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| Submitted By |
Meeting Date:Type |
_Title___________________________________________ |
_Department________________ |
_Submitted For________________ |
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06/09/2014:CC |
Resolution 2014-40 - Authorize Agreement to Permit Conveyance of Holt Property on Crockett Road |
Legal |
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Resolution 2014-40 - A RESOLUTION AUTHORIZING AN AGREEMENT TO PERMIT CONVEYANCE WITH PEARL STREET PARTNERS, LLC; CHARLES witherspoon AS TRUSTEE FOR THE HOLT HEIRS; CHARLES witherspoon, PERSONALLY; AND BRENTWOOD UNITED METHODIST CHURCH, for adoption
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11/10/2014:CC |
Ordinance 2014-21 - An Ordinance Rezoning Approximately 263 Acres, Located on the South Side of Crockett Road from R-2 to OSRD-IP |
Planning & Codes |
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Ordinance 2014-21, if approved, provides for the rezoning of 263.98 acres of land, located at 9305 Crockett Road, which includes the historic Holtland/Wildwood home. The requested change is from the R-2 (Suburban Residential) zoning district to the OSRD-IP (Open Space Residential Development-Innovative Project) zoning district.
Plan Summary
Pearl Street Partners LLC has submitted a plan for the largely vacant tract known as as the Holt/witherspoon property. The proposed plan shows a total of 247 OSRD-IP compliant lots. The lot areas includes a mix of lot sizes and categories as shown in the table below.
| |
# OF LOTS |
MIN. AREA (SF) |
| VILLAGE LOTS (50'-65' WIDE) |
95 |
6,000 |
| MANOR LOTS (80' WIDE) |
90 |
11,200 |
| MANOR LOTS (95' WIDE) |
24 |
13,300 |
| EXECUTIVE LOTS (125' WIDE) |
37 |
25,000 |
| EXISTING LOT (HOME & OPEN SPACE) |
1 |
9.75 ac. |
| TOTAL |
247 |
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The largest lot, outside of lot one, includes an area of 34,859 square feet, or 0.80 acres, while the smallest lot includes an area of 6,000 square feet or 0.14 acres. The average lot size is 15,018 square feet or 0.34 acres. Attached is an exhibit showing the densities of the surrounding subdivisions. The acreage density of the six surrounding subdivisions is 0.85 dwelling units per acre. The proposed density for the Holt Crest project is 0.94 dwelling units per acre.
Townhome lots are not included as part of the proposed development plan, but the plan does include alley-loaded, detached single-family lots, ranging from 50 to 65 feet in width. Elevations of the proposed housing units for the project are attached below. The developer indicates that design of approximately 50% of the "village" lots will include the master bedroom on the first floor. However, the units are not age restricted for residents 55 years of age and older.
The primary (only) access into the project is along Concord Road and aligns centerline to centerline with Arrowhead Drive. An emergency access is proposed along the westerly property boundary that will connect to Ansley Lane near its intersection with Aberdeen Drive. No other full access is proposed for the subdivision. Staff has significant concerns about providing only one full ingress/egress access for any size subdivision on this tract and believes the lack of connectivity to other existing public streets that currently border the development would only serve to add to the problems of traffic flow on major roads within Brentwood. This fact has been communicated to the developer.
The developer will not ask for consideration by the Planning Commission to relax any development standards as allowed by the Municipal Code. The plan provides increased buffer widths above the minimum required by the OSRD-IP technical standards.
The proposed plan reserves 65% or 167 acres of the tract as permanent open space as required by the Code. Within that open space, an amenity area is planned having a pool, a clubhouse and a parking area as improvements. The historic Holt Home will also be preserved. The developer has committed to spending $1,000,000 to restore the home. Once the developer completes his work the home will be sold to an individual for use as a private residence. The home will not be converted to a clubhouse.
A ten foot wide asphalt bikeway is shown in open space in the northern portion of the project. The bikeway is intended to connect at the common property boundary between the Raintree Forest subdivision and the Holt property in the area of the amenity improvements in Raintree Forest and will wind through though the open space in the Holt Crest development to the western property boundary, which is shared with the Somerset Subdivision, adjacent to Crockett Road. Given the significant number of elementary and middle school age children expected to reside within the Holt Crest development, if approved, staff believes it would be an appropriate traffic mitigation improvement for the developer to contribute funds for the construction of a public, multi-use trail adjacent to Crockett Road across the front of the Somerset subdivision to allow for safe pedestrian access to a signalized intersection and pedestrian crossing to the nearby schools. The estimated cost of this improvement is approximately $25,000 and would possibly require acquisition of an easement by the City across a portion of the Somerset open space fronting Crockett Road. If this trail improvement is constructed, staff would also recommend that the City eventually negotiate with the Raintree Forest HOA to undertake a project to connect the existing public trail along Raintree Parkway to the Holt Crest development across Raintree Forest open space to provide a complete public, off-road trail connection from Raintree Parkway to the nearby schools and Crockett Park.
