Planning Commission

Cookeville Planning Commission Minutes September 23rd, 2024 The Cookeville Planning Commission met on Monday, September 23rd, 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, Haley Stevenson, Jon Ward & Ken Young. Staff Members Absent: James Mills & Matt Billings. Others Present: Nathaniel Wolffe, Ray & Roselyn Wear, Dan Lee, Donnie Suits. Establishment of Quorum: Chairman Woodford announced that a quorum was present for the meeting. Consider for Approval the Agenda as Submitted. Mr. Jon Ward stated that there was a consent agenda item added to the agenda after Thursday’s work session. Councilman Bagci made the motion to approve the agenda as submitted. Kay Starkweather seconded the motion and the motion carried unanimously. Approved. Consider for Approval the Minutes of August 26th, 2024. Kay Starkweather made the motion to approve the minutes of August 26th, 2024. Councilman Bagci 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 resubmission of the preliminary plat of Callie Square, five (5) lots located on South Jefferson Avenue (Tax Map 083-J, Group E, Parcel 012.08). Request submitted by Chad Crouch. Recommendation: Approval of the Consent Agenda. 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 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. This item was postponed at the August 26th Planning Commission meeting. The developer has requested this item be postponed until the October 28th Planning Commission meeting. Jim Cobb made the motion to postpone the request until the October Planning Commission meeting. Kay Starkweather seconded the motion, and the motion was carried unanimously. Postponed. Consider for action a variance for two (2) flag lots and the final plat of Waverly North, four (4) lots located on South Walnut Avenue (Tax Map 053-J, Group G, Parcel 025.00). Request Cookeville Planning Commission 2 September 23rd, 2024 submitted by Capital Communities, LLC. Mr. Jon Ward stated that Mr. Donnie Suits, on behalf of Capital Communities, LLC., has submitted for approval a variance for two (2) flag lots and the final plat of Waverly North, a four (4) lot subdivision located on South Walnut Avenue. Analysis: The subject property is identified as Parcel 025.00 on Tax Map 053-J, Group G and contains approximately 1.11 acres. The property is zoned RD, “Single-Family and Duplex Residential” as are all adjacent properties. 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 plat depicts four (4) lots along South Walnut Avenue. Lots 2 and 3 meet the lot width requirements of the RD Zone. Lots 1 and 4 depict a 25-foot width as required for a flag lot. Lots 1 and 4 are shown as being accessed by shared driveway and utility easements. A 20-foot utility easement is shown on the plat, as requested by the Cookeville Energy Department. A plat review meeting was held on September 10, 2024. All relevant city departments were present and provided comments for conditional approval. Recommendation: Conditional 90-Day approval of the final plat subject to the following:  All electric to be underground, per Cookeville Energy Department  If existing power poles need to be relocated, will be at owner’s expense  Concrete aprons shall be provided per city requirements, per Public Works  Capacity fee required, per Water Quality Control  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. Lauren Metts the motion, and the motion was carried unanimously. Approved. Cookeville Planning Commission 3 September 23rd, 2024 Consider for action a variance for two (2) flag lots and the final plat of Waverly South, four (4) lots located on South Walnut Avenue (Tax Map 053-J, Group G, Parcel 023.00). Request submitted by Capital Communities, LLC. Mr. Jon Ward stated that Mr. Donnie Suits, on behalf of Capital Communities, LLC., has submitted for approval a variance for two (2) flag lots and the final plat of Waverly South, a four (4) lot subdivision located on South Walnut Avenue. Analysis: The subject property is identified as Parcel 023.00 on Tax Map 053-J, Group G and contains approximately 1.01 acres. The property is zoned RD, “Single-Family and Duplex Residential” as are the adjacent properties to the north, south, east, and west. The property is also bordered by RM-8, “Multi-Family 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 plat depicts four (4) lots along South Walnut Avenue. Lots 1 and 2 meet the lot width requirements of the RD Zone. Lots 3 and 4 depict a 25-foot width as required for a flag lot. Lots 3 and 4 are shown as being accessed by shared driveway and utility easements. A 20-foot utility easement is shown across the front of the lots as requested by the Cookeville Energy Department A shed is depicted as encroaching on Lot 22 by approximately two (2) feet. The developer notes an agreement with the owner to demolish the shed is in progress. A plat review meeting was held on September 10, 2024. All relevant city departments were present and provided comments for conditional approval. Recommendation: Conditional 90-Day approval of the final plat subject to the following:  All electric to be underground, per Cookeville Energy Department  If existing power poles need to be relocated, will be at owner’s expense  Concrete aprons shall be provided per city requirements, per Public Works  Capacity fee required, per Water Quality Control Cookeville Planning Commission 4 September 23rd, 2024  Completion of corrections and/or additions to the plat as determined necessary by Planning 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 final plat of the Redivision of Lot 1 of the Revision of Lots 2 of the West Jackson Market Place Subdivision & Lot 5 of Holmes Farms, three (3) lots located on West Jackson Street (Tax Map 053-L, Parcel 020.05). Request submitted by Clint Head of Young Hobbs & Associates. The developer has requested this item be postponed until the October 28th Planning Commission Meeting. Jim Cobb made the motion to postpone the request until the October Planning Commission meeting. Kay Starkweather seconded the motion, and the motion was carried unanimously. Postponed. Consider for action the final plat of Spring Pointe, Phase II, eight (8) lots located on East Spring Street (Tax Map 052-P, Group A, a portion of Parcel 003.00). Request submitted by New Day Family Trust. Mr. Jon Ward stated that Mr. Tony Gammon, on behalf