Planning Commission

Cookeville Planning Commission Minutes September 26th, 2022 The Cookeville Planning Commission met on Monday, September 26th, 2022, at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. Members Present: Ali Bagci, Jim Cobb, Bob Faulhaber, Judy Jennings, Lauren Metts, Jim Stafne, Kay Starkweather & Jim Woodford. Members Absent: Leslie Sullins. Staff Members Present: Jon Ward, Christopher Phillips, Ken Young & Haley Dickson. Staff Members Absent: James Mills. Others Present: Marcia Shaver, Clayton H. Langford, Alexander Nelson, Burton Nelson, Judy Nguyen, Dan Lee, Peter Metts, Deborah Nelson, Lee Porter, Katherine Nelson, Marilee Hall & Debbie Sidrys. Establishment of Quorum: Chairman Woodford announced that a quorum was present for the meeting. Mr. Jim Woodford welcomed new member Councilman Ali Bagci. Consider for Approval the Agenda as Submitted. Kay Starkweather made the motion to approve the agenda as submitted. Jim Cobb seconded the motion and the motion carried unanimously. Approved. Consider for Approval the Minutes of August 22nd, 2022. Jim Stafne made the motion to approve the minutes of August 22nd, 2022. Kay Starkweather seconded the motion and the motion carried unanimously. Approved. Consider for action a six (6) month extension of the preliminary plat of Lone Oak Townhomes, 15 lots located on Lone Oak Drive (Tax Map 066A, Group A, Parcel 010.00). Request submitted by Chris Shah. Mr. Christopher Phillips stated that Mr. Chris Shah has submitted for approval a six (6) month extension of the Lone Oak Townhomes preliminary plat, a 15-lot single-family attached development located on Lone Oak Drive. This proposal was taken for study at the August 23, 2021, Planning Commission meeting and was conditionally approved at the September 27, 2021, Planning Commission meeting. 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 each request. The developer has submitted the fee along with a written request for an extension. Recommendation: Approval of the request for a six (6) month extension of the preliminary plat subject to all conditions established by the Planning Commission on September 27, 2021. Jim Cobb made the motion to approve the request submitted by staff. Kay Starkweather seconded the motion and the motion carried unanimously. Approved. Consider for action a six (6) month extension of the preliminary plat of Magnolia East, 19 lots located at 1011 East 10th Street (Tax Map 040M, Group B, Parcel 004.18). Request submitted by Jerry Gaw. Mr. Christopher Phillips stated that Mr. Jerry Gaw has submitted for approval a six (6) month extension of the preliminary plat of Magnolia East, a 19-lot single-family attached development located at 1011 East 10th Street. This proposal was taken for study at the August 23, Cookeville Planning Commission 2 September 26th, 2022 2021, Planning Commission meeting and was conditionally approved at the September 27, 2021, Planning Commission meeting. 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 each request. The developer has submitted the fee along with a written request for an extension. Recommendation: Approval of the request for a six (6) month extension of the preliminary plat subject to all conditions established by the Planning Commission on September 27, 2021. 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 a variance for a flag lot and final plat for Garcia Property on Walton Lane, two (2) lots located at 1059 Walton Lane (Tax Map 040K, Group J, Parcel 027.01). Request submitted by Jackie Garcia. Mr. Christopher Phillips stated that property owner Ms. Jackie Garcia has submitted a request for a variance to allow the creation of one (1) flag lot and a final plat of the Garcia Property on Walton Lane, two (2) lots located at 1059 Walton Lane. Analysis: The subject property is identified as Parcel 027.01 on Tax Map 040K, Group J and contains approximately 0.65 acres. The property is zoned RS-10, “Single-Family Residential” as are the adjacent properties to the east, north, west, and south. The property is also bordered by CN, “Neighborhood Commercial” to the south. The plat depicts two (2) lots with a flag lot being created with access from Walton Lane. 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 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 an existing two (2) inch water line located in the Walton Lane right-of-way. Private sewer will connect to the existing eight (8) inch gravity sewer main also located in the Walton Cookeville Planning Commission 3 September 26th, 2022 Lane right-of-way. The property owner was notified that a grinder pump is required to be installed on Lot #2 prior to any development. A note stating this is depicted on the plat. Right-of-way dedication along both lot frontages on Walton Lane of approximately 1,080 square feet is depicted on the plat. Cookeville Fire Department has noted that fire hydrants are installed to code and are acceptable. The Cookeville Electric Department has request that the entire ingress/egress for Lot #2 be placed into a utility easement and they have also noted that the existing utility pole may be required to be relocated depending on future development on Lot #2. Section 204.8B of the Cookeville Zoning Code states that, “An accessory structure or use shall not be located on a separate lot from the principal structure or use.” Subsequently the barn shown on the proposed Lot #2 will have to be removed or demolished before the plat can be finalized. The owner has stated she does intend to demolish the accessory structure and is aware that this is a condition of final plat approval. Current GIS data indicates that the eastern edge of the subject property is located within a Special Flood Hazard Area, but no portion of the subject property is located within a Sinkhole Retention Area. Any development will be required to remain outside of the SFHA and the submitted plat depicts the proposed building lot as staying out of the SFHA. 