Planning Commission

Cookeville Planning Commission Minutes April 22nd, 2024 The Cookeville Planning Commission met on Monday, April 22nd, 2024, at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. Members Present: Councilman Ali Bagci, Jim Cobb, Bob Faulhaber, Jason Fowler, Judy Jennings, Lauren Metts, Mallie Rogers, Kay Starkweather & Jim Woodford. Members Absent: None. Staff Members Present: Christopher Phillips, Jon Ward, Ken Young & Haley Dickson. Staff Members Absent: James Mills & Matt Billings. Others Present: Peter Medlyn, Lisa Langford, Clayton Langford, Gary Goulsby, Bradford G. Wood, Jr., Faye Davidson, Bryan Davidson, Mikah Black, Michael Savage, Cameron T. Wood, Jason Ray, Nathaniel Wolffe, Peggy Fragopoulos, Robert B. Reeser, Donnie Suits, Diane Derossitt, Tim Vaughn, Jessica Welch, Woody Welch, Bill Haberkamp, Hannah Johnson, Marle Thornsberry, Rance Frye Establishment of Quorum: Chairman Jim Woodford 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. Councilman Ali Bagci seconded the motion and the motion carried unanimously. Approved. Consider for Approval the Minutes of March 25th, 2024. Jim Cobb made the motion to approve the minutes of March 25th, 2024. Kay Starkweather seconded the motion and the motion carried unanimously. Approved. Consent Agenda: All matters listed under the Consent Agenda are considered to be routine and will be enacted by one motion. There will be no separate discussion of these items unless a Planning Commission member so requests, in which case the item will be removed from the Consent Agenda and considered separately. Additionally, any citizen or agenda applicant may request that consideration be given by the Planning Commission to remove any item from the Consent Agenda so that discussion may be held on the item. a. Consider the six (6) month extension of the preliminary plat of Ansley Park, 24 lots located on Ruby Lane (Tax Map 053-M, Group B, Parcels 021.00 & 021.01). Request submitted by Capital Communities, LLC. Councilman Bagci made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion, and the motion was carried unanimously. Approved. Consider for action the preliminary plat of Franklin Court, five (5) lots located at South Franklin Avenue & Hughes Street (Tax Map 053-I, Group B, Parcel 023.00). Request Submitted by P & N Investments, LLC. Mr. Jon Ward stated that P & N Investments, LLC. have submitted for approval the preliminary plat of Franklin Court, a five (5) lot single-family attached development located at South Franklin Avenue and Hughes Street. Analysis: The subject property is identified as Parcl 023.00 on Tax Map 053-I, Group B and contains approximately 0.32 acres. The property is zoned CL, “Local Commercial” as are the adjacent properties. The development consists of four (4) single-family attached building lots and installation of utilities. Lot 5 is a common area and not a building lot. A new currently unnamed private drive will provide ingress/egress from South Franklin Avenue. The proposed townhome lots are parallel Cookeville Planning Commission 2 April 22nd, 2024 to South Franklin Avenue. Lot lines can be extended to the South Franklin Avenue to avoid the addition for a newly named private street. A new five (5) foot wide ADA compliant sidewalk is required along South Franklin Avenue. (A four (4) wide proposed sidewalk is depicted on the submitted plat which must be corrected to five (5) feet). A plat review meeting was held on April 9, 2024. All relevant city departments were present and provided comments for conditional approval of the plat. Recommendation: Conditional approval of the preliminary plat subject to the following:  New private street must be given a unique name (subject to approval) and shown on the plat or lot lines can be extended to South Franklin Avenue  Correct width of proposed sidewalk on S. Franklin Avenue to five (5) feet  Cookeville Electric Department requests meters be placed on front of dwelling units  Water Quality Control requires CAP form and fee be submitted  Sanitary sewer line should be shown extended to the main and cleanout at property should be shown, per WQC  NOI and SWPPP must be submitted to Public Works  Trash cart pad should be shown on the plat, per Public Works  Proposed water courses, storm drain plan, proposed utility connections, and proposed and existing easements required on plat, per Public Works  Stormwater Maintenance Agreement note required on final plat, per Public Works.  Completion of corrections or additions to the plat as determined necessary by the Planning Division and/or other appropriate city departments Kay Starkweather made the motion to approve the request recommended by staff. Councilman Bagci seconded the motion, and the motion was carried unanimously. Approved. Consider for action the preliminary plat of Frontier, 22 lots located at Hughes Street & South Franklin Avenue (Tax Map 053-I, Group A, Portion of Parcel 001.00). Request submitted by Bernhardt Construction. Mr. Jon Ward stated that Mr. Aaron Bernhardt, on behalf of Bernhardt Construction, has submitted for approval the preliminary plat of Frontier, a 22-lot single-family attached development located at Hughes Street and South Franklin Avenue. Analysis: The subject property is identified as a portion of Parcel 001.00 on Tax Map 053-I, Group A and contains approximately 1.38 acres. The property is zoned CL, “Local Commercial” as are all adjacent properties. The development consists of 21 single-family attached building lots and installation of utilities. Lot 22 is a common area and not a building lot. A new currently unnamed private drive will provide ingress/egress from South Franklin Avenue. New five (5) foot wide ADA compliant sidewalks are required along all street frontages and must be shown on the plat. Water Quality Control states that water will be public to the residential side of the meters and that sanitary sewer will be private beyond the cleanout to be set at the property line. A plat review meeting was held on April 9, 2024. All relevant city departments were present and provided comments for conditional approval of the plat. Recommendation: Conditional approval of the preliminary plat subject to the following:  New private street must be given a unique name (subject to approval) and shown on the plat  Show proposed five (5) wide ADA compliant sidewalks along Hughes Street and South Franklin Avenue Cookeville Planning Commission 3 April 22nd, 2024  Cookeville Electric Department requests that the temporary easements to the old Frontier building be removed prior to development  Water Quality Control requires CAP form and fee be submitted  NOI and SWPPP