Planning Commission

Cookeville Planning Commission Minutes July 22nd, 2024 The Cookeville Planning Commission met on Monday, July 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, Judy Jennings, Lauren Metts, Kay Starkweather & Jim Woodford. Members Absent: Jason Fowler & Mallie Rogers. Staff Members Present: Christopher Phillips, Jon Ward & Haley Dickson & Ken Young. Staff Members Absent: James Mills & Matt Billings. Others Present: Paul Gaw, Lindsay Pride. Establishment of Quorum: Chairman 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. Jim Cobb seconded the motion and the motion carried unanimously. Approved. Consider for Approval the Minutes of June 24th, 2024. Councilman Ali Bagci made the motion to approve the minutes of June 24th, 2024. Kay Starkweather seconded the motion and the motion carried unanimously. Approved. Consider for action the final plat of Timberwalk Subdivision, Phase IV, 60 lots located on Crossgrain Road, Rock Cairn Road, Conifer Lane, and Joining Avenue (Tax Map 096, Parcel 069.11). Request submitted by Titan Residential Development, LLC. Mr. Jon Ward stated that Mr. Joseph Spite, on behalf of Titan Residential Development, LLC., has submitted for approval the final plat of Timberwalk Subdivision Phase IV, a 60-lot single-family detached development located on Crossgrain Road, Rock Cairn Road, Conifer Lane, and Joining Avenue. Analysis: The subject property is identified as Parcel 069.11 on Tax Map 096 and contains approximately 8.48 acres. The property is split-zoned RS-5 and RS-10, “Single-Family Residential.” An HOA to provide for future maintenance of all common elements for Phases I and II and all subsequent phases is recorded at the Register of Deeds in RB 1479, Page 330. A plat review meeting was held on July 9, 2024. All relevant city departments were present and provided comments for conditional approval of the submitted plat. Recommendation: 90-Day conditional approval of the final plat subject to the following:  The roadway subgrade, base stone and asphalt must be completed through the binder stage  The storm drains, ponds and drainage features must be cleared of construction silt and the sand filters must be installed in the ponds and then inspected and approved by Public Works; developer to make certain that all ponds are draining through the sand filter in the 24–72-hour time frame per design  Stormwater Maintenance Agreement must be submitted to Public Works and approved and signed before agreement is recorded  Water and sewer as-built plans are to be submitted to Water Quality Control  Developer shall submit payment to Planning for final street surfacing in the amount of $69,000 as specified by Public Works Cookeville Planning Commission 2 July 22nd, 2024  Developer shall submit to Planning a financial guarantee in the form of a cashier’s check or irrevocable letter of credit in the amount of $71,500 to guarantee the completion of sidewalks; term shall be for a minimum of one (1) year up to a maximum of five (5) years  Developer shall submit a $10,000 two (2) year financial guarantee as a Warranty of Improvements to Planning  Completion of corrections and/or additions to the plat as determined necessary by Planning and/or other appropriate city departments Councilman Ali 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 final plat of HS Group Property, six (6) lots located on South Jefferson Avenue, Joff Drive & East Veterans Drive (Tax Map 066, Parcels 030.00 & 031.04 and Tax Map 066-C, Group A, Parcels 022.00 & 024.00). Request submitted by HS Group. Mr. Jon Ward stated that Ms. Elaina Morgan, on behalf of HS Group, has submitted for approval the final plat of HS Group Property, a six (6) lot subdivision located on South Jefferson Avenue, Joff Drive, and East Veterans Drive. Analysis: The subject property is identified as Parcels 030.00 and 031.04 on Tax Map 066, and Parcels 022.00 and 024.00 on Tax Map 066-C, Group A and contains approximately 4.73 acres. The property is zoned CG, “General Commercial” as are the adjacent properties to the east, south, west, and north. The property is also bordered by PCD, “Planned Commercial Development” to the north. The plat depicts the subdivision of the existing property into six (6) building lots. The front yard setback for Lot #1 has been averaged, per Section 204.3 of the Zoning Code, to 29.38 feet. East Veterans Drive requires a 50-foot setback and the existing building to the north of the proposed Lot #1 is depicted at approximately 38.75 feet from the street center line. With 30’ of right-of- way width from center line, the setback of the existing structure would be approximately 8.75 feet. The Cookeville Fire Department has requested a new fire hydrant be installed on Joff Drive. The proposed new hydrant is shown on the plat. A plat review meeting