of New Day Family Trust, has submitted for approval the final plat of Spring Pointe Phase II, an eight (8) lot single-family attached development located on East Spring Street. The final plat of Phase I was recorded in April 2023. Analysis: The subject property is identified as Parcel 003.00 on Tax Map 052-P, Group A and contains approximately 0.42 acres. The property is zoned CL, “Local Commercial” as are the adjacent properties to the east and south. The property is bordered by RS-20, “Single-Family Residential” to the east and north, and CR, “Regional Commercial” to the north and west. The Phase II final plat depicts eight (8) single-family attached townhomes. Each unit has a two (2) car garage, and five (5) additional parking spaces are shown for the development. A plat review meeting was held on September 10, 2024. All relevant city departments were present and provided comments for conditional approval. Recommendation: Conditional 90-Day approval of the final plat subject to the following:  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. Jim Cobb seconded the motion, and the motion was carried unanimously. Approved. Consider for action the final plat of Highbury Subdivision, Phase II, eight (8) lots located on Neal Street (portion of Tax Map 066, Parcel 032.09). Request submitted by Ironclad Highbury LLC. Mr. Jon Ward stated that Mr. Chad Gilbert, on behalf of Ironclad Highbury LLC., has submitted for approval the final plat of Highbury Subdivision Phase II, an eight (8) lot single-family attached development located on Neal Street. The final plat of Phase I was recorded in April 2024. Analysis: The subject property is identified as Parcel 032.09 on Tax Map 066 and contains approximately 0.33 acres. The property is zoned CG, “General Commercial” as are the adjacent properties to the west, south, and east. The property is bordered by CR, “Regional Commercial” to the north. Cookeville Planning Commission 5 September 23rd, 2024 The Phase II final plat depicts eight (8) single-family cluster townhomes. The developer notes that sidewalks along Neal Street will be completed in early October. The developer is continuing to provide trash pickup services for the development until the dumpster pad is completed. A plat review meeting was held on September 10, 2024. All relevant city departments were present and provided comments for conditional approval. Recommendation: Conditional 90-Day approval of the final plat subject to the following:  Water services to be shown on the 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. 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 rezoning property located at 220 West 2nd Street & property located on Montgomery Avenue (Tax Map 053-B, Group M, Parcels 010.00 & 012.01) from MS (Medical Services) to CL (Local Commercial). Request submitted by Ray Wear on behalf of DEL Properties. Mr. Jon Ward stated that Mr. Ray Wear, on behalf of DEL Properties, has submitted a request to rezone from MS, “Medical Services” to CL, “Local Commercial” properties located at 220 West 2nd Street and located on Montgomery Avenue. Analysis: The subject properties are identified as Parcels 010.00 and 012.01 on Tax Map 053-B, Group M and contain approximately 0.34 acres in total. The rezoning request, including rights- of-way, contains approximately 0.41 acres. The properties are currently zoned MS, “Medical Services.” The properties are bordered by MS, “Medical Services” to the west and north and by CL, “Local Commercial” to the east and south. The reason provided for the rezoning request is to develop the properties for housing options including a duplex, townhome, or similar option. 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. Single-family attached dwellings, single-family detached cluster developments and condominiums are permitted as a use permitted on review by the Planning Commission. Multi-family residential development is a use permitted by right. The Future Land Use Plan designates Parcel 010.00 as best suited for Public/Semi- Public/Institutional uses and Parcel 012.01 as best suited for Public/Semi-Public/Institutional and Local Commercial uses. Parcel 010.00 currently contains a single-family dwelling and is nonconforming to the MS District. Parcel 012.01 is currently vacant. The area is a border area of for the transition of Public/Semi-Public/Institutional and Local Commercial land use designations. Transition areas have historically been interpreted as compliant with either Plan designation. Residential development is consistent with the Nelson RAO development to the east approved in February 2023. Rezoning to CL would allow for residential redevelopment of the property. Current GIS data shows no natural factor encumbrances or sinkhole retention areas on the properties. Recommendation: Approval of the rezoning request. Cookeville Planning Commission 6 September 23rd, 2024 Jim Cobb made the motion to approve the request recommended by staff. Kay Starkweather seconded the motion, and the motion was carried unanimously. Approved. Study Items: (1) Consider for study the preliminary plat of Grand Cascades, 23 lots located on South Maple Avenue (Tax Map 066, Parcel 104.00). Request submitted by Capital Communities, LLC. (2) Consider for study the rezoning of property located at 3429 Lee Seminary Road (Tax Map 064, Parcel 071.00) from RS-20 (Single-Family Residential) to CI (Commercial-Industrial Mixed-Use). Request submitted by Staff. (3) Consider for study amendments to the Subdivision Regulations relative to Right-of-Way Dedications, Warranty of Improvements Fees, and Sidewalk Requirements. Request submitted by Staff. 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  Bonner Family Living Trust, two (2) lots located on Buck Mountain Road (Tax Map 052, Parcel 014.00) – Bonner Family Trust  Brown, Lawrence Division, two (2) lots located on East Hudgens Street & Old Walton Road (Tax Map 053-L, Group B, Parcel 015.00) – Carl Brown  Redivision of Lots 1 & 2 of Redivision of Lot 1 Ted & Kim Thomas Subdivision, two (2) lots located on Mine Lick Creek Road (Tax Map 065-G, Group A, Parcel 002.00) – Ted & Kim Thomas Adjournment: 5:49 P.M. Submitted for Approval Submitted for Recording ____________________________ ____________________________ Haley Stevenson Jim Woodford, Chairman Planning Assistant Cookeville Planning Commission