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 approval of the final plat subject to the removal of the accessory structure shown on Lot #2 and any additions and/or corrections as required by the Planning Department and/or other city departments. Jim Stafne 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 rezoning of six (6) parcels located on East Hudgens Street and Watauga Drive from RS-10 to RS-5. Request submitted by Donnie Suits and Wayne Russell on behalf of Robert and Susan Evans. The developer has requested this item be withdrawn from the agenda. Mr. Jon Ward stated that developer Donnie Suits has requested that this item be withdrawn from consideration. Kay Starkweather made the motion to approve the request submitted by staff. Councilman Ali Bagci seconded the motion and the motion carried unanimously. Withdrawn. Consider for action rezoning property located at 314 North Walnut Avenue (Tax Map 053B, Group H, Parcel 019.00) from MS (Medical Services) to CL (Local Commercial). Request submitted by Judy Nguyen. Mr. Jon Ward stated that Ms. Judy Nguyen has submitted a request to rezone from MS, “Medical Services” to CL, “Local Commercial” property located at 314 North Walnut Avenue. The rezoning request was taken for study at the August 22, 2022, Planning Commission meeting. The rezoning application was submitted to allow for a mixed-use three (3) unit commercial development with residential space above for short-term or long-term rental options. Analysis: The subject property is identified as Parcel 19.00 on Tax Map 053B, Group H and contains approximately .46 acres. The entire area proposed for rezoning, including street rights-of-way contains approximately 0.62 acres. The subject property is bordered by MS, “Medical Services” to the north, west, and south, and by CL, “Local Commercial” to the east. The Future Land Use Concept Plan designates this area as best suited for public/semi-public/institutional development. The properties on the eastern boundary of North Walnut Avenue, also included in this Future Land Use designation are zoned CL, Local Commercial. Cookeville Planning Commission 4 September 26th, 2022 The MS District is intended primarily to provide a centralized, compact location for hospitals, clinics, medical and dental offices, and laboratories; to protect medically related facilities in the area from adverse influences, and to promote the establishment of complementary facilities. The CL District is intended for small and moderate sized offices, personal and business services, and general retail businesses serving the general population of the city. The requested rezoning would extend the CL Zone west across North Walnut Avenue. The Planning Department recognizes some merit in consideration of rezoning. The MS District limits any residential development, other than short term rentals. The properties to the north and south are zoned MS, Medical Services and are occupied by multi-family residential development that is nonconforming in the district. The MS Zone is somewhat restrictive in that the district primarily permits medical uses. Since the 2030 Plan was adopted, significant medical services development has occurred along Neal Street, in the CR, Regional Commercial zoned areas. The CL, Local Commercial Zoning Designation permits many medical uses, but also allows residential and commercial uses that are not permitted in the MS District. The Planning Department would recommend including properties with street frontage on North Walnut Avenue from West 4th Street to West 2nd Street in consideration of rezoning. A commercially zoned connection to the University and the Central Business District could encourage redevelopment in this area Recommendation: Postpone consideration to study including additional properties to the north and south. Mr. Bob Faulhaber asked if the Planning Department is requesting to table this request for study specific to limits suggested in the recommendations. Mr. Ward stated that the Planning Department is recommending to postpone the request in order to contact the neighbors and renotify the area and bring the request back to the Planning Commission next month for consideration. Mr. Faulhaber stated that the addition of the neighbors would leave a small sliver of Medical Services District and asked if the Planning Department has considered extending to cover the other parcels. Mr. Ward stated that the Planning Department has looked at different areas to include with this