R-2 Plan
Development of the property in question under the existing R-2 zoning would result in an estimated 125 lots, including several larger lots impacted by the Hillside Protection overlay district. The OSRD-IP plan has been designed to preserve the large area of the hillside protection (HP) overlay that encumbers the western and southern portions of the property. The R-2 concept plan is attached.
OSRD-IP requires that a calculation be submitted showing the number of OSRD compliant lots that can be constructed on a property, per Section 78-198(1)d. These calculations are required to determine the number of future housing units that must have a maximum of 2,500 square feet of conditioned space. The standard OSRD calculations will allow a total of 215 lots. This means that a total of 32 lots will have a maximum of 2,500 square feet of heated living space. The affected lots will be designated on the preliminary plan for the project.
Traffic Impact Study
A Traffic Impact Study (TIS) was included as part of the submittal. The TIS recommends that the following improvements and considerations should be incorporated into the plan.
CONCLUSIONS AND RECOMMENDATIONS -- Original TIS
The results of the traffic study indicate that the proposed project will have a relatively minor impact on the intersections and roadways within the study area. However, in order to provide safe and efficient traffic operations at the project access, directly opposite Arrowhead Drive, the following improvements should be provided at this intersection:
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The new roadway should be constructed to include one southbound entering lane and two northbound exiting lanes, striped as a separate left turn lane and a shared through/right turn lane. The northbound left turn lane should be designed and constructed to include at least 200 feet of storage, and the northbound right turn land should be designed and constructed to include at least 100 feet of storage.
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An east bound right turn lane should be constructed on Crockett Road at the new roadway. This turn lane should include at least 125 feet of storage and should be designed and constructed according to AASHTO standards.
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A westbound left turn lane should be constructed on Crockett Road at the new roadway. This turn lane should include at least 75 feet of storage and should be designed and constructed according to AASHTO standards.
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Although the traffic volumes on Crockett Road have remained relatively stable since 2007, adequate right-of-way should be reserved along the northern frontage of the projects site in order to accommodate any future widening of Crockett Road to a three-lane cross-section.
A revised TIS has been received by staff that considers how the intersections in the area would operate if a secondary access were provided by extending Aberdeen Drive east to the Holt Crest project. The revised TIS also analyzed the installation of a eastbound left turn lane from Crockett Road onto Arrowhead Dr. and an eastbound right turn lane into the Holt project.
At the unsignalized intersection of Crockett Road and Arrowhead Drive, where the primary access to the subdivision would be located, most of the turning movements will operate with acceptable delays and vehicle queues during both peak hours. Although the northbound left turns are expected to operate poorly during the AM and PM peak hours, the vehicle queues are expected to be low. However, based on these results, two additional sets of analyses were conducted for the intersection of the project access with Crockett Road and Arrowhead Drive, as follows:
1. With an eastbound LEFT turn lane; without an eastbound RIGHT turn lane; with the existing two-way stop control.
Most of the turning movements at this intersection will operate with acceptable delays and vehicle queues during both peak hours. Although the northbound left turns are expected to operate poorly during the AM and PM peak hours, the vehicle queues are expected to be low.
2. With an eastbound RIGHT turn lane; without an eastbound LEFT turn lane; with all-way stop control.
The results of the analysis indicate that, with all-way stop control at the intersection of the project access with Crockett Road and Arrowhead Drive, the westbound turning movements will operate poorly during the AM peak hour, and the reciprocal eastbound turning movements will operate poorly during the PM peak hour.
CONCLUSIONS AND RECOMMENDATIONS -- Revised TIS
The supplemental analyses presented in the study indicate that the intersections within the study area will operate at the same levels of service with either access scenario considered. Specifically, if secondary access to the Holt Crest project site is provided by extending Aberdeen Drive to the east, this connection will not significantly impact how the intersections within the study area will operate.
Similarly, at the intersection of Crockett Road and Arrowhead Drive/project access, a new eastbound left turn lane for motorists turning onto Arrowhead Drive would benefit the intersection to the same extent that a new eastbound right turn lane for motorists turning into the new project would benefit the intersection. Specifically, left turn lanes typically reduce the amount of time that traffic on a one-lane approach is stopped, while right turn lanes typically reduce the amount of time that traffic is slowed. However, at the intersection of Crockett Road and Arrowhead Drive/project access, the eastbound right turn volume is higher than the eastbound left turn volume. Therefore, if there is insufficient right-of-way to provide both a separate eastbound left turn lane and a separate eastbound right turn lane, either one of these turn lanes would be beneficial.
Copies of the TIS and the revision were forwarded to Mr. Greg Judy with Neel-Shaffer Inc., who assists staff in the review of the documents submitted for rezoning actions. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
Copies of both Traffic Impact Studies are attached.