must be submitted to Public Works  Dumpster access must be within setback, per Public Works  Public Works requests the existing 18-inch pipe under the property should be maintained and kept open with no additional connections without engineering calculations being performed  Proposed water courses, storm drain plan, proposed utility connections, and proposed and existing easements required on plat, per Public Works  Stormwater Maintenance Agreement note required on plat, per Public Works  Completion of corrections or additions to the plat as determined necessary by the Planning Division and/or other appropriate city departments Councilman Bagci made the motion to approve the request recommended by staff. Jim Cobb seconded the motion, and the motion was carried unanimously. Approved. Consider for action the preliminary plat of Andrew & Pamela Bouton Property, two (2) lots located on Crescent Spring Lane (Tax Map 039-M, Group A, Parcel 008.00). Request submitted by Andy Bouton. THE DEVELOPER HAS REQUESTED THIS ITEM BE WITHDRAWN. Jim Cobb made the motion to withdraw the request. Kay Starkweather seconded the motion, and the motion was carried unanimously. Withdrawn. Consider for action the preliminary plat of the Bungalows at Cookeville, 49 lots located on Mine Lick Creek Road (Tax Map 065, Parcel 005.00). Request submitted by Peter Medlyn and Blue Sky Mining Company, on behalf of Clarence Whitson. Mr. Jon Ward stated that Mr. Peter Medlyn and Blue Sky Mining Company, on behalf of Clarence Whitson, has submitted for approval the preliminary plat of the Bungalows at Cookeville, a 49-lot single-family detached development located on Mine Lick Creek Road. Analysis: The subject property is identified as Parcel 005.00 on Tax Map 065 and contains approximately 64.20 acres. The property is zoned RS-20, “Single-Family Residential” as are all adjacent properties. The proposed development consists of 49 single-family detached dwelling units. A new private drive proposed as Citico Drive will provide ingress/egress from Mine Lick Creek Road. New five (5) foot wide ADA compliant sidewalks would be required along Mine Lick Creek Road. Discussions with the Director of Public Works regarding sidewalk installation are in progress. The Planning Commission may approve a waiver or a payment in lieu of construction for sidewalk segments along Mine Lick Creek Road. The proposed development provides one ingress/egress to the new subdivision. The length of the property is approximately 2600 feet to the cul-de-sac. The proposed dead-end street including curves is approximately 2,944 feet in length. The Cookeville Subdivision Regulations note, “no dead-end street will be permitted which exceeds 1,200 feet in length or serves more than 20 lots, whichever is less, unless specifically authorized as a variance by the Planning Commission.” The petitioner has submitted a request for a variance to the length of the proposed dead-end street. The proposed street serves 49 total lots. The developer has noted that they have attempted to work with adjacent property owners in securing a second connection for ingress/egress to Apple Valley Drive but have not been successful. The developer has included a 50 feet easement along Lot 25 Cookeville Planning Commission 4 April 22nd, 2024 for potential future connection to Apple Valley Drive. This segment of easement needs to be dedicated as right-of-way. The developer has proposed 60 feet of right-of-way, with two (2) eleven-foot travel lanes with a grass median from Mine Lick Creek Road, approximately 1,513 feet into the development. The proposed street right-of-way transitions to 50 feet in width with a standard street proposed to the cul-de-sac terminus. Due to the floodplain and topographic constraints of the subject property, providing a second ingress/egress to Mine Lick Creek Road is difficult. The Fire Department has indicated a need for twelve-foot travel lanes. Median cuts for access to the western lots along this segment need to be coordinated with the Public Works Department and Fire Department to provide sufficient ingress/egress. The development is also encumbered by TVA easements running north/south and east/west across the property. (The TVA easement is not noted in the latest deed from 1967). The north/south TVA easement is included entirely within the FEMA floodplain along the western boundaries of Lots 1-24. Lots 10 and 38 have significant portions situated under the east/west TVA easement. While it appears both lots have building areas to accommodate home construction outside of the easement, the developer of these lots should avoid easement areas and consult with TVA before building on these lots. The subject property is also included in the 2019 Bicycle and Pedestrian Circulation Plan. A proposed greenway along Cane Creek would connect Lee Seminary Road to Cane Creek Park. Approximately half of the proposed greenway north of Interstate 40 is located on the subject property. The developer has dedicated a 50-foot easement along Cane Creek to the City for the proposed greenway. Water Quality Control has noted that the area is currently served by a four (4) inch PVC waterline. A new 12-inch DIP waterline has been designed to replace the existing line. The WQC Department has noted that sufficient water would be supplied for the development and that water should not be an issue for approval. Sanitary sewer is currently available approximately 4,000 feet west of the subject property and would be required to be extended for the proposed development. The developer has stated that he will submit a CAP Form to Water Quality Control. The Cookeville Fire Department has flow tested hydrants at Mine Lick Creek Road intersections with Fiesta Drive and Reeser Lane. While there are some questions with fire flow, WQC Department has noted that sufficient flows can be provided for fire protection. Natural Gas is available for the proposed development, if requested. Water improvements need to be coordinated with the WQC Department and Fire Department. Recommendation: Approval of the variance request and conditional approval of the preliminary plat subject to the following:  Decision to be made regarding sidewalk construction on Mine Lick Creek Road  The divided street section to include twelve (12) foot travel lanes  Ingress/egress easement at the cul-de-sac terminus should be depicted as right-of-way  Building setbacks to be depicted on the plat  Developer must coordinate any necessary water improvement with the WQC Department and Fire Department  Developer must coordinate sanitary sewer extension with the WQC Department  Submit CAP Form and Fees to Water Quality Control  