was held on July 9, 2024. All relevant city departments were present and provided comments for conditional approval of the plat. Recommendation: Approval of the preliminary plat subject to the following:  Show existing and proposed drainage easements and features, per Public Works  Provide TDOT approval for any connections to South Jefferson, per Public Works  Capacity fee required prior to recording the final plat, per Water Quality Control  Completion of corrections and/or additions to the plat as determined necessary by Planning and/or other appropriate city departments Jim Cobb 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 Turnberry, 61 lots located on Hawkins Crawford Road (Tax Map 064, a portion of Parcel 018.01). Request submitted by Capital Communities. Mr. Jon Ward stated that Mr. Donnie Suits, on behalf of Capital Communities, has submitted for Cookeville Planning Commission 3 July 22nd, 2024 approval the preliminary plat of Turnberry, a 61-lot single-family attached development located on Hawkins Crawford Road. Analysis: The subject property is identified as a portion of Parcel 018.01 on Tax Map 064 and contains approximately 11.54 acres. The property is zoned CG, “General Commercial.” The property is bordered by CI, “Commercial-Industrial Mixed-Use” to the east and the corporate city limits to the north, west, and south. The submitted plat depicts 60 single-family attached townhomes. Lot #61 is a common area and not a buildable lot. Six (6) new private streets, proposed as Donnie Drive, Aine Avenue, Tabatha Trail, Lauren Lane, Leisha Lane, and Ariel Drive are shown on the plat. The Planning Division is consulting with the Codes Division and Putnam County 911 relative to the proposed street names to determine if one (1) private street identified as a loop or circle would be acceptable and eliminate the need for the six (6) proposed new private named streets. Three (3) proposed new fire hydrants are shown, as requested by the Cookeville Fire Department. The Cookeville Electric Department notes that UCEMC will provide electric service to the property and the electric service must be placed underground. The Cookeville Subdivision Regulations, Article X – Design Standards for Lots and Block, F. Access and Minimum Street Frontage states, 1. All lots shall have frontage on a public street, or on a permanent access easement that has been constructed to the standards specified in these regulations. 2. All lots shall have a minimum street frontage in accordance with the requirements in the current Cookeville Zoning Code. The CG District requires a minimum lot width at the right-of-way of 25 feet. The proposed Ariel Drive fronts Hawkins Crawford Road and exceeds the required lot width at the right-of-way. Donnie Drive is shown as a 50-foot access & utility easement and provides a second ingress/egress for the development. All access points will be required to meet street construction standards. A plat review meeting was held on July 9, 2024. All relevant city departments were present and provided comments on the development. Recommendation: Approval of the preliminary plat subject to the following:  Determination to be made to revised proposed street names  Capacity Form and Fee to be submitted to Water Quality Control  Provide Landscape Plan to Public Works  Add Stormwater Maintenance Agreement per Public Works  Show proposed utility connections and services per Public Works  Provide existing and proposed easements per Public Works  Provide storm drainage system plan showing existing and proposed features, per Public Works  Preconstruction meeting to be held with all relevant city departments  Completion of corrections and/or additions to the plat as determined necessary by Planning and/or other appropriate city departments Councilman Bagci made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion, and the motion was carried unanimously. Approved. Cookeville Planning Commission 4 July 22nd, 2024 Consider for action the preliminary plat of Western Hills Subdivision, 25 lots located at 225 Holder Avenue (Tax Map 054-D, Group A, Parcel 035.00). Request submitted by James William Smith. Mr. Jon Ward stated that Mr. James William Smith has submitted for approval the preliminary plat of Western Hills Subdivision, a 25-lot single-family detached development located on Holder Avenue. Analysis: The subject property is identified as Parcel 035.00 on Tax Map 054-D, Group A and contains approximately 11.19 acres. The property is zoned RS-10, “Single-Family Residential” as are the east and north. The property is bordered by HM, “Heavy Manufacturing” to the north, and CL, “Local Commercial” to the west and south. The submitted plat depicts 25 single-family detached building lots. The plat depicts new public streets identified as Western Hills Drive, and