The currently approved Major Thoroughfare Plan (MTP) shows a connection for a collector street from Crockett Road at its intersection with Arrowhead Drive thought the Holt and Stubblefield properties and ending at Autumn Place, which is located in the Oak Hall Subdivision. The proposed plan does not provide a stub at the property line to accommodate a future road extension. Construction of a collector street in this general location would be challenging at best. There is steep topography in the area. A large number of trees that would also have to be removed in order to accommodate the required right-of-way and necessary easements. At least three stream crossings would be required. Finally, Autumn Place in the Oakhall subdivision was not built to collector road standards in terms of pavement width. As you are aware staff is in the process of updating the MTP and would recommend that the previously proposed alignment be studied for possible revision or removal from the plan.
Utility Issues
The project is located in the Little Harpeth River drainage basin. Water and sewer service is provided by the City of Brentwood. Sewer capacity in the Little Harpeth River basin is limited by the City's existing capacity agreement with Metro Nashville. The recently completed sewer capacity study for the Little Harpeth River basin assumed that currently undeveloped tracts would eventually develop at a ratio of 0.80 units per acre.
Schools
The property is currently zoned to Crockett Elementary, Woodland Middle and Ravenwood High. According to Williamson County Schools (WCS), the capacity at Crockett Elementary school is 870 students, with a current enrollment of 668 students. Woodland Middle School has a capacity of 975 students and a current enrollment of 866 students. While Ravenwood is currently over capacity, the opening of the new Nolensville High School in 2016 will reduce enrollment at Ravenwood back below capacity. According to enrollment projections provided by WCS based on current Crockett zone estimation factors, approximately 171 students would live within the development evenly distributed with an estimated 57 children in each school category (elementary, middle and high school). WCS officials did indicate that the adjacent Kenrose zone estimation factors, where more new homes have been built recently, are slightly higher for elementary school students. Applying these factors to the new homes proposed in Holt Crest would increase the estimated number of elementary age students to 86. It should be noted that it is expected to take several years for the Holt Crest development to build out, if approved, so the enrollment impact on the schools would occur over time and not all at once.
Historic Background
The submitted plan proposes the preservation of the historic Holtland/Wildwood home, which was built circa 1835, situated on a 1,200 acre plantation. The Board of Commissioners approved Resolution 200-11 in March 2000. The resolution designated certain historic sites as significant. A copy of the resolution is attached below. Holtland/Wildwood is included as part of the list. The home has not been lived is since the early 1960's. Much of the original acreage has been sold. The two-story home is constructed of brick and includes the original two-story brick ell at the rear of the home and several connected outbuildings. In the 1800's, Thomas Holt acquired several hundred acres in the Crockett Road area of what is now Brentwood. His grandson, John Page Holt, lived on the property with his wife, O'Delle K. Holt, during the 1900's. There is also a small cemetery located in the northern portion of the site, across from the intersection of Crockett Road and Arrowhead Drive. The cemetery contains the graves of four decedents.
For more information on the history of the tract, please refer to the attachment below.
If the proposed ordinance is approved on first reading, the applicant will be required to conduct a community meeting to explain the purpose of the rezoning request and to answer any questions from citizens is tentatively scheduled for the first week in December. Property owners within a 1,000 foot radius will be invited to attend. Staff would also recommend that the Board of Commissioners pass a motion to defer further formal consideration by the City of the proposed rezoning until after the Christmas holidays. If approved, the Planning Commission would review the request and provide recommendations at its January 5, 2015 meeting. The public hearing before the Board of Commissioners would be held on January 13, 2015 meeting, with second and final reading scheduled for the January 26, 2015 meeting.
If you have any questions or require additional information, please contact the Planning and Codes Director.
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01/13/2015:CC |
Ordinance 2014-21 - An Ordinance Rezoning Approximately 263 Acres, Located on the South Side of Crockett Road from R-2 to OSRD-IP |
Planning & Codes |
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↵Ordinance 2014-21, if approved, will rezone 263.98 acres of land, located at 9305 Crockett Road. The subject property includes the historic Holtland/Wildwood home.
Please note that the ordinance was originally scheduled to be heard as part of the November 10, 2014 Board of Commissioners' agenda. The developer deferred consideration of the request after the agenda was published. Section 78-87 requires that an applicant complete the rezoning process within 120 days after the proposed ordinance has been officially placed on the Board of Commissioners' agenda for consideration on first reading. Because possible consideration of the ordinance at the December 8, 2014 Board of Commissioner's meeting was not allowed at the City's initiative, the time between the December 8, 2014 and January 13, 2015 Board of Commissioners' meetings will not count against the 120 day limit. The plans that were included as part of the original proposal are attached for comparison.
Plan Summary
Pearl Street Partners LLC has submitted an updated plan for the large vacant tract commonly known as as the Holt/witherspoon property, which lies along the south side of Crockett Road. The proposed plan shows a total of 232 OSRD-IP compliant lots.
The plan will preserve the Holtland/Wildwood home and the existing witherspoon residence as part of the proposed Lot 1, which is 9.86 acres. The developer has committed to spend $1,000,000 to help restore the home. Once the developer completes work, the home will be sold to an individual for use as a private residence. The home will not be converted to a clubhouse for use by the future residents of the subdivision. A separate neighborhood amenity area is planned, which will include such improvements as a pool, clubhouse and parking area. In addition, the existing Holt Cemetery, the stone wall located along the Crockett Road frontage, and a small springhouse will also be preserved. There are two small houses located in the eastern portion of the property that will be removed as part of the development plan. Additionally, there are four barns and one shed that will also be demolished as part of the plan. (Please refer to Attachment B.)