NOI and SWPPP must be submitted to Public Works  Stormwater Maintenance Agreement note required on final plat, per Public Works Cookeville Planning Commission 5 April 22nd, 2024  Developer is required to schedule a pre-construction meeting must through Planning to be conducted with all relevant city departments prior to work commencing on clearing right- of-ways or installing utilities  Proposed water courses, storm drain plan, proposed utility connections, and proposed and existing easements required on plat, per Public Works  Stormwater Maintenance Agreement note required on final plat, per Public Works Completion of corrections or additions to the plat as determined necessary by the Planning Division and/or other appropriate city departments Mr. Michael Savage, petitioner, stated that he believes this plat is a classic case for a variance. He stated that their proposal doesn’t require much and they have included two lanes as their entry. Mr. Michaels stated that the sides of the property are steep and the topography makes it difficult to create a loop. Mr. Savage has tried to talk to the adjoining property owner to the rear to get an easement and they would not entertain the conversation. Councilman Bagci made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion, and the motion was carried unanimously. Approved. Consider for action a request to close, abandon and declare as surplus property a portion of undeveloped Park Street. Request submitted by Greg Deweese. Mr. Jon Ward stated that Mr. Greg Deweese has submitted a request to close, abandon, and declare as surplus a portion of undeveloped Park Street. Analysis: Mr. Deweese requests than an undeveloped right-of-way located off North Willow Avenue be closed, abandoned, and declared as surplus property for purchase. As depicted on the submitted survey prepared by Ron Taylor, this segment of the undeveloped Park Street contains approximately 0.23 acres, or 10,018.80 square feet. The right of way is contiguous with property owned by Greg Deweese and JB Davidson. The procedure for the closure and abandonment of streets or rights-of-way is specified in Title 16, Chapter 4, of the Cookeville Municipal Code. The procedure includes the following:  Submittal of written request and payment of fee  Submittal of survey  Confirmation that all affected property owners have been contacted and concur with the closure and abandonment (it is city policy that all adjoining property owners have the right to purchase, if closure and abandonment are approved, one-half the right-of-way along which the property is contiguous)  Review by applicable city departments  Review and approval of Planning Commission  Approval of City Council  Purchase of property based on a value established by the City Manager (any appraisal and/or recording costs to be paid for by the petitioner) All applicable city departments have reviewed the closure and abandonment request and provided no comments or conditions for closure. The petitioner indicated that the request has been submitted to allow development of the petitioner’s property in a manner that would yield more substantial benefits for the community. Mr. Deweese and Mr. Davidson are the only property owners affected by the request. An analysis of the surrounding property value provides a value of $1.93 per square foot. This value is determined by the land market value as included in the real estate assessment data. The total costs Cookeville Planning Commission 6 April 22nd, 2024 of acquisition is $19,336.28. The petitioner does have the option to provide a market appraisal of the property to establish a value. Recommendation: Approval of the request Brian Davidson, adjacent property owner, asked why the east-west portion is being closed when he only agreed to close the north-south portion with the petitioner. Mr. Ward stated that he was under the impression that the petitioner had the approval of all property owners when he submitted the request and the Planning Commission has the ability to modify the request before it is sent to City Council for approval. Councilman Bagci made a motion to omit the east-west section and approve the north-south section starting at the boundary of the undeveloped right-of-way that runs east-west. Jim Cobb seconded the motion and the motion carried unanimously. Approved. Consider for action rezoning the property located at 1331 South Maple Avenue (Tax Map 066, Parcel 104.00) from RS-10 (Single-Family Residential) to RS-7.5 (Single-Family Residential). Request submitted by Donnie Suits. Mr. Jon Ward stated that Mr. Donnie Suits has submitted a request to rezone from RS-10, “Single-Family Residential” to RS-7.5, “Single- Family Residential property located at 1331 South Maple Avenue. Analysis: The subject property is identified as Parcel 104.00 on Tax Map 066 and contains approximately 27.94 acres. The total area requested for rezoning contains approximately 28.17 acres including street right-of-way. The property is currently zoned RS-10, “Single-Family Residential” as are the adjacent properties to the north, east, and south. The property is bordered by RS-15, “Single-Family Residential” to the west. The reason provided for the rezoning request was to provide smaller lots for more affordable housing. The RS-10 District is intended to provide a low to moderate density single-family residential environment in areas where public wastewater services are available. The RS-7.5 District is intended to provide a moderate single-family residential environment in areas where public wastewater services are available. A rezoning request from RS-10 to RS-5 was submitted for the subject property in 2022 and withdrawn from consideration at the May 2022 Planning Commission meeting. The subject property has approximately 657 feet of street frontage on South Maple Avenue. The portion of South Maple Avenue located south of Neal Street is classified as a Minor Collector Street. Traffic counts from January 2024 on South Maple Avenue just east of the property provide an Annual Average Daily Traffic (AADT) count of 4,301 vehicles per day. Traffic counts from January 2024 at the southern end of South Maple Avenue near Blackwell Road and Highway 111 provide an AADT of 3,172 vehicles per day. The 2017 Major Street Plan Update provided an acceptable level of service (LOS C) for the segment of South Maple Avenue from the I-40 Overpass to US 111. The Plan also projected an acceptable level of service (LOS C) for the segment utilizing 2040 AADT projections. Of note, the 2040 AADT on this segment of South Maple Avenue was projected at 3,625 vehicles per day. The 2024 AADT of 4,301 has surpassed the 