Timwood Street. Both streets are shown as cul-de- sacs. The Cookeville Subdivision Regulations only require sidewalk to be constructed on one side of the street, but new five (5) foot sidewalks are shown along both sides of the streets and within the cul-de-sacs. The plat for Western Hills Subdivision was originally recorded on January 5, 1963. Utilities including water, sewer and electric service were installed and streets subgrades and base were constructed, but the streets never surfaced. Some utility modifications are proposed for the current plat. A plat review meeting was held on July 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:  Preconstruction meeting required with all relevant city departments  Add Stormwater Maintenance Agreement per Public Works  Show proposed utility connections and services per Public Works  Provide existing and proposed easements per Public Works  Provide storm drainage system plan showing existing and proposed features, per Public Works  Provide Landscape plan, per Public Works  Completion of corrections and/or additions to the plat as determined necessary by Planning and/or other appropriate city departments Kay Starkweather stated that the parcel borders the train track on the south. She went on to say that she wishes there was a way for the ingress and egress to be not located on Holder Avenue. She stated that this development will change the feel of the neighborhood. Mr. Ward stated that the plat has been modified from its original submission to meet our standards. He stated that this development will add sidewalks for pedestrian infrastructure. 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 a variance for a flag lot and final plat of Robert & Alice Young Division, two (2) lots located at 725 Locust Grove Road (Tax Map 065, Parcel 060.06). Request submitted Robert & Alice Young. Mr. Jon Ward stated that Mr. Robert and Mrs. Alice Young Cookeville Planning Commission 5 July 22nd, 2024 have submitted for approval a variance for a flag lot and the final plat of the Robert & Alice Young Division, a two (2) lot subdivision located at 725 Locust Grove Road. Analysis: The subject property is identified as Parcel 060.06 on Tax Map 065 and contains approximately 8.00 acres. The property is zoned RS-20, “Single-Family Residential” as are the adjacent properties to the south, east, and north. The property is bordered by the corporate city limits to the west and RD, “Single-Family and Duplex Residential” to the east. 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 existing lot and proposed lot have approximately 51.25 feet of frontage along Locust Grove Road. Both proposed lots have 25-feet of street frontage. The access for both lots is shown in a shared 50-foot access easement. Water Quality Control notes that public water is available, but the property will require septic, as public sewer service is not available. Upper Cumberland Electric Membership Cooperative will serve the proposed new flag lot. An existing fire hydrant is located approximately 700 feet north of the current property. The building lot of the proposed flag lot would be approximately 1,750 feet from the existing hydrant. A proposed new fire hydrant is shown directly across Locust Grove Road from the proposed access. Current GIS data shows no natural features or sinkhole retention areas. A plat review meeting was held on July 9, 2024. All relevant city departments were present and provided comments for conditional approval of the submitted plat. All comments have been addressed on the revised plat. Recommendation: Approval of the variance for a flag lot and final plat subject to the following: Cookeville Planning Commission 6 July 22nd, 2024  Completion of corrections and/or additions to the plat as determined necessary by Planning and/or other appropriate city departments Judy Jennings stated that the parcels are in the middle of nowhere and she believes the flag lot will not affect anyone around them. Chairman Woodford stated that adding a fire hydrant helps the request. Judy Jennings 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 rezoning property located at Neal Street, South Maple Avenue & Old Walton Road (Tax Map 066, Parcel 032.08, 032.11 and a portion of Parcel 032.00) from CR (Regional Commercial) and RS-15 (Single-Family Residential) to CG (General Commercial). Request submitted by Paul Gaw on behalf of Jeanette Gaw Family Partnership. Mr. Jon Ward stated that Mr. Paul Gaw, on behalf of the Jeanette Gaw Family Partnership, has submitted a request to rezone from CR, “Regional Commercial” and RS-15, “Single-Family Residential” to CG, “General Commercial” property located at Neal Street, South Maple Avenue, and Old Walton Road. Analysis: The subject property is identified as Parcel 032.08, Parcel 032.11 and a portion of Parcel 032.00 on Tax Map 066. The rezoning request, including street rights-of-way, contains approximately 14.05 acres. The property is currently split-zoned CR, “Regional Commercial” and RS-15, “Single-Family Residential.” The property is bordered by CR to the east, north, and south, CG, “General Commercial” to the west, and RS-15 to the east. The reason provided for the rezoning request is to develop the property for housing to accommodate Vol State Community College. 