The plan proposes the preservation of approximately 8.86 acres around the historic home, not counting one acre allocated to the historic home itself as part of Lot 1. Section 78-198(1)c of the Code allows for increased lot sizes adjacent to historically significant sites (as designated by the board of commissioners) to promote the restoration and/or preserve the integrity of the historic site. The additional acreage, in excess of one acre, can be credited as permanently dedicated open space. Any historic structure used as a residential dwelling must be counted toward the total number of dwelling units permitted in the development. The development must be configured to be compatible in architectural style, size, scale and orientation with the historically significant site and structures. Additionally, the proposed preservation plan must be submitted to the Historic Commission for its review and recommendations prior to formal approval of the development plan by the Board of Commissioners. Please note that a similar situation occurred in Inglehame Farms, where a total of 10.09 acres were preserved around the historic mansion there. The proposed historic preservation area includes the existing witherspoon residence.
The property is bisected by two electrical transmission line easements. The first is approximately 175 feet wide, and cuts through the northwest corner of the site. The second is approximately 200 feet wide, dividing the southern portion of the property.
A portion of the property, having an area of approximately 47.00 acres and located in the southeastern portion of the project, is encumbered by the Hillside Protection Overlay (HP). The area includes steep hillside areas in excess of 15% and elevations of 850 feet and above. Included as part of that area is approximately 12.49 acres that contain steep slopes of 25 percent and greater. The area is to be preserved as part of the proposed development plan. Only "primitive" hiking trails having a natural surface will be provided in the area. (Please refer to sheet L-1 of Attachment B.)
The revised plan includes a mix of lot sizes and categories as shown in the table below.
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# OF LOTS |
MIN. AREA (SF) |
| VILLAGE LOTS (50' WIDE) |
64 |
6,500 |
| BOULEVARD LOTS (65' WIDE) |
27 |
8,400 |
| MANOR LOTS (80' WIDE) |
45 |
11,200 |
| EXECUTIVE LOTS (95' WIDE) |
59 |
13,300 |
| ESTATE LOTS (125' WIDE) |
36 |
25,000 |
| EXISTING LOT (HOME & OPEN SPACE #2) |
1 |
9.86 ac. |
| TOTAL |
232 |
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The largest lot, outside of lot one, includes an area of 34,840 square feet, or 0.80 acres, while the smallest lot includes an area of 6,000 square feet or 0.14 acres. The average lot size is 15,125 square feet or 0.35 acres, including the 9.86 acre Lot 1. An exhibit showing the densities of the surrounding subdivisions is attached. The acreage density of the six surrounding subdivisions is 0.85 dwelling units per acre. The proposed density for the project is approximately 0.88 dwelling units per acre.
Townhome lots are not included as part of the proposed development plan. The plan does include 88 alley-accessed, detached single-family lots, ranging in width from 50 to 65 feet. The alley accessed lots include the "Village" and "Boulevard" lots as labeled on the plan. Since the initial submittal, the developer has modified the plans to include the construction of 141 conventional single-family homes and 91 detached senior adult homes, which will be age and child restricted in an effort to address school and traffic impact issues. Please note that in addition to the 88 lots mentioned above, lots 2, 100 and 105 are included as restricted lots. Staff has requested additional information regarding the restrictions including implementation and enforcement details. Exhibits showing the location of the affected lots and a fact sheet on age restricted communities prepared by the developer's attorney are attached. The affected lots are colored using orange and salmon shades. Elevations of the proposed housing units for the project are also attached. The developer indicates that design of approximately 50% of the "Village" lots (32) will include the master bedroom on the first floor.
The proposed plan shows two vehicle access points into the project. The primary access is situated on Crockett Road and aligns centerline to centerline with Arrowhead Drive. A secondary access is proposed on Ansley Lane, on the west side of the project, which is located approximately 300 feet south of its intersection with Aberdeen Drive.
The proposed plan meets or exceeds the buffer and setback requirements as detailed in the Municipal Code. The building setback to the boundary of the development, any traditional OSRD district lots within the same tract, and any abutting arterial road must be 150 feet. Consideration to reduce this setback distance for lots 194 & 195 will be required as part of the review of the preliminary plan by the Planning Commission, if the rezoning is approved by the Board of Commissioners. The plan also provides the required 150 foot wide arterial road buffer along Crockett Road. Finally, a 100 foot wide undisturbed or landscaped buffer is provided between the areas of development and any existing residential development.
If the proposal is approved, the developer will request a wavier of the service lane driveway access requirement for single units that are located on lots having a minimum area of 10,000 square feet and a width of 80 feet at the build-to-line as permitted by Section 78-198(g)2 of the Code. The Planning Commission is allowed to grant this waiver as part of its review of the preliminary plan. The waiver will affect a total of 140 lots and will include the "Manor," "Executive" and "Estate" lots as shown on the plan.