2040 projections from the 2017 Major Street Plan Update. Public sewer, water, gas, and electric are all present and available for the subject property. Public sewer is located at the western border of the subject property. The Water Quality Control Department has provided approval of up to 145 single family residences on the subject property. Natural gas, public water, and electric are all located in the South Maple Avenue right-of-way. Cookeville Planning Commission 7 April 22nd, 2024 The subject property has limiting natural factors. The parcel contains a pond and US Fish & Wildlife wetland area identified in the vicinity of the pond consisting of approximately 0.71 acres. The eastern boundary of the property includes floodplain areas and limiting topography. The most severe slopes on the eastern portion of the property exceed 50%. Limitations to development are severe in areas of greater than 20% slope. The Planning Department estimates over six (6) acres of the site is limited by natural factors. Based on raw calculations, the parcel acreage of 27.94 acres would permit 121 residential homes at the current RS-10 Zoning Classification. A rezoning to RS-7.5 would allow for up to 162 homes. These numbers would be reduced due to limiting natural factors and attrition of street rights-of- way dedication. At a previous rezoning submittal, the developer indicated the request the increase in density was to mitigate the loss of developable acreage due to limiting natural factors and has stated that the rezoning request was to allow a narrower lot width with minimal reduction in lot area. The RS-10 Zone requires 75 feet width at building setback while the RS-7.5 Zone requires 60 feet lot width at building setback. In the opinion of the Planning Department, the increase in density would have minimal impacts. The Future Land Use Plan designates this area as best suited for lower density residential development. The RS-7.5 District consisting of primarily single-family detached development, would comply with this designation. The RS 7.5 District was developed to provide an alternative in lot size greater than RS-5. In meetings with developers one of the factors referenced for rezoning applications was the linear feet of street frontage required for lower density development and the costs of street construction. There are currently no areas zoned RS-7.5 within the City. The property to the north is the proposed location of The Bend Church. This facility is proposed to be developed in phases with the first phase to accommodate an anticipated occupant load of 800 people, and the second phase to add occupancy of 400 more for a total occupant load of 1,200 persons. The City is requiring the church to complete turning lane improvements on South Maple Avenue as a condition of site plan approval. Depending on density, future development on the subject property could be required to complete turning lane improvements on South Maple Avenue. Recommendation: Approval of the request Jim Cobb made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion, and the motion was carried unanimously. Approved. Consider for action rezoning the property located at 2025 & 2039 Denton Avenue (Tax Map 040-F, Group D, Parcels 019.00, 019.01, & 019.02) from RS-10 (Single-Family Residential) to LM (Light Manufacturing). Request submitted by Wood Brothers Properties, LLC. Mr. Jon Ward stated that Wood Brothers Properties, LLC. has submitted a request to rezone from RS-10, “Single-Family Residential” to LM, “Light Manufacturing” the properties located at 2025 and 2039 Denton Avenue. Analysis: The subject properties are identified as Parcels 019.00, 019.01, & 019.02 on Tax Map 040-F, Group D and contain approximately 0.74 acres in total. The total area requested for rezoning contains approximately 0.80 acres including street rights-of-way. The properties are currently zoned RS-10, “Single-Family Residential” as are the adjacent properties to the east, south, and west. The properties are bordered by LM, “Light Manufacturing” to the north. The request was submitted to allow for the construction of mini storage units. The petitioner has submitted site plans stating that the existing structures on the lots will be demolished and 168 mini storage units will be constructed. The site plans also show a 30-foot buffer and proposed stormwater detention. Cookeville Planning Commission 8 April 22nd, 2024 The RS-10 District is intended to provide a low to moderate density single-family residential environment in areas where public wastewater services are available. The LM District is intended for light industrial uses and establishments involved in the manufacture, predominantly from previously prepared materials, of finished products or parts, including assembly, processing, fabrication, limited storage, wholesaling, and distribution of such products, but excluding basic industrial processing. Commercial and service uses in support of industrial uses are also permitted. The Future Land Use Plan designates this area as best suited for both Mixed Use Commercial/Industrial uses and Lower Density Residential uses. The applicant owns three parcels to the north that are all zoned LM, “Light Manufacturing”. Two of the parcels south of East 21st Street are vacant, the parcel north of East 21st Street contains an existing industrial structure. The intent of the proposal would be to combine the existing properties into one parcel, which would provide compliance with the land use plan. The area has approximately 142 linear feet of street frontage along Denton Avenue. Denton Avenue is classified as a local street. No limiting natural factors are present on the property according to the available GIS data. Recommendation: Approval of the request, subject to combing the property with vacant LM zoned parcels south of East 21st Avenue Peggy Fragopoulos, of 1912 Brown Avenue, stated that she grew up on Maple Avenue and that little by little, apartments are trying to squeeze out single-family homes. She stated that it is all single-family homes on Denton Avenue, Brown Avenue, and Jere Whitson Avenue surrounding the proposed property. She had heard that this property was going to be storage units so she looked around and stated that there are two storage facilities on Washington Avenue and several on Fisk Road and 10th Street. She stated that the bottom line is that there is so much storage within a half mile of the property and is against the change. Brad Wood Jr., petitioner, stated that he owns most of property on the street and like Ms. Fragopolous stated before him, most of the street is single-family but those properties are in rough shape. He