request. He stated that in order to respond to the petitioners request at this time, that the Planning Department include the neighbors of the requested parcel. Mr. Jim Stafne asked if the rezoning would require the Future Land Use Plan be changed. Mr. Ward stated that there is already Local Commercial in the area depicted on the Future Land Use Plan and the rezoning would be compliant with the plan. Jim Cobb made the motion to approve the request submitted by staff. Kay Starkweather seconded the motion and the motion carried unanimously. Postponed. Consider for action rezoning property located at 4, 8, 10, 16 & 18 West Spring Street (Tax Map 053G, Group J, Parcels 001.00, 002.00, 002.01 & 005.01) from CL (Local Commercial) to CBD (Central Business District). Request submitted by Lauren Metts on behalf of Ben Greening, Marilee Hall & Sadie Wang. Ms. Lauren Metts announced that she is recusing herself from this request. Mr. Jon Ward stated that Ms. Lauren Metts, on behalf of Ben Greening, Marilee Hall, and Sadie Wang, has submitted a request to rezone from CL, “Local Commercial” to CBD, “Central Business District” properties located at 4, 8, 10, 16, and 18 West Spring Street. The rezoning request was taken for study Cookeville Planning Commission 5 September 26th, 2022 at the August 22, 2022, Planning Commission meeting. The rezoning application was submitted to allow for signage, awnings, and planter options along the fronts of the existing structures that are currently prohibited in the CL, “Local Commercial” District. Analysis: The subject properties are identified as Parcels 001.00, 002.00, 002.01, and 005.01 on Tax Map 053G, Group J and contain approximately 0.57 acres. The entire area proposed for rezoning, including street rights-of-way contains approximately 0.79 acres. The subject properties are bordered by CBD, “Central Business District” to the north and by CL, “Local Commercial” to the east, west, and south. The rezoning application was submitted to allow for signage, awnings, and planter options along the fronts of the existing structures that are currently prohibited in the CL District. The CL District is intended for small and moderate sized offices, personal and business services, and general retail businesses serving the general population of the city. The CBD District, with complementary office and related uses, forms the center for commercial, financial, professional, governmental, and cultural activities. The CBD District regulations are intended to protect and upgrade the Central Business District for the performance of its primary functions. Pedestrian oriented uses are encouraged within the CBD. The Future Land Use Concept Plan designates this area as best suited for local commercial development. This is consistent with other areas zoned as Central Business District to the north. The subject properties have many characteristics of development in the CBD District. The existing structures are sited on or just off the front property line with access to the rear of the structures. Minimal parking is available on the subject properties, and these have historically been “grandfathered” from the parking requirements for commercial uses. The Zoning Code includes consideration for the parking requirements in the CBD Zone. These considerations permit the Building Official to waive parking requirements if adequate public parking is available within 500 feet of the property. If adequate public parking is not available within a distance of less than 500 feet, off-street parking must be provided in the CBD. Permitting a use that would increase parking demand would be of concern. Of note, the applicant did acquire the property at 19 West Spring Street to provide parking for the properties located at 4 West Spring Street and 8 West Spring Street. The area proposed for rezoning is adjacent to a mini-storage development and a commercial printing business. In the opinion of the Planning Department, the difference in allowed uses from the CL and CBD would have minimal impact with CBD Zoning existing on the north side of East Spring Street. The CL District is more restrictive in the type, size, and location of signage within the district. The CBD district allows for signage within the public right-of-way. Section 207.6K of the Zoning Code states, “For structures located in the CBD District directly abutting the public right-of-way, awning, canopy, or marquee signs overhanging the public right-of-way are allowed provided that no such sign shall be closer than two (2) feet to any street pavement line and provided that no such sign shall obstruct free or clear vision or otherwise cause hazards for vehicular or pedestrian traffic.” Recommendation: Approval of the request. Kay Starkweather made the motion to approve the request submitted by staff. Jim Stafne seconded the motion. The votes are as follows: Ali Bagci – aye, Jim Cobb – aye, Bob Faulhaber – aye, Judy Jennings – aye, Lauren Metts – abstain, Jim Stafne – aye, Kay Starkweather – aye. Consider for action rezoning property located at 116 &130 North Hickory Avenue and 169 & 175 Montgomery Avenue from MS (Medical Services) to CL (Local Commercial) and establishment of RAO district for same. Request