The proposed plan reserves 65.3 percent or 172.36 acres of the tract as dedicated permanent open space. The Code requires that 65 percent of the total area of the tract be preserved as permanent common open space.
The plan shows a ten foot wide asphalt trail meandering through the open space in the northern portion of the project. The trail is intended to connect at the common property boundary with the Raintree Forest subdivision, east of the project, and wind through the open space, terminating at the western property boundary, which is shared with the Somerset subdivision, adjacent to Crockett Road. If the project is approved, staff believes a contribution of funds by the developer for the construction of a public, multi-use trail adjacent to Crockett Road and extending across the front of Somerset would be appropriate. This trail extension would allow for safe pedestrian access to a signalized intersection and pedestrian crossing to the nearby schools and Crockett Park. The estimated cost of this improvement is approximately $25,000 and would possibly require acquisition of an easement by the City across a portion of the Somerset open space fronting Crockett Road. If this trail improvement is constructed, staff would also recommend that the City eventually negotiate with the Raintree Forest HOA to undertake a project to connect the existing public trail along Raintree Parkway to the Holt Crest development across Raintree Forest open space to provide a complete public, off-road trail connection from Raintree Parkway to the nearby schools and Crockett Park.
Section 78-198(1)h of the Code requires overflow off-street parking equivalent to one parking space per four dwelling units. The spaces are to be placed at safe locations throughout the development near open space areas. A total of 52 overflow spaces are required. The plan provides a total of 58 spaces, including the parking area at the amenity area.
Finally, the technical standards for OSRD-IP require that standard OSRD calculations be submitted showing the number of OSRD lots that can be constructed on a property, per Section 78-198(1)d. These calculations are required to determine the number of future housing units that must have a maximum of 2,500 square feet of conditioned space. The standard OSRD calculations will allow a total of 215 lots. This means that a total of 17 lots will have a maximum of 2,500 square feet of heated living space. The affected lots are designated on the plan and include lot numbers 127, 129, 132, 135, 136, 138, 141, 143, 148, 150, 151, 153, 157 thru 159, 161, and 164.
R-2 Plan
Development of the property under the existing R-2 zoning classification would yield an estimated 125 lots, including several larger lots located within the HP overlay in the southeast corner of the project area. The OSRD-IP plan has been designed to preserve this area. The R-2 concept plan is attached.
Traffic Impact Study
A revised Traffic Impact Study (TIS), dated November 2014, was included as part of the updated submittal and is attached.
Capacity Analysis -- OSRD-IP, 232 lots
In order to identify the projected peak hour traffic volumes at the completion of the proposed project, the trips generated by the proposed development were added to the existing peak hour traffic volumes in the study area. Using the total projected peak hour traffic volumes, capacity analysis were conducted in order to compare existing conditions with projected post-development conditions to determine the impact of the proposed project on the roadway system. Specifically, to evaluate the need for roadway and traffic control improvements within the study area.
The revised TIS trip generation estimates are shown in the table below:
| Land Use |
# Lots |
Daily
Traffic |
Generated Traffic |
| AM Peak Hour |
PM Peak Hour |
| Enter |
Exit |
Enter |
Exit |
| Single Family |
141 |
1,440 |
27 |
81 |
90 |
53 |
Senior Adult Housing -
Detached |
91 |
434 |
16 |
30 |
26 |
16 |
| TOTAL |
232 |
1,874 |
43 |
111 |
116 |
69 |
The capacity analysis indicates that, at the signalized intersection of Wilson Pike and Crockett Road, the westbound left turns onto southbound Wilson Pike will continue to operate poorly during the AM peak hour as it does under existing conditions. Also, the westbound vehicle queue will continue to extend beyond the existing crossing over the railroad tracks, approaching the intersection with Volunteer Parkway / Aberdeen Drive. However, these conditions will continue to occur during the peak hours of traffic operations at Crockett Elementary School and Woodland Middle School. During the PM peak hour, all of the turning movements at this intersection are expected to operate with acceptable delays and vehicle queues. Also, the capacity analysis indicate that, at the signalized intersection of Crockett Road and Volunteer Parkway / Aberdeen Drive, all of the turning movements will continue to operate with acceptable delays and vehicle queues during both peak hours.
At the intersection of Crockett Road and Arrowhead Drive / project access, most of the turning movements at this intersection will operate with acceptable delays and vehicle queues during both peak hours. Although the northbound left turns are expected to operate poorly during both peak hours, the vehicle queues are expected to be low. However, based on these results, additional analyses were conducted in order to identify how well this intersection would operate if all-way stop control were provided. The results indicate that, with all-way stop control at this intersection, the westbound turning movements will operate poorly during the AM peak hour, and the reciprocal eastbound turning movements will operate poorly during the PM peak hour.
