (10) foot landscape strip along Lone Oak Drive • Plat shall be revised to depict utilities per Public Works • Developer shall schedule a pre-construction review with the Planning Department in tandem with a site plan review with the Codes Department • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include a typical road section, subgrade, base width, and asphalt width • Plat shall be revised to show required twenty-four (24) feet between parking rows per Public Works • Plat shall be revised to depict stormwater detention per Public Works • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must submit state approved water and sewer plans to the Water Quality Control Department (WQC) • Developer must work with WQC to determine gang meter location • Developer must provide a dumpster for trash pick-up • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer shall provide all conduit for underground communications, CAD files, and electrical layout plan to Frontier Communications • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Eric Walker asked if the Planning Commission would need to require a dumpster on this property since it was required with the neighboring property. Jon Ward stated that the Planning Department leaves that decision up to Public Works but is concerned with having 14 trash carts on the road. Aaron Bernhardt stated that a dumpster would be used rather than trash carts. Jon Ward stated that the Planning Commission can make it a condition of the approval to require a dumpster. Jim Woodford asked if trash disposal is something that the Planning Commission can control or if they leave it up to Public Works. Jon Ward stated that traditionally the Planning Department leaves trash disposal decisions to Public Works since they understand what is needed for each development. Trash disposal is not in our regulations. Eric Walker made the motion to approve the request submitted by staff subject to the plat being revised to show a dumpster. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. Cookeville Planning Commission 5 November 22nd, 2021 CONSIDER FOR ACTION THE PRELIMINARY PLAT OF PEMBERTON SUBDIVISION, 27 LOTS LOCATED ON ENGLAND DRIVE & HIGHWAY 111. REQUEST SUBMITTED BY BERNHARDT CONSTRUCTION. Jon Ward stated that Mr. Aaron Bernhardt has submitted for approval a preliminary plat for Pemberton Subdivision, a 27-lot single-family attached development located on England Drive and Highway 111. Analysis: The property is identified as a portion of Tax Map 066, Parcel 036.00 containing approximately 4.62 acres. A request to rezone the property from CR “Regional Commercial” and RS- 15 “Single-Family Residential” to CG “General Commercial” was approved at the August 23, 2021, Planning Commission meeting. The property is bordered to the north and south by CG, to the west by CR “Regional Commercial,” and to the east by CR “Regional Commercial” and RS-20 “Single- Family Residential.” The property is also bordered on the east by Highway 111 and I-40 to the south. Section 222.3A of the Zoning Code stipulates single-family attached dwellings (townhomes) are allowed in the CG 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 26 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 five (5) foot wide ADA compliant sidewalk is required to be constructed along public street frontages. All proposed sidewalks must be depicted on the plat. A new private street is proposed as Union Street to provide access off England Drive. The developer must submit drainage and street construction plans to Public Works. Public water connectivity has not been depicted on the plat. A decision of using a gang meter or individual meters has not been made. This will need to be submitted to Water Quality Control once a decision has been made. If individual meters are used, a minimum of five (5) feet clearance between the structure and sidewalk will be required for each meter. A HOA Property Restoration note is required if installing individual meters on individual lots. All sewer taps must tie into manholes. The developer must submit state approved water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. An existing fire hydrant is located on England Drive, south of the proposed entrance. An additional fire hydrant will be required to serve the development. All dwelling units will have 303D residential sprinkler systems. The developer has advised that Clinton Engineering 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 dumpster is depicted on the plat for trash pick-up. 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 is there any indication of Sinkhole Retention Areas according to the available GIS data. Recommendation: Conditional approval of the Preliminary Plat subject to the following: • Plat shall be revised to depict proposed sidewalks along England Drive and cross section • Plat shall be revised to depict utilities per Public Works • Plat shall be revised to depict installation of fire hydrant to be in place by code per Fire Department • Developer shall schedule a pre-construction review with the Planning Department in tandem with a site plan review with the Codes Department • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include a typical road section, subgrade, base width, and asphalt width Cookeville Planning Commission 6 November 22nd, 2021 • Plat shall be revised to show required twenty-four (24) feet between parking rows per Public Works • Plat shall be revised to depict stormwater detention per Public Works • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must submit state approved water and sewer plans to the Water Quality Control Department (WQC) • Developer must work with WQC to determine water meter locations • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer shall provide all conduit for underground communications, CAD files, and electrical layout plan to Frontier Communications • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Woodford made the motion to approve the request submitted by staff. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF LIBERTY SUBDIVISION, 67 LOTS LOCATED ON SALEM CHURCH ROAD. REQUEST SUBMITTED BY BERNHARDT CONSTRUCTION. Jon Ward stated that Mr. Aaron Bernhardt has submitted for approval a preliminary plat for Liberty Subdivision, a 67-lot single-family attached development located on Salem Church Road. Analysis: The property is identified as a portion of Tax Map 066, Parcel 036.00 containing approximately 9.57 acres. A request to rezone the property from CR “Regional Commercial” and RS- 15 “Single-Family Residential” to CG “General Commercial” was approved at the August 23, 2021, Planning Commission meeting. The property is bordered to the north and south by CG, to the west by CR “Regional Commercial,” and RS-15 “Single-Family Residential”, to the east by CR “Regional Commercial.” The property is also bordered by Highway 111 to the east. Section 222.3A of the Zoning Code stipulates single-family attached dwellings (townhomes) are allowed in the CG 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 66 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 five (5) foot wide ADA compliant sidewalk is required to be constructed along public street frontages. All proposed sidewalks must be depicted on the plat. A new private street is proposed as Boylston Street to provide access off England Drive. The developer must submit drainage and street construction plans to Public Works. Public Works has requested the eastern access be shifted west to meet 200’ minimum separation from the Highway 111 southbound right-turn lane onto England Drive. Public water connectivity has not been depicted on the plat. A decision of using a gang meter or individual meters has not been made. This will need to be submitted to Water Quality Control once a decision has been made. If individual meters are selected, a minimum of five (5) feet clearance between the structure and sidewalk will be required for each meter. A HOA Property Restoration note is required if installing individual meters on individual lots. All sewer taps must tie into manholes. The developer must submit state approved Cookeville Planning Commission 7 November 22nd, 2021 water and sewer plans to the Department of Water Quality Control for review and approval prior to construction. An existing fire hydrant is located on England Drive, south of the proposed entrance. An additional fire hydrant or hydrants will be required to serve the development. All dwelling units will have 303D residential sprinkler systems. The developer has advised that Clinton Engineering 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 dumpster is depicted on the plat for trash pick-up. 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 is there any indication of Sinkhole Retention Areas according to the available GIS data. Recommendation: Conditional approval of the Preliminary Plat subject to the following: • Plat shall be revised to depict proposed sidewalks along Salem Church Road and England Drive and street cross section • Plat shall be revised to show utilities per Public Works • Plat shall be revised to show Pemberton Street to ensure alignment with Liberty Street per Public Works • Plat shall be revised to provide 200’ separation from the proposed eastern entrance and the southbound right turn lane of Highway 111 • Plat shall be revised to depict installation of fire hydrant(s) to be in place by code, per Fire Department • Developer shall schedule a pre-construction review with the Planning Department in tandem with a site plan review with the Codes Department • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include a typical road section, subgrade, base width, and asphalt width • Plat shall be revised to depict stormwater detention per Public Works • Plat shall be revised to show required 24 feet between parking rows per Public Works • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the Department of Public Works • Developer must submit state approved water and sewer plans to the Water Quality Control Department (WQC) • Developer must work with WQC to determine meter locations • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Developer shall provide all conduit for underground communications, CAD files, and electrical layout plan to Frontier Communications • Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Woodford made the motion to approve the request submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. Cookeville Planning Commission 8 November 22nd, 2021 CONSIDER FOR ACTION VARIANCE FOR A FLAG LOT AND THE FINAL PLAT OF GANTT PROPERTY ON MINE LICK CREEK ROAD DIVISION, TWO (2) LOTS LOCATED ON MINE LICK CREEK ROAD. REQUEST SUBMITTED BY STAN GANTT. Jon Ward stated that property owner Stan Gantt has submitted a request for a variance to allow the creation of one (1) flag lot and final plat approval of the Gantt Property on Mine Lick Creek Road Division Final Plat located on Mine Lick Creek Road. Analysis: The property is identified as Tax Map 065, Parcel 083.02 and contains approximately 1.31 acres. The property is zoned RS-20, “Single-Family Residential” as are all other adjacent properties. The parcel contains two (2) single-family residential structures and four detached structures that are depicted on Lot 1 and Lot 2 on the plat. The west of the property abuts a twenty (20) foot access easement as shown on the survey performed by Thaxton and Bartlett dated April 7, 1989. 