submitted by Burton Nelson. Mr. Jon Ward stated that Mr. Burton Nelson has submitted a request to rezone from MS, “Medical Services” to CL, Cookeville Planning Commission 6 September 26th, 2022 “Local Commercial” properties located at 116 and 130 North Hickory Avenue and 169 and 175 Montgomery Avenue and the establishment of an RAO, “Redevelopment Area Overlay” Zone for the same. The requests were taken for study at the August 22, 2022, Planning Commission meeting. The requests were submitted for the purpose of developing a 10-unit townhouse development. Analysis: The subject properties are identified as Parcels 16.00, 16.12, and 16.13 on Tax Map 053B, Group M and contain approximately 0.49 acres. The entire area proposed for rezoning and enactment of a RAO District, including street rights-of-way contains approximately 0.74 acres. The properties are currently zoned MS, “Medical Services,” as are the adjacent properties to the west and north. The property is also bordered by CL, “Local Commercial” to the east and south. The Future Land Use Concept Plan includes this area on the boundary of the designation as suitable for public/semi- public/institutional development and local commercial. The MS District is intended primarily to provide a centralized, compact location for hospitals, clinics, medical and dental offices, and laboratories; to protect medically related facilities in the area from adverse influences, and to promote the establishment of complementary facilities. The CL District is intended for small and moderate sized offices, personal and business services, and general retail businesses serving the general population of the city. Section 221.3A of the Cookeville Zoning Code also stipulates single-family attached dwellings (townhouses) are a use permitted upon review by the Planning Commission subject to submittal of a subdivision plat in accordance with the Cookeville Subdivision Regulations. The developer is also requesting a Redevelopment Area Overlay (RAO) District be established along with the rezoning request. The RAO District was established in 2013 as a mechanism for the redevelopment, revitalization, rehabilitation, and general improvement to areas within the City of Cookeville as identified within the Cookeville 2030 Plan as needing such action, or other areas within the city as may be determined to need such action. Within RAO districts, the city may waive or modify certain development requirements to provide incentives for redevelopment, including increases in density, reduction in setbacks, reduction of lot sizes, and landscaping requirements. Specific criteria must be met for properties to qualify for RAO zoning and a detailed process for approval must be followed. Only those uses permitted in the underlying zoning may be permitted in a RAO District. To qualify for RAO zoning the site must contain a minimum of one (1) acre when located within an area identified in the Cookeville 2030 Plan as being in need of revitalization/redevelopment, contain a minimum of two (2) acres when not located in such an area, or an area of less than the minimum size may be considered if, due to the number of dilapidated or condemned structures or other factors, it can be demonstrated that significant public benefit can be achieved. The developer must also adhere to an approved development plan. The process for RAO zoning approval includes several steps. First, the developer is required to meet with the Planning Director to determine whether the RAO zoning is appropriate for the proposed properties. If it is determined that the property is appropriate for RAO zoning, then the developer must submit a request for overlay zoning, a written statement describing the proposed development and how it meets the objectives of the 2030 Plan, and a Preliminary RAO Concept Plan. The Concept Plan must include site, floor, and elevation plans. The Planning Commission, after reviewing the overlay zoning request and required submittals, must submit a recommendation to the City Council for approval, modification, or denial of the request. Upon receipt of the Planning Commission recommendation, the City Council then considers enactment of the overlay. Once the overlay is enacted, a Final RAO Plan must be submitted to and approved by the Planning Commission. The Final RAO Plan must be submitted within six (6) months of the effective date of the enactment of the overlay by the City Council or the overlay zoning shall become null and void. Extensions of no more than 18 months may Cookeville Planning Commission 7 September 26th, 2022 be granted by the Planning Commission. The Final RAO Plan must substantially conform to the Preliminary RAO Concept Plan. Any substantial modifications to the approved Final RAO Plan must be resubmitted to the Planning Commission. The properties proposed for rezoning and RAO consist of approximately 0.49 acres. The three (3) subject lots contain four dilapidated duplex structures for a total of eight (8) existing dwelling units. The underlying zoning classification is MS, Medical Services. The current use of the property is nonconforming as residential development is not permitted in the MS District. Rezoning to CL, Local Commercial is necessary