stated that he would like to tear them down the buildings currently on the lot to build storage units. He believes that it is not a major change, and they will comply with the Planning Division’s recommendation to combine lots. Jason Ray, of 525 N Pickard Avenue, stated that he owns Vulture storage, and that storage units are not full regardless of what the petitioner says. He stated that there are more and more units being built and there is plenty of storage space around town with more currently being developed. Judy Jennings made a motion to deny the request. Kay Starkweather seconded the motion and the motion carried unanimously. Denied. Consider for action rezoning the property located at State Street & Bybee Avenue (Tax Map 053-P, Group A, Parcel 026.00) from RS-10 (Single-Family Residential) to CR (Regional Commercial). Request submitted by Tim Vaughn on behalf of Tier 1. Mr. Jon Ward stated that Mr. Tim Vaughn, on behalf of Tier 1, has submitted a request to rezone from RS-10, “Single-Family Residential” to CR, “Regional Commercial” a portion of the property located at State Street and Bybee Avenue. Analysis: The subject property is identified as a portion of Parcel 026.00 on Tax Map 053-P, Group A, the total parcel contains approximately 2.58 acres. The total area requested for rezoning contains approximately 2.08 acres. The property is currently zoned RS-10, “Single-Family Residential” as are the adjacent properties to the east and south. The property is bordered by CR, “Regional Commercial” to the west and north. The request was submitted to allow for parking for Cookeville Planning Commission 9 April 22nd, 2024 the adjoining property, if needed. The current owner of the property, Mr. Paul R. Bybee also owns the property at 475 Bybee Avenue The RS-10 District is intended to provide a low to moderate density single-family residential environment in areas where public wastewater services are available. The CR District is intended for medium to large-scale commercial operations of a predominantly regional nature. These districts shall not be located on streets less than Major Collector classification. All uses are to be developed within the district so as to offer convenient ingress and egress to such streets. The Future Land Use Plan designates this area as best suited for lower-density and mixed density residential development. The property is adjacent to the Tier 1 development currently under construction. The petitioner has stated that this rezoning request is to match the existing zoning of the adjacent property and to provide parking for the new facility, if needed. The petitioner has stated a 30-foot buffer would be provided to help alleviate any impact to the single-family residences located to the south of the subject property. This buffer would be required by Section 208, Landscaping and Screening Requirements of the Zoning Code. Off-premises parking would require Board of Zoning Appeals approval. If the subject property is developed for parking to the adjacent property, the Cookeville Zoning Code establishes requirements that must be met for BZA approval. The subject property would need to be combined with the existing Tier 1 property, which would provide compliance with the Land Use Plan and eliminate the need for approval of off- premises parking. The subject property does not have adequate ingress/egress. The property is served by a right-of- way dedicated to the City of Cookeville for future street development, platted in 1983 as part of the Freedom Hills development. The ROW is approximately 23.7 feet in width at State Street and narrows to 21.72 feet at the property boundary. This area currently contains a driveway and accessory structure for the property located at 509 State Street. As a condition of rezoning, the Planning Division recommends restricting any access to the property from State Street, consistent with the intent of Section 205.9C.4. of the Zoning Code. A body of water is located in the northwest area of the subject property according to the available GIS data. No other limiting natural factors are present on the subject property. The area is limited by current access. The rezoning would be consistent with the current Kohls development to the west. The Planning Division recommends combining the lots a condition of rezoning the property. Recommendation: Approval of the request subject to combining the property with the existing Tier 1 property at 520 West Jackson Street and restricting access from State Street. Jared Goolsby, of State Street, stated that he is concerned with access and traffic on State Street. He stated that people can’t get from State Street to Willow Avenue anymore, especially if they are turning left. He is against dumping everything out on State Street. Mr. Goolsby asked the Commission about the required buffer line. Mr. Ward stated that this type of screen would be a type 3 buffer yard which is 30 feet in width and must provide a buffer of 8 feet in height. His recommendation is to restrict access to State Street and there would be no access to State Street. Janet Thornsberry, driveway owner of the adjacent property, stated that she is happy that the driveway will not be accessed anymore. Her main concern is screening and she asked what Tier One would be required to do to buffer their property. Mr. Ward stated that they would have to submit a site plan and comply with the site plan process. Cookeville Planning Commission 10 April 22nd, 2024 Tim Vaughn, petitioner, stated the concerns heard are minimal and they will comply with anything the City asks. He stated their intent is to keep the lot as green space and it may in the future be parking. He stated that worse case there may be a row of parking but Tier One will close access off to State Street. Mr. Thornberry stated that Mr. Bybee built a fence about 70 years ago at the end of their property and he asked what will happen to it once it is rezoned. Mr. Ward stated that the property, if developed, would require a buffer screen but as of right now with rezoning there is nothing required. Kay Starkweather made the motion to approve the request recommended by staff. Councilman Bagci seconded the motion, and the motion was carried unanimously. Approved. Consider for action rezoning the Dogwood Park Area (Tax Map 053G, Group C, Parcels 004.00, 006.00, 007.01, 008.00, 010.00, 011.00, 014.00, 015.00 and a portion of 004.01and Tax Map 053-F, Group F, Parcel 001.00) from CL (Local Commercial) to CBD (Central Business District). Request submitted by staff. Mr. Jon Ward stated that Planning Staff have submitted a request to rezone from CL, “Local Commercial” to CBD, “Central