Cookeville Planning Commission recommended a compromise rezoning for property on Dogwood Circle and Forest Road during its Monday meeting.
The Commission opted for a moderate-density designation despite a developer’s request for higher density. The board recommended the Cookeville City Council approve RS-10 zoning, a moderate-density classification that aligns with existing development to the north of the property. Commissioner Ali Bagci raised concerns about infrastructure.
“I think 7.5 is a little dense for for that type of road, for a neighborhood road,” Bagci said. “I do think RS-10 would be appropriate since there is sewer available and it is contiguous to another RS-10.”
The decision followed extensive public comment from residents of the Shepherd Hills neighborhood who expressed concerns regarding traffic safety, infrastructure limitations, and chronic flooding. Several residents noted that the neighborhood was established in the 1960s with larger lots and that the current road network, including a dangerous “S-curve” on Shepherd Hills Road, cannot support a significant increase in vehicles.
Community Development Director Jon Ward said the RS-7.5 district was intended to provide a moderate-density environment where public wastewater services are available. Ward said the Planning Division recognized that the area is accessed by local streets rather than collectors, but noted that the city’s 2030 plan supports infill development when appropriate infrastructure like sewer is present.
“We’ve been living on this street for 37 years and because of our long history in the neighborhood, we have firsthand knowledge of the roads, their traffic patterns, drainage issues which has been a big thing and just the infrastructure limitations,” Resident Megan Rapley said. “There’s no collector street to go directly into those 32 homes. They must come through our neighborhood.”
Benton Williams, representing the petitioner, said the development would include designated retention areas to manage stormwater on-site rather than allowing it to damage surrounding properties.
“I understand that some of the opposition to rezoning is based on the concerns of stormwater runoff and increased traffic,” Williams said. “Regarding drainage, the proposed development will include designated retention areas specifically intended to manage stormwater runoff. These areas will help control and retain water on the property rather than creating additional damage for surrounding properties.”
Residents also highlighted the presence of natural springs on the property and described Forest Road as becoming a “river” during heavy rainfall.
Didi Cooper, a resident of Dogwood Circle, said the neighborhood has been RS15 for over 50 years and argued that the character of the community should be preserved.
“Everyone in Shepherd Hills is RS-15,” Cooper said. “So if you purchased a lot in Dogwood Circle, it seems like the responsibility would be if you want to build, that sounds great, you’re an RS-15 as well, because you’re coming to our neighborhood. Why are we being asked to change the way we’ve done things and change it for him with the sole purpose of money?”
The recommendation for RS-10 zoning will now move to the Cookeville City Council for final approval. The commission voted to deny a request to rezone approximately 7.31 acres from RS-15, single-family residential, to RS-7.5, which would have allowed for smaller lot sizes and up to 32 homes.