At the unsignalized intersection of Crockett Road and Raintree Parkway / Green Hill Boulevard, most of the turning movements will continue to operate with acceptable delays and vehicle queues during both peak hours. However, the westbound turning movements will continue to operate poorly during the AM peak hour, and the reciprocal movement, the eastbound turning movements, will continue to operate poorly during the PM peak hour.
Capacity Analysis -- R-2, 125 lots
The projected peak hour traffic volumes at the completion of 125 conventional single-family homes were analyzed in a similar fashion to those for the OSRD-IP analysis. It was assumed that the project access will be constructed directly opposite Arrowhead Drive and will include one southbound entering lane and two northbound exiting lanes, striped as a separate left turn lane and a shared through/right turn lane. Also, it was assumed that an eastbound right turn lane and a westbound left turn lane will be provided on Crockett Road at the new access. Finally, it was assumed that all existing roadway geometry and traffic control will be maintained and no improvements provided.
The projected trip generation under this scenario is as follows:
| Land Use |
# Lots |
Daily
Traffic |
Generated Traffic |
| AM Peak Hour |
PM Peak Hour |
| Enter |
Exit |
Enter |
Exit |
| Single Family |
125 |
1,290 |
24 |
73 |
81 |
48 |
The results of the capacity analysis indicate that the differences in vehicle delays and vehicle queues at the intersections within the study area are negligible compared to those projected with the proposed OSRD-IP zoning (141 conventional single-family homes and 91 detached senior adult homes).
Capacity Analysis -- OSRD, 215 lots
Again, the projected peak hour traffic volumes at the completion of 215 conventional single-family homes were analyzed in a similar fashion to those for the OSRD-IP analysis. It was assumed that the project access will be constructed opposite Arrowhead Drive and will include one southbound entering lane and two northbound exiting lanes, striped as a separate left turn lane and a shared through/right turn lane. Also, it was assumed that an eastbound right turn lane and a westbound left turn lane will be provided on Crockett Road at the new access. Finally, it was assumed that all existing roadway geometry and traffic control will be maintained and no improvements will be provided.
The projected trip generation under this scenario is as follows:
| Land Use |
# Lots |
Daily
Traffic |
Generated Traffic |
| AM Peak Hour |
PM Peak Hour |
| Enter |
Exit |
Enter |
Exit |
| Single Family |
215 |
2,124 |
40 |
120 |
132 |
77 |
The results of the capacity analysis indicate that the differences in vehicle delays and vehicle queues at the intersections within the study area are negligible compared to those projected with the proposed OSRD-IP zoning (141 conventional single-family homes and 91 detached senior adult homes).
TIS Conclusions and Recommendations
The results of the revised traffic study indicate that the proposed project will have a relatively minor impact on the intersections and roadways within the study area. The conclusions and recommendations are included on page 42 of the attached TIS. In order to provide safe and efficient traffic operations at the project access, directly opposite Arrowhead Drive, the following improvements should be provided at this intersection:
- The new roadway should be constructed to include one southbound entering lane and two northbound exiting lanes, striped as a separate left turn lane and a shared through/right turn lane. The northbound left turn lane should be designed and constructed to include at least 200 feet of storage, and the northbound right turn land should be designed and constructed to include at least 100 feet of storage.
- An east bound right turn lane should be constructed on Crockett Road at the new roadway. This turn lane should include at least 125 feet of storage and should be designed and constructed according to AASHTO standards.
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A westbound left turn lane should be constructed on Crockett Road at the new roadway. This turn lane should include at least 75 feet of storage and should be designed and constructed according to AASHTO standards.
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Although the traffic volumes on Crockett Road have remained relatively stable since 2003, adequate right-of-way should be reserved along the northern frontage of the projects site in order to accommodate any future widening of Crockett Road to a three-lane cross-section.
The revised TIS considers how the intersections in the area would operate if a secondary access were provided to the Holt Crest project on Ansley Lane. The revised TIS also analyzed the installation of a eastbound left turn lane from Crockett Road onto Arrowhead Dr. and an eastbound right turn lane into the Holt project.
The supplemental analysis indicates that the intersections within the study area will operate at the same levels of service with either access scenario considered. Specifically, the secondary access to the project site at Ansley Lane will not significantly impact how the intersections within the study area will operate.
Similarly, at the intersection of Crockett Road and Arrowhead Drive/project access, a new eastbound left turn lane for motorists turning onto Arrowhead Drive would benefit the intersection to the same extent that a new eastbound right turn lane for motorists turning into the new project would benefit the intersection. Specifically, left turn lanes typically reduce the amount of time that traffic on a one-lane approach is stopped, while right turn lanes typically reduce the amount of time that traffic is slowed. However, at the intersection of Crockett Road and Arrowhead Drive/project access, the eastbound right turn volume is higher than the eastbound left turn volume. Therefore, if there is insufficient right-of-way to provide both a separate eastbound left turn lane and a separate eastbound right turn lane, either one of these turn lanes would be beneficial. Staff believes an eastbound left turn lane would have greater overall benefit.