Business District” 10 parcels identified as the Dogwood Park Area. Analysis: The subject properties are identified as Parcels 004.00, 006.00, 007.01, 008.00, 010.00, 011.00, 014.00, 015.00 and a portion of 004.01 on Tax Map 053-G, Group C and Parcel 001.00 on Tax Map 053-F, Group F and contain approximately 15.06 acres. The total rezoning area including street rights-of-way consists of approximately 17.00 acres. The properties are all currently zoned CL, “Local Commercial” and are bordered by CBD, “Central Business District” to the east, south, and west. The properties are bordered by CN, “Neighborhood Commercial” and CL to the north. The request was submitted to consolidate the Central Business 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. Pedestrian oriented uses are encouraged. The Future Land Use Plan designates this area as best suited for mixed-use commercial and residential uses and as open space/parks/recreational uses. Both CL and CBD comply with this designation. The intent of this rezoning is to consolidate the CBD and to accommodate expansion of the Cookeville Performing Arts Center. This rezoning will not affect the uses currently occupying the subject properties. The current uses are permitted in both CL and CBD. A portion of the Dogwood Park areas is omitted to maintain the CN, Neighborhood Commercial Zoning Designation along East 1st Street. This rezoning will expand Cookeville’s Central Business District, providing a broader connection of CBD Zoning in the downtown area. Recommendation: Approval of the rezoning request. Lauren Metts clarified that rezoning the properties from commercial to CBD only helps and doesn’t restrict any of these buildings and businesses. Mr. Ward stated that the CBD district has more uses and the primary reason for the rezoning request is the CPAC expansion project. Jessica Welch, of 135 East First Street, mentioned changing zoning of greenspace and asked what is required of the change. Cookeville Planning Commission 11 April 22nd, 2024 Mr. Ward stated that the use of the greenspace is not changing and that most of the area in the rezoning is Dogwood Park. Mrs. Welch asked if there are specific plans as to what is going to happen to the park once it is rezoned. Mr. Ward stated that the rezoning is primarily for the CPAC renovations as CPAC is in violation of setbacks and most buildings are legally nonconforming. Dia Rossett, of 27 West First Street wanted clarification that all parcels were correct on the map that was mailed out. Mr. Ward stated that yes, they are correct. Councilman Bagci made the motion to approve the request recommended by staff. Jim Cobb seconded the motion, and the motion was carried unanimously. Approved. Hold a public hearing and consider for action review and recommendation for annexation, zoning, and Plan of Services for the Putnam County Fairgrounds area (Tax Map 055, Parcel 108.05), a portion of one (1) parcel consisting of approximately 129 total acres located on Tennessee Avenue. Request submitted by staff. Mr. Jon Ward stated that Planning Staff received a petition requesting annexation from the owner of a portion of one (1) parcel consisting of approximately 129 acres located on Tennessee Avenue. The Putnam County Commission approved the request to annex the remainder of the Putnam County Fairgrounds property at the March 2024 Commissioner’s meeting. For identification purposes the parcel has been designated the Putnam County Fairgrounds Area. The parcel is contiguous to the current corporate limits and is located entirely within the Urban Growth Boundary. Analysis: The Putnam County Fairgrounds Area consists of approximately 129 acres. The area consists of a portion of one (1) parcel (Tax Map 055, Parcel 108.05). The Putnam County Commission, by Resolution, has submitted a petition requesting annexation of the property. The property owner has indicated that the primary reason for requesting annexation is to bring the Putnam County Fairgrounds entirely into the corporate limits of the City of Cookeville and to obtain access to sewer service. Approximately 66 acres of the subject property are currently located within the current corporate limits. The annexation request will bring the remainder of the parcel into the city and will allow city-owned public utilities to be expanded across the property. The area is identified in the Cookeville 2030 Plan as being best suited for lower-density residential and mixed-use commercial industrial uses. Zoning of the area will be initiated upon the annexation becoming effective. The Planning Division recommends the area be zoned as CR, “Regional Commercial.” A Plan of Services for the area has been prepared and will be included in a Resolution to be considered by the City Council. The proposed Plan of Services for the Putnam County Fairgrounds Area is as follows: PLAN OF SERVICES PUTNAM COUNTY FAIRGROUNDS ANNEXATION AREA Introduction The City of Cookeville has received a petition requesting annexation from the owner(s) of a property contiguous with the corporate limits. The purpose of this document is to present a Plan of Services for the territory. For identification purposes the territory has been designated as the Cookeville Planning Commission 12 April 22nd, 2024 Putnam County Fairgrounds Area. This document was prepared by the Cookeville Community Development Department – Planning Division with consultation with applicable city departments. Description of Area The Putnam County Fairgrounds annexation area consists of a portion of one (1) parcel located on Tennessee Avenue. The portion of the parcel is located entirely within the Cookeville Urban Growth Boundary. The area is bounded on the north by Middle Tennessee Truss Company and other larger tracts outside of the current corporate limits, on the east by Tennessee Avenue and the current Corporate Limits, on the west by Hawkins Crawford Road outside the current corporate limits, and to the south by Tennessee Avenue. The primary point of access to the proposed annexation area from the current city limits is from Tennessee Avenue. The area consists of a total of approximately 129 acres or 0.202 square miles of land. The area consists of the remaining portion of one parcel in its entirety: Parcel 108.05 on Map 055 of the Putnam County Tax Maps. Exhibit 1 depicts the general location of the proposed annexation area. The property is within the electric service area of the Upper Cumberland Electric Cooperative and within the natural gas service area of Cookeville Gas Department. Water service to the territory is provided by the City of Cookeville. The proposed annexation territory is near the Interstate 