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 to offer convenient ingress and egress to such streets. The RS-15 District is intended to provide a low-density single-family residential environment in areas where public wastewater services are available. The CG District is intended for moderate and larger sized offices, personal and business services, and general retail business. The maximum square footage of individual developments is restricted to 120,000 square feet. The CG District also allows single-family attached dwelling units (townhomes) as a use permitted upon review by the Planning Commission. The portion of Parcel 032.00 and Parcel 032.11 requested for rezoning are currently vacant. Parcel 032.08 is the current location of the Baird Private Wealth Management services. This use would be permitted within the CG District. Parcel 032.11 contains approximately 206 square feet of area zoned RS-15. The area requested for rezoning, including rights-of-way, would contain approximately 401 square feet or area zoned RS-15. The Future Land Use Plan designates this area as best suited for Regional Commercial and Mixed-Use Commercial Residential uses. The CG Zoning District would comply with this designation. The subject property is encumbered by sinkhole retention areas and possible wetlands as shown on the current GIS data. A system of caves is also shown to be present under the subject property. Recommendation: Approval of the rezoning request. Cookeville Planning Commission 7 July 22nd, 2024 Judy Jennings 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 amendments to the Zoning Code relative to defining Truck Stops, Automobile and Truck Fuel Centers, and Gasoline and Motor Fuel – Retail, and to allow Automobile and Truck Fuel Centers in the CI, “Commercial-Industrial Mixed Use” Zoning District as a use permitted by right. Request submitted by Staff. Mr. Jon Ward stated that the Planning Division has prepared amendments to the Zoning Code relative to defining truck stops, automobile and truck fuel centers, and gasoline and motor fuel – retail, and to allow automobile and truck fuel centers in the CI, “Commercial-Industrial Mixed-Use” Zoning District as a use permitted by right. Analysis: The Cookeville Zoning Code, Section 202, Construction of Language and Definitions notes, “Except where definitions are specifically included in various chapters and sections, certain words in the text of this Official Zoning Code shall be interpreted in accordance with the provisions set forth in this section. Where words have not been defined, the standard dictionary definition shall prevail.” The standard definition, as given by Merriam-Webster, for a truck stop is as follows: “A facility especially for truckers that is usually by a highway and that includes a diner, fuel pumps, and a garage.” The American Planner’s Dictionary provides five (5) definitions for a truck stop: 1. A facility intended to provide services to the trucking industry, including but not limited to the following activities: dispensing of fuel, repair shops, automated washes, restaurants, and motels; all part of the facility. 2. A site of more than two (2) acres providing specialized facilities for retail fueling services for large trucks; the site may include related facilities including but not limited to restaurants and overnight parking. 3. Any retail establishment that is greater than 3,500 square feet in gross floor area which offers for sale prepackaged food products, household items, newspapers and magazines, and sandwiches and other freshly prepared foods for off-site consumption. A gasoline or service station may be an accessory use to a truck stop. 4. An establishment engaged primarily in the fueling, servicing, repair, or parking of tractor trucks or similar heavy commercial vehicles, including the sale of accessories and equipment for such vehicles. A truck stop may also include overnight accommodations, showers, or restaurant facilities primarily for the use of truck crews. 