The currently adopted Major Thoroughfare Plan (MTP) shows a connection for a collector street from Crockett Road at its intersection with Arrowhead Drive thought the Holt and Stubblefield properties and ending at Autumn Place, which is located in the Oak Hall Subdivision. The Stubblefield property is located southeast of the project area. The proposed plan does not provide a stub at the property line to accommodate a future road extension. Construction of a collector street in this general location would be challenging at best. There is steep topography in the area. A large number of trees that would also have to be removed in order to accommodate the required right-of-way and necessary easements. At least three stream crossings would be required. Finally, Autumn Place in the Oakhall subdivision was not built to collector road standards in terms of pavement width. As you are aware staff is in the process of updating the MTP and would recommend that the previously proposed alignment be studied for possible revision or removal from the plan.
Utility Issues
The project is located in the Little Harpeth River drainage basin. Water and sewer service is provided by the City of Brentwood. Sewer capacity in the Little Harpeth River basin is limited by the City's existing capacity agreement with Metro Nashville. The recently completed sewer capacity study for the Little Harpeth River basin assumed that currently undeveloped tracts would eventually develop at a ratio of 0.80 units per acre.
Schools
The revised plan shows a total of 91 lots that will be age and child restricted, as mentioned above. The property is currently zoned to Crockett Elementary, Woodland Middle and Ravenwood High. According to Williamson County Schools (WCS), the capacity at Crockett Elementary school is 870 students, with a current enrollment of 668 students. Woodland Middle School has a capacity of 975 students and a current enrollment of 866 students. While Ravenwood is currently over capacity, the opening of the new Nolensville High School in 2016 will reduce enrollment at Ravenwood back below capacity. Based upon the per lot enrollment projections provided by WCS, the potential enrollment impact would be as follows:
| |
Elementary(*) |
Middle |
High |
Total |
| 232 Total Lots |
54 - 82 |
54 |
54 |
162 -190 |
| 141 Unrestricted Lots |
33 - 50 |
33 |
33 |
99 - 116 |
(*) Range reflects both Crockett (0.23/lot) and Kenrose (0.35/lot) enrollmentprojection factors
It should be noted that it is expected to take several years for the Holt Crest development to build out, if approved, so the enrollment impact on the schools would occur over time and not all at once. Attached is a spreadsheet that details the current WCS enrollment figures.
Historic Background
The submitted plan proposes the preservation of the historic Holtland/Wildwood home, which was built circa 1835, situated on a 1,200 acre plantation. In March 2000, the Board of Commissioners approved Resolution 2000-11, which designated certain historic sites as significant. Holtland/Wildwood was included as part of the designation. A copy of the resolution is attached. The home has not been lived is since the early 1960's. Much of the original acreage has been sold. The two-story home is constructed of brick and includes the original two-story brick ell at the rear of the home and several connected outbuildings. In the 1800's, Thomas Holt acquired several hundred acres in the Crockett Road area of what is now Brentwood. His grandson, John Page Holt, lived on the property with his wife, O'Delle K. Holt, during the 1900's. There is also a small cemetery located in the northern portion of the site, across from the intersection of Crockett Road and Arrowhead Drive. The cemetery contains the graves of four decedents. For more information on the history of the tract, please refer to the attachment below.
If the proposed ordinance is approved on first reading, the applicant will be required to conduct a community meeting to explain the purpose of the rezoning request and to answer any questions from citizens. Property owners within a 1,000 foot radius will be invited to attend. The community meeting is tentatively scheduled for January 29, 2015 at the Brentwood Library, beginning at 6:00 pm. The Planning Commission would review the request and provide its recommendations at its February 2, 2015 meeting. The public hearing before the Board of Commissioners is scheduled for February 9, 2015, with second and final reading scheduled for February 23, 2015.
If you have any questions or require additional information, please contact the Planning and Codes Director.
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06/08/2015:CC |
Resolution 2015-40 - Authorizing a Funding Agreement for Distribution of Proceeds from Sale of Holt Farm Property |
Legal |
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Resolution 2015-40 - A RESOLUTION AUTHORIZING A FUNDING AGREEMENT WITH CHARLES W. witherspoon AND BRENTWOOD UNITED METHODIST CHURCH FOR DISTRIBUTION OF PROCEEDS FROM THE SALE OF THE HOLT FARM PROPERTY, for adoption
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| Kirk Bednar |
06/08/2015:CC |
Resolution 2015-39 - Approval of Sale Agreement for Holt Property on Crockett Road |
Legal |
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John P. Holt and his wife, O'Delle K. Holt, lived in a historic home on Crockett Road for many years in the 1900's. The Holt family had owned the property since the 1800's. Mr. Holt died in 1984, followed by Mrs. Holt in 1993. According to Mrs. Holt's will, which was executed in 1984, she owned a one-half interest in a 275 acre tract on Crockett Road. (The size of this tract has subsequently been determined to be 263.98+ acres.) Mrs. Holt’s will grants a life estate in this one-half of the property to Mr. Holt's nephew, Charles witherspoon, Jr. The will allows Mr. witherspoon the ability to sell off the property, but provides that this one-half interest in the property, or any remaining proceeds from the sale, would go to the City of Brentwood to establish and/or maintain a public library to be named the “John P. Holt Library” in honor of her late husband. Mrs. Holt was apparently under the impression that the other one-half interest in this property was owned outright by Mr. witherspoon.