40 Exit 283 interchange. The property owner has indicated that a primary reason for requesting annexation is to bring the fairgrounds into the corporate limits. The area is identified in the Cookeville 2030 Plan as being best suited for commercial and/or industrial purposes as well as lower-density residential purposes and the Planning Department recommends that the area be zoned CR, Regional Commercial. Plan of Services A. Police Protection Patrolling, radio responses to calls, and other routine police services, using present personnel and equipment, will be provided upon the effective date of annexation. B. Fire Protection Fire protection by present personnel and equipment of the fire fighting force, within the limitations of available water supply and distances from existing fire stations; will be provided upon the effective date of annexation. C. Water Water service will be provided to the annexation area by the City of Cookeville at city rates upon the effective date of annexation. D. Sanitary Sewer Sanitary sewer service will be provided to the annexation area by the City of Cookeville at city rates upon effective date of annexation. E. Solid Waste Collection and Disposal The same regular refuse collection service now provided within the city shall be extended to the annexed area within sixty (60) days after the effective date of annexation. F. Streets Emergency maintenance of streets (repair of hazardous chuckholes, measures necessary for traffic flow, etc.) will begin on the effective date of annexation. Cookeville Planning Commission 13 April 22nd, 2024 Routine maintenance, on the same basis as the present city, will begin in the annexed area on the effective date of annexation. Reconstruction and resurfacing of streets, installation of storm drainage facilities, construction of curbs and gutters, and other major improvements will be accomplished under the current policies of the city. Traffic signals, traffic signs, street markings, and other traffic control devices will be installed as the need is established by appropriate study and traffic standards. G. Inspection Services All inspection services now provided by the city (building, plumbing, gas, housing, fire etc.) will begin on the effective date of annexation. H. Planning and Zoning The planning and zoning jurisdiction of the city will extend to the annexed area on the effective date of annexation. City planning will thereafter encompass the annexed area. An Ordinance establishing zoning for the area as CR, Regional Commercial, shall be adopted following the referendum on annexation. I. Recreational Facilities Residents of the annexed area may use all existing recreational facilities, parks, etc. on the effective date of annexation. The same standards and policies now used in the present city will be followed in expanding the recreational programs and facilities in the enlarged city. J. Electrical Service and Street Lighting Electric service for domestic, commercial, and industrial use to the annexed area will continue to be provided by the Upper Cumberland Electric Membership Cooperative. The City of Cookeville will pay the cooperative for the provision of street lighting in the annexation area and will request that the cooperative provide it within one (1) year after the effective date of annexation. K. Natural Gas Service Natural gas is provided by the City of Cookeville in the annexation area and is available. Natural Gas will be extended based on customer demand and when economically feasible. Recommendation: Approval of the Plan of Services and annexation by owner consent for the Putnam County Fairgrounds annexation area. Kay Starkweather made the motion to approve the request recommended by staff. Jim Cobb seconded the motion, and the motion was carried unanimously. Approved. Hold a public hearing and consider for action review and recommendation for annexation, zoning, and Plan of Services for the Nelson North Drive area (Tax Map 039, Parcel 070.00), one parcel consisting of approximately 5.96 acres located off Speck Road. Request submitted by staff. Mr. Jon Ward stated that Planning Staff received a petition requesting annexation from the owner of one (1) parcel consisting of approximately 5.96 acres located off Speck Road. The area includes approximately 0.32 acres of street right-of-way of North Drive. The total annexation area consists of approximately 5.96 acres. For identification purposes the parcel has been designated the Nelson North Drive Area. The parcel is contiguous to the current corporate limits and is located entirely within the Urban Growth Boundary. Cookeville Planning Commission 14 April 22nd, 2024 Analysis: The Nelson North Drive Area consists of approximately 5.96 acres including street rights-of-way. The area consists of one (1) parcel in its entirety (Tax Map 039, Parcel 070.00). The owner has submitted a petition requesting annexation of the property to obtain sewer service. The property contains 12 multi-family units. The property owner has indicated that the primary reason for requesting annexation is to provide city-owned utilities to the subject property. The area is identified in the Cookeville 2030 Plan as being best suited for lower-density residential. Zoning of the area will be initiated upon the annexation becoming effective. The Planning Division recommends the area be zoned as RM-8, “Multi-Family Residential.” The Water Quality Control Department has included additional conditions for sewer service. The property is located in a sewer basin with limited capacity. Sewer connections will be subject to required tap fees and capacity fees and no additional units will be permitted on the subject property until sewer capacity is sufficient. The proposed annexation would include a portion of North Drive, this would provide that a portion of the street would be maintained by the City and the remaining portion outside of the City Limits would be maintained by Putnam County. The Public Works Department would coordinate street maintenance with Putnam County. A Plan of Services for the parcel has been prepared and will be included in a Resolution to be considered by the City Council. The proposed Plan of Services for the Nelson North Drive Area is as follows: PLAN OF SERVICES NELSON NORTH DRIVE ANNEXATION AREA Introduction The City of Cookeville has received a petition requesting annexation from the owner(s) of a property contiguous with the corporate limits. The purpose of this document is to present a Plan of Services for the territory. For identification purposes the territory has been designated as the Nelson North Drive Area. This document was prepared by the Cookeville