5. Any area of land, with adequate parking, maneuvering, and access for at least three (3) combination tractor trailer vehicles, that may provide for retail sale of diesel fuel and gasoline, restaurant facilities, sleeping quarters, and minor repair facilities. Currently truck stops are only permitted within the LM, “Light Manufacturing” and HM, “Heavy Manufacturing” Zoning Districts, as noted on the Chart of Permitted Uses under the Private Service heading. Gasoline and motor fuel – retail is a use permitted by right within the CBD, “Central Business District,” CL, “Local Commercial,” CG, “General Commercial,” CR, “Regional Commercial,” PCD, “Planned Commercial Development,” UNV, “University,” CI, “Commercial-Industrial Mixed Use,” LM, “Light Manufacturing,” and HM, “Heavy Manufacturing” Districts, and as a Cookeville Planning Commission 8 July 22nd, 2024 use permitted upon review by the Planning Commission in the PRD, “Planned Residential Development” Zoning District. Convenience Store is also included in the same Zoning Districts except for the PRD, LM and HM Zones. The city has seen an increase in proposed commercial developments involving truck fueling and parking. The Planning Division is proposing to differentiate and define fueling establishments as follows:  Gasoline and Motor Fuel – Retail: An establishment used for the retail sale and dispensing of automotive fuel, oil, and accessories in connection therewith and for the self-servicing of motor vehicles, often with a small convenience store carrying a limited selection of grocery and household items. The establishment may also include restaurants as a secondary use.  Automotive and Truck Fuel – Retail: An establishment used for the retail sale and dispensing of automotive and diesel fuel, oil, and accessories in connection and for the self- servicing of motor vehicles and trucks, often with a small convenience store carrying a limited selection of grocery and household items. On-site truck parking, overnight parking, truck wash bays or garages are prohibited within an automobile and truck fuel establishment. The establishment may also include restaurants as a secondary use.  Truck Stop: A site of more than two (2) acres providing specialized facilities for retail fueling services for automobiles and large trucks, often with a small convenience store carrying a limited selection of grocery and household items. The use may include truck parking, overnight truck parking, shower accommodations, sleeping quarters, servicing and repair facilities and other facilities or services for large trucks. The establishment may also include restaurants as a secondary use. The Planning Division is also requesting to amend Section 234, Chart of Permitted Uses, by adding Automotive and Truck Fuel within the Commercial Uses and making Automotive and Truck Fuel a use permitted by right within the CI District. Recommendation: Approval of the Zoning Code amendments. Jim Cobb asked if recreational vehicles that use diesel fuel would be classified under automotive fuel. Mr. Ward stated that there are plenty of gas stations that have diesel fuel pumps and that this amendment is geared towards truck stops that have large areas dedicated to truck fueling. Councilman Bagci asked if they could be defined by bay size instead of fuel type. Mr. Cobb stated that the commission should approve the request as is and recommend Councilman Bagci to discuss the specific fueling definitions with the council. Jim Cobb made the motion to approve the request recommended by staff. Councilman Bagci seconded the motion, and the motion was carried unanimously. Approved. Study Items: (1) Consider for study the preliminary plat of Conexus Park Subdivision, 27 lots located on Old Sparta Road, South Jefferson Avenue & River Bluff Road (Tax Map 096, Parcel 078.04). Request submitted by Raj Patel. Cookeville Planning Commission 9 July 22nd, 2024 (2) Consider for study the preliminary plat of Big Oak Tree Commons, 101 lots located on South Jefferson Avenue & Old Sparta Road (Tax Map 096, Parcel 057.01). Request submitted by Burnett Properties, LLC. (3) Consider for study the preliminary plat of Windle Subdivision, three (3) lots located on West Broad Street (Tax Map 054-D, Group A, Parcel 027.00). Request submitted by David M. Windle. Kay Starkweather made the motion to accept the above items for study. Jim Cobb seconded the motion, and the motion was carried unanimously. Approved. Staff Reports: (1) Minor Plats  The Villages on Broad Phase IV, one (1) lot located on Village Loop (Tax Map 039, portion of parcel 157.03) – Bernhart Construction  Pumpkinhead Investments Combination Plat, one (1) lot located at 1848 Browns Mill Road (Tax Map 082, Parcels 001.019 & 001.23 & Tax Map 067, Parcel 043.14) – Pumpkinhead Investments  Old Kentucky Commons Lot 4 Re-division, two (2) lots located on East 10th Street (Tax Map 041, Parcel 055.04) – Wayne Cravens/BSM Cookeville Lot 4, LLC Adjournment: 6:12 P.M. Submitted for Approval Submitted for Recording ____________________________ ____________________________ Haley Dickson Jim Woodford, Chairman Planning Assistant Cookeville Planning Commission