to permit residential redevelopment on the subject properties. To qualify for RAO Zoning the site must contain a minimum of one (1) acre when located within an area identified in the Cookeville 2030 Plan as being in need of revitalization/redevelopment, contain a minimum of two (2) acres when not located in such an area, or an area of less than the minimum size may be considered if, due to the number of dilapidated or condemned structures or other factors, it can be demonstrated that significant public benefit can be achieved. In the opinion of the Planning Department, significant public benefit will be achieved by the removal of these dilapidated structures and the approval of an area less than the required minimum size is justified. The CL Zoning District requires 3,000 square feet per dwelling unit. The RAO Overlay District allows a maximum density of 20 units per acres or 2,178 square feet per dwelling unit. As confirmed by Vick Surveying, the property area consists of 21,500 square feet (approximately 0.49 acres). The proposed ten (10) dwelling units provides a density of 2,150 square feet per dwelling unit. The proposed development is 280 square feet deficient of the required square footage. Mr. Nelson is requesting that the requirement for the additional 280 square feet be waived and that he be allowed to construct ten (10) units on the property. The developer has submitted a preliminary RAO Concept Plan, including a site plan, floor plans, building elevations, photos, a written statement, and other materials required for RAO consideration. The site plan depicts ten (10) townhome units on the subject property. The proposed units are two (2) bedroom, two (2) bathroom units, each with a one (1) car garage and two additional parking spaces. The townhomes are divided into two (2) five (5) unit structures, one with access and frontage on Montgomery Avenue and the other with access and frontage on North Hickory Avenue. Four (4) additional parking spaces are included on the site plan for a total of 34 parking spaces. Mr. Nelson is also requesting a reduction in the front yard requirements along Montgomery Avenue, North Hickory Avenue and West 2nd Street. The proposed structures are 24 feet from the right-of-way boundary of Montgomery and Hickory and 14 feet from the right-of-way boundary of West 2nd at the narrowest point (17 feet at the widest point). The front yard requirement in the CL District is 30 feet. The right-of-way width along West 2nd Street and North Hickory Avenue is 60 feet. In the opinion of the Planning Department, these reductions to setbacks would have minimal impact. Montgomery Avenue is a substandard city street that extends from West 1st Street to West 2nd Street. The official street inventory lists a twenty (20) foot right-of-way and a fifteen (15) foot pavement surface for the city street. The Planning Department has found the street surface narrower than 15 feet in some areas. The street is not adequate for two-way traffic. The Planning Department ask for consideration to establish Montgomery Avenue as a one-way street, south to north. The Planning Department met with the owner of Del Properties. Mr. Danny Lee, who owns three (3) parcels with access off Montgomery Avenue. Mr. Lee had no objections to the proposal to one-way the street. The other property owner with access off Montgomery Avenue, Mr. Robert Lollar, has been sent a letter requesting comment, but the Planning Department has yet to receive a response. Cookeville Planning Commission 8 September 26th, 2022 Ms. Haley Dickson, Planning Assistant, stated that she spoke to Mr. Lollar over the phone on the morning of the Planning Commission meeting and he had no objections to the request. The site plan also proposes to permit the parking areas for the single-family attached units to back into the street. Section 205.7B.2. of the Zoning Code includes “Except on lots occupied by single family and two-family dwellings, no parking spaces shall be designed so that a vehicle is required to back onto a public street or alley.” This standard applies to single-family attached development. Due to the right-of-way width on North Hickory Avenue of 60 feet, the proposed parking spaces are 20 feet from the street pavement surface. The Planning Department sees minimal impacts of the parking spaces accessing the public street on North Hickory Avenue due to the right-of-way width. Also, the impacts would be minimal on Montgomery Avenue due to the limited area this segment of street serves and designating the street as one-way. The area between North Hickory Avenue and the proposed parking spaces will be surfaced and pedestrian infrastructure will be provided within the right-of-way. Sidewalks will also be required along West 2nd Street. The proposed development also would not provide for a the required ten (10) foot landscape strip along North Hickory Avenue or Montgomery Avenue. Area for the landscape strip is included along West 2nd Street. In the opinion of the Planning Department, the considerations requested for the RAO designation are justified by the benefit of redevelopment. Recommendation: Approval of rezoning the property from MS to CL and approval of establishing an RAO District with