Community Development Department – Planning Division with consultation with applicable city departments. Description of Area The Nelson North Drive annexation area consists of one (1) parcel located on North Drive. The parcel is located entirely within the Cookeville Urban Growth Boundary. The parcel currently contains 12 multi-family residential units. The area is bounded on the north by residential tracts outside of the current corporate limits, on the east by a large undeveloped tract, on the west by residential tracts outside the current corporate limits, and to the south by North Drive. The primary point of access to the proposed annexation area from the current city limits is from Speck Road. The area consists of a total of approximately 5.35 acres or 0.008 square miles of land. This area consists of approximately 0.48 acres of street right-of-way with an estimated street right-of-way land area of approximately 20,813 square feet for existing and abandoned portions of North Drive. The area consists of one parcel in its entirety: Parcel 070.00 on Map 039 of the Putnam County Tax Maps. Exhibit 1 depicts the general location of the proposed annexation area. The property is within the electric service area of the Upper Cumberland Electric Cooperative and within the natural gas service area of Cookeville Gas Department. Water service to the territory is provided by the City of Cookeville. Cookeville Planning Commission 15 April 22nd, 2024 The proposed annexation territory is adjacent to the northern corporate limits. The property owner has indicated that a primary reason for requesting annexation is to provide utility service to the current residents. The area is identified in the Cookeville 2030 Plan as being best suited for lower-density residential purposes and the Planning Department recommends that the area be zoned RM-8, Multi-Family Residential. Plan of Services A. Police Protection Patrolling, radio responses to calls, and other routine police services, using present personnel and equipment, will be provided upon the effective date of annexation. B. Fire Protection Fire protection by present personnel and equipment of the fire fighting force, within the limitations of available water supply and distances from existing fire stations; will be provided upon the effective date of annexation. C. Water Water service is provided to the subject property by Double Springs Utility District. Need response from WQC Department. D. Sanitary Sewer Sanitary sewer service will be provided to the annexation area by the City of Cookeville at city rates upon effective date of annexation. The tap fee and capacity fee for the apartments would need to be paid prior to the parcel connecting to sewer. The city has limited capacity in the Cane Creek sewer drainage basin and would not allow additional units to be built on this parcel until more sewer capacity is added to the Cane Creek Pump Station. E. Solid Waste Collection and Disposal The same regular refuse collection service now provided within the city shall be extended to the annexed area within sixty (60) days after the effective date of annexation. F. Streets Emergency maintenance of streets (repair of hazardous chuckholes, measures necessary for traffic flow, etc.) will begin on the effective date of annexation. Routine maintenance, on the same basis as the present city, will begin in the annexed area on the effective date of annexation. Reconstruction and resurfacing of streets, installation of storm drainage facilities, construction of curbs and gutters, and other major improvements will be accomplished under the current policies of the city. Traffic signals, traffic signs, street markings, and other traffic control devices will be installed as the need is established by appropriate study and traffic standards. G. Inspection Services All inspection services now provided by the city (building, plumbing, gas, housing, fire etc.) will begin on the effective date of annexation. H. Planning and Zoning Cookeville Planning Commission 16 April 22nd, 2024 The planning and zoning jurisdiction of the city will extend to the annexed area on the effective date of annexation. City planning will thereafter encompass the annexed area. An Ordinance establishing zoning for the area as RM-8, Multi-Family Residential, shall be adopted following the referendum on annexation. I. Recreational Facilities Residents of the annexed area may use all existing recreational facilities, parks, etc. on the effective date of annexation. The same standards and policies now used in the present city will be followed in expanding the recreational programs and facilities in the enlarged city. J. Electrical Service and Street Lighting Electric service for domestic, commercial, and industrial use to the annexed area will continue to be provided by the Upper Cumberland Electric Membership Cooperative. The City of Cookeville will pay the cooperative for the provision of street lighting in the annexation area and will request that the cooperative provide it within one (1) year after the effective date of annexation. K. Natural Gas Service Natural gas is provided by the City of Cookeville in the annexation area and is available. Natural Gas will be extended based on customer demand and when economically feasible. Recommendation: Approval of the Plan of Services and annexation by owner consent for the Nelson North Drive annexation area. Councilman Bagci made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion, and the motion was carried unanimously. Approved. Staff Reports: (1) Minor Plats  Ironstone Development Property, one (1) lot located on South Dry Valley Road (Tax Map 067, portion of Parcel 024.03) – Matt Davidson / Ironstone Development LLC  Smith/Gaw Property Lot #2 Final Plat, one (1) lot located at Neal Street & Old Walton Road – Paul Gaw (Smith/Gaw Family Partnership Property)  Furtsch-Williams Division, two (2) lots located on North Ferguson Avenue (Tax Map 053-D, Group C, Parcels 030.00 & 031.00) – Jennifer Williams  Dealmakers Lot 4 Re-subdivision, two (2) lots located on County Services Drive (Tax Map 066-A, Group A, Parcel 009.00) – Dealmakers (David Burnett)  City of Cookeville Property on Fleetguard Rd, one (1) lot located on Fleetguard Rd & Hwy 111 – City of Cookeville  DD & WW Subdivision Re-division of Lots 1 & 2 and 11 & 12, two (2) lots located on Louisiana Ave & East 16th St (Tax Map 040-G, Group F, Parcel 008.00) – Danny Whittaker Adjournment: 6:43 P.M. Submitted for Approval Submitted for Recording ____________________________ ____________________________ Haley Dickson Jim Woodford, Chairman Planning Assistant Cookeville Planning Commission