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. The property is served by a four (4) inch water line located in the right-of-way of Mine Lick Creek Road. In addition, there is an existing hydrant located approximately 250 feet from the eastern border of the property in the Mine Lick Creek Road right-of-way. Sewer is not available in the area. The subject property is twenty-five (25) feet from the street centerline, so no additional right-of-way dedication is required. Current GIS data indicated that no portion of the subject property is located within a Special Flood Hazard Area and no area of the property is in a Sinkhole Retention Area. Recommendation: It is the opinion of the Planning Staff that the petitioner has met the criteria for a flag lot and therefore recommends that the variance be granted. Planning Staff recommends conditional final plat approval subject to any additions and/or corrections as required by the Planning Department and/or other city departments. Jim Woodford made the motion to approve the request submitted by staff. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. Cookeville Planning Commission 9 November 22nd, 2021 CONSIDER FOR ACTION THE FINAL PLAT OF CABOT LANE SUBDIVISION, 16 LOCATED ON BUNKER HILL ROAD. REQUEST SUBMITTED BY JACK LYNN WITH LYNNDERS FAMILY GENERAL PARTNERSHIP. Jon Ward stated that Mr. Jack Lynn with Lynnders Family General Partnership has submitted for approval a final plat for Cabot Lane Subdivision, a 16-lot single-family detached development located on Bunker Hill Road. A preliminary plat for the development was initially approved on July 27, 2020, for a period of one (1) year. A six (6) month extension was granted by the Planning Commission on July 26, 2021. Analysis: The subject property is identified as Tax Map 083, Parcel 009.00 and contains approximately 5.90 acres. The property is zoned RS-10 “Single-Family Residential,” as is the property adjacent to the east. The properties bordering the north, west, and south and zoned RS-15 “Single-Family Residential.” The development consists of 16 single-family detached building lots and a new cul-de-sac shown as Cabot Drive providing access off Bunker Hill Road. The plat depicts the four (4) foot sidewalks being constructed internally on the site. All street and utility infrastructure are in place. The Planning Department requires a financial guarantee of $11,660 fee for completion of sidewalks for at least one (1) year. This may be submitted for up to a five (5) year period. The development will be serviced by a six (6) inch water line located in the right-of-way of Bunker Hill Road. Sewer ties in to the existing eight (8) inch gravity main also located in the Bunker Hill Road right-of-way. Water Quality Control has stated that low-pressure sewer still needs to be pressure tested. Water Quality Control also states that as-builts for water and sewer have not been submitted for approval. The Electric Department states that an easement must be provided and depicted on the plat relative to underground electric service. Public Works requires the completion of the detention pond, or guarantee must be provided. The detention pond shall also be depicted on the final plat. Public Works requires the developer to submit $150 for the installation of street signs. A certified check for $9,250 must be submitted to Public Works for final asphalt service. A two (2) year Warranty on Improvements financial guarantee is required in the amount of $10,000. Recommendation: Conditional approval of the Final Plat subject to the following: • Plat shall be revised to depict location of detention pond per Public Works • Plat shall be revised to depict all necessary easements • Developer shall submit $150 to Public Works for signs and $9,250 for final street surfacing • Developer to submit a financial guarantee in the amount of $11,660, for a minimum of one (1) year for completion of the sidewalks • Developer shall submit a $10,000 two (2) year financial guarantee as a Warranty of Improvements • Completion of detention pond or guarantee provided per Public Works • Developer shall submit “as-built” plans to Water Quality Control • Low-pressure Sewer must be pressure tested per Water Quality Control • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Cobb made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. Cookeville Planning Commission 10 November 22nd, 2021 CONSIDER FOR ACTION THE FINAL PLAT OF THE RESERVE AT THE COUNTRY CLUB PHASE IV, 15 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, LLC, has submitted for approval a final plat for The Reserve at the Country Club, Phase IV, a 15-lot single-family detached development located off Reserve Drive. A preliminary plat for the development was initially approved 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. Analysis: The subject property is a portion of the property identified as Tax Map 041, Parcel 027.00, containing approximately 2.82 acres. The property is zoned RS-5 “Single-Family Residential” as are the adjacent properties to the northeast, south, and west. Phase IV consists of 15 single-family detached building lots and a new cul-de-sac shown as Mickelson Court to provide access off Reserve Drive. Phase IV extends water and sewer, and a new three (3) foot wide sidewalk will be constructed along each side of the new street that will mimic the width of the sidewalks constructed in Phase I. An ADA compliant five (5) foot wide passing lane will be constructed every 200 feet. Rain gardens will be constructed on each lot and on the street between the curb and sidewalks as the lots are developed as the same as Phase I. All utilities have been installed and Water Quality Control notes that water service needs to be tested, Water and sewer as-builts must be submitted to Water Quality Control. Water Quality Control has stated that meter boxes need to be adjusted to the final grade. Road base construction is in process. The Electric Department notes that an easement must be provided and depicted on the final plat. Fees for signage, final asphalt surface, and sidewalks financial guarantee are still to be determined by Public Works. A two (2) year Warranty on Improvements financial guarantee is required in the amount of $10,000. Recommendation: Conditional approval of the Final Plat subject to the following: • Plat shall be revised to depict all necessary