considerations to minimum area, setbacks, landscape strip and parking design subject to including pedestrian infrastructure along West 2nd Street and North Hickory Avenue on the plan as outlined. Mr. Lee Porter, who owns 125 North Whitney Avenue, stated that the properties are significantly dilapidated which creates an unsafe area and the rezoning of this property will allow for a big improvement. Lauren Metts made the motion to approve the request submitted by staff. Jim Stafne seconded the motion and the motion carried unanimously. Approved. Consider for action amending the Zoning Code for the addition of an RS-7.5 Zoning District. Request submitted by Staff. Mr. Jon Ward stated that the Planning Department has prepared for consideration amendments to the Zoning Code for the addition of an RS-7.5 Single Family Residential Zoning District. Analysis: The proposed RS-7.5 Zoning District is a new single-family residential zone designed to provide an option for single-family detached development in lot size and lot geometry. The proposed district is intended to address concerns with higher density single-family detached development in the RS-5 Zoning District and provide an option for more density than the RS-10 District permits. The new district allows permitted uses and structures, uses permitted upon review and uses permitted upon appeal consistent with the RS-10, RS-5, and RD Districts. The proposed RS-7.5 District requires a minimum lot size of 7,500 square feet, offering an option in density between the RS-5 and RS-10 Districts. The district provides for a front yard requirement of 30 feet on Collector or higher classified streets and 25 feet off local streets, and a rear yard of 20 feet, consistent with the RS-10 Zoning District. The side setback requirements are proposed at 7.5 feet for single-family detached development, which is greater than the five (5) foot side yard in the RS-5 District and less than the ten (10) foot side yard requirement in the RS-10 District. The proposed RS-7.5 provides for a minimum lot width at right of Cookeville Planning Commission 9 September 26th, 2022 way and minimum lot width at building setback of 60 feet, which is greater than the 50-foot requirement in the RS-5 District and lesser than the 75-foot requirement in the RS-10 District. Recommendation: Approval of an amendment to the Zoning Code to establish a RS-7.5 Single Family Residential Zoning District that address issues with lot geometries. Jim Cobb made the motion to approve the request submitted by staff. Jim Stafne seconded the motion and the motion carried unanimously. Approved. Study Items: (1) Consider for study the preliminary plat of Ansley Park, 24 lots located on Ruby Lane (Tax Map 053M, Group B, Parcel 021.00 & 021.01). Request submitted by Donnie Suits. (2) Consider for study the preliminary RAO West Side Connection plan, 21 lots located on South Cedar Avenue. Request submitted by Aaron Bernhardt. (3) Consider for study the preliminary plat of Walnut Village Inc. Road Dedications, one (1) lot located on Buffalo Valley Road (054-p/o 084.03 & 084.06). Request submitted by Walnut Village Inc. (4) Consider for study amending the Zoning Code Illustration 24 - Dumpster Detail to make gates optional. Request submitted by Staff. (5) Consider for study allowing Barber and Beauty Schools to be permitted within the CN District. Request submitted by Michael Franklin. (6) Consider for study amendments to the Planning Commission By-Laws, amending Article IV, Section 7, and adding a section regarding attendance. Request submitted by Staff. (7) Consider for study the rezoning of one (1) parcel located at 2730 Buck Mountain Road (Tax Map 052, Parcel 013.00) from RS-20 (Single-Family Residential) to RS-10 (Single-Family Residential). Request submitted by Joe Nichols on behalf of Thomas Cooper. (8) Consider for study the rezoning a portion of one (1) parcel located at 1650 Blackwell Road (Tax Map 083, Parcel 077.04) from RS-10 (Single-Family Residential) to LM (Light Manufacturing). Request submitted by Nomads, LLC. Jim Cobb made the motion to accept the above items for study. Kay Starkweather seconded the motion and the motion carried unanimously. Approved. Staff Reports: 1. Minor Plat Approved and Recorded:  Deberry Heights Combination Plat Lots 15-17, one (1) lot located at 111 Linden Street – Larry Wilmoth  Tennessee Heart Realty LLC Lot 1 Re-division, two (2) lots located at North Whitney Avenue, West 3rd Street, North Hickory Avenue & West 4th Street – Tennessee Heart Realty LLC (053B-M-001.00)  BLM Group LLC Combination Plat, one (1) lot located at North Hickory Avenue & West 3rd Street – BLM Group LLC (053B-L-004.00 & 005.00)  University-Hospital Section 6 Lot 19 Re-division, two (2) lots located at Garrett Avenue & West End Street – Linda Loftis & Jeffrey Webb (053J-J-018.00) Cookeville Planning Commission 10 September 26th, 2022  Sebastian, Gilberto Property Final Plat, two (2) lots located on Louis Avenue – Gilberto Sebastian (038-187.03) Adjournment: 6:12 P.M. Submitted for Approval Submitted for Recording ____________________________ _________________________________ Haley Dickson Jim Woodford, Chairman Planning Assistant Cookeville Planning Commission