easements • Plat shall be revised to depict installation of fire hydrants to be in place by code per the Fire Department • Developer shall submit “as-built” plans to Water Quality Control • Water must be tested per Water Quality Control • Meter boxes must be adjusted to final grade per Water Quality Control • Developer shall submit fees for signage and final asphalt surface as determined by Public Works • Developer to submit a financial guarantee, for a minimum of one (1) year for completion of the sidewalks, as determined by Public Works • Developer shall submit a $10,000 two (2) year financial guarantee as a Warranty of Improvements • Construction shall be completed per Public Works • 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 submitted by staff. Jim Cobb seconded the motion and the motion carried unanimously. CONDITIONAL APPROVAL. Cookeville Planning Commission 11 November 22nd, 2021 CONSIDER FOR ACTION THE FINAL PLAT OF WEST COOKEVILLE SUBDIVISION, TWO (2) LOTS LOCATED ON WEST BROAD STREET. REQUEST SUBMITTED BY GREGORY COOPER. Jon Ward stated that property owner, Mr. Gregory Cooper, has submitted for approval a final plat for West Cookeville Subdivision, a two (2) lot subdivision located on West Broad Street. Analysis: The subject properties are identified as Tax Map 053A, Group E, Parcel 012.00 and 012.01, containing approximately 0.70 acres. The properties are zoned CG, “General Commercial” as are the adjoining properties to the west, south, and east. The adjacent property to the north is zoned RM-14, “Multi-Family Residential.” Mr. Cooper submitted a lot-line adjustment for the subject properties. A twenty-five (25) feet access easement is depicted on the plat. The access easement is legally nonconforming as it was established prior to current zoning. Lot #1 will be accessed by this easement. The plat depicts moving the southern property boundary of Lot #1 approximately thirty (30) feet to the south on the western boundary and approximately forty-two (42) feet to the south on the eastern boundary. Recommendation: Approval of the lot line adjustment. Jim Woodford made the motion to approve the request submitted by staff. Eric Walker seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE REVISED FINAL PLAT OF REDIVISION OF LOT 8 OF MIDWAY HEIGHTS SUBDIVISION, SEVEN (7) LOTS LOCATED AT EAST 10TH STREET & WALL AVENUE. REQUEST SUBMITTED BY WADE VERBLE. Jon Ward stated that property owner Mr. Wade Verble has submitted a revised final plat for the redivision of Midway Heights Subdivision, a proposed seven (7) lot subdivision for single-family home construction. The revised plat depicts amendments to the right-of-way acquisition established through conditional approval of the final plat at the September 27, 2021, Planning Commission meeting. Analysis: The subject property is identified as Tax Map 041P, Group B, Parcel 009.00, and Tax Map 041P, Group B, 008.02 and contains approximately 1.87 acres. The subdivision is zoned RS-10, “Single-Family Residential” and is contiguous with properties zoned RS-10 on the east, south, and west. The subject property is contiguous with RS-15, “Single-Family Residential” zoning to the north. Proposed lot seven (7) of the development has frontage on East 10th Street and includes an existing single-family home located at 1281 East 10th Street. East 10th Street is under design for street improvements, included widening the street from three (3) to five (5) lanes and constructing sidewalks on both sides of the street. The entire project area extends from Highway 111 to Fisk Road. The property in question is in phase II of these planned improvements. The Cookeville City Council approved right-of-way acquisition for this phase of the project on April 15, 2021. The Planning Department discussed the 10th Street improvement project and right-of-way acquisition with the property owner prior to consideration by the Planning Commission in September 2021. Mr. Verble agreed to delay recording of the plat until right-of-way acquisition could be completed and the revised lot boundaries could be depicted on the final plat. Due to the submitted plat, Public Works instructed the right-of-way consultant to begin acquisition with the subject property. The Final Plat received conditional approval subject to completing right-of-way acquisition for the East 10th Street improvement project at the September 27, 2021, Planning Commission Meeting. Since the conditional approval, the property owner has decided to move forward with the subdivision prior to the right-of-way acquisition. The amended final plat revises right-of-way dedication from approximately sixteen (16) feet as required for the East 10th Street improvement project to five (5) feet, which is the standard dedication of thirty (30) feet from center line for a street of collector or higher classification. The five (5) feet right-of-way dedicated included on the revised final plat will not be included in acquisition for the East 10th Street improvement project. Cookeville Planning Commission 12 November 22nd, 2021 Recommendation: Approval of the amended final plat. Jim Woodford made the motion to approve the request submitted by staff. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. Study Items: (1) Consider for study the preliminary plat of Highbury Subdivision, 147 lots located on Neal Street & East Veterans Drive. Request submitted by Chad Gilbert of Putnam Contracting Services, LLC on behalf of Jared Smith & Jeanette Gaw. Eric Walker made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. Staff Reports: (1) December Meeting Date (2) Minor Plats Approved & Recorded: • Loftis, Ray & Barbara Re-Division of Lots 3 & 4, two (2) lots located at 3607 & 3609 Bunker Hill Road – Ray & Barbara Loftis and James & Viola Holley ADJOURNMENT: 6:29 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ Haley Dickson Jim Stafne, Chairman Planning Assistant Cookeville Planning Commission