The Board of Commissioners passed a resolution in 1994 asserting the City’s claim to any and all rights, title and interest due to the City under Mrs. Holt’s will. That resolution is attached.
In April of 2014, Mr. witherspoon agreed to sell the Crockett Road property to Pearl Street Partners, LLC. After the agreement between Mr. witherspoon and Pearl Street was executed, the title company retained by Pearl Street discovered a surprising fact. Mrs. Holt's will was made out with the understanding that Charles witherspoon owned one-half of the property. However, there had never been a conveyance of this one-half to Mr. witherspoon, and in fact, the property was
entirely owned by John P. Holt when he died in 1984. Since Mr. Holt's estate was passed on to Mrs. Holt, she became the owner of 100% of the property, rather than one-half.
In addition to the bequests granted to the City of Brentwood and others under Mrs. Holt's will, the will includes a residuary clause under which all property not passing to other parties would go to Brentwood United Methodist Church ("Brentwood UMC.") Although Mrs. Holt left Mr. witherspoon a life estate in one-half of the property, her will did not provide for the other one-half since she apparently assumed, incorrectly, that Mr. witherspoon owned that one-half. The discovery that Mrs. Holt owned all of the property meant that, under the residuary clause, one-half of the property is actually owned by Brentwood UMC.
In June of 2014, the Board of Commissioners approved an Agreement to Permit Conveyance under which the City agreed that it would take no action to interfere with the sale of the property to Pearl Street. This was done at the request of the title company involved in the transaction, given the City's potential interest in the sale proceeds. However, the sales agreement with Pearl Street Partners was never closed due to Pearl Street's failure to receive approval for an acceptable development plan.
With the expiration of the Pearl Street Partners purchase option, representatives of Mr. witherspoon and Brentwood UMC have been in negotiations with several parties interested in purchasing the property. They have recently completed negotiations to sell the property to Mike Ford Custom Builders LLC for the sum of $10.5 million. The purchase price is based on an assumed development lot yield of up to 127 lots under the existing R-2 zoning designation applicable to the property. Should the buyer receive city approval of a development plan providing for more than 127 lots, the final purchase price would be increased by $35,000 for each additional lot above 127.
Other pertinent components of the sale agreement include a provision that the buyer will use its experience in restoration and residential construction to manage and use the resources necessary to finance the preservation of the historical mansion and grounds prior to selling the property to a third party. Also, Mr. witherspoon will retain a life estate in his existing residence and up to two acres immediately surrounding this residence. Closing on the sale of the property is to occur no later than January 19, 2016.
The City is a party to the sale agreement due to its contingent remainder interest in the one-half of the property in which Mr. witherspoon currently holds a life estate. The City's approval of the agreement is a requirement of the title company. The agreement clearly states that the City's approval of the agreement is only due to its financial interest and does not obligate the City in any other manner.
The resolution approving the agreement also provides authorization for the Mayor to sign off on any amendments to the agreement if recommended by the City Manager and approved by the City Attorney. In the event the parties want to address some unexpected circumstances or any details that were omitted from the agreement, this will allow an amendment to proceed without requiring further City Commission action. Additionally, the resolution authorizes the Mayor to sign any documents required of the City at the closing of the property sale.
Note that there is a related item also on the Board's June 8 meeting agenda. This item relates to the planned distribution of sales proceeds under the proposed agreement and the establishment of a trust on behalf of Mr. witherspoon with proceeds from the one-half life estate portion of the property.
Please contact the City Attorney if you have questions about this matter.
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09/14/2015:CC |
Ordinance 2015-12 - An Ordinance Rezoning Approximately 261 Acres, Located on the South Side of Crockett Road, from R-2 to OSRD |
Planning & Codes |
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At its June 8, 2015 regular meeting, the Board of Commissioners approved resolution 2015-39, which approved the sale of the Holt Property.
Also at its June 8, 2015 regular meeting, the Board of Commissioners approved resolution 2015-40, which authorized an agreement with Charles W. witherspoon and Brentwood United Methodist Church for Distribution of Proceeds from Sale of Holt Farm Property. The funding agreement protects the City’s potential interest in the property by setting limits on the amount of money from the sale of the property that can be used for Mr. witherspoon’s benefit. Authorization of the agreement will increase the likelihood that the City will have the option to receive a substantial portion of the proceeds from the sale for the benefit of the City's library, as desired by Mrs. Holt.
On January 13, 2015, a rezoning plan for the property was presented to the Board of Commissioners for review. That plan proposed the rezoning of the approximately 264 acre property from R-2 to OSRD-IP. After consideration by the Board, a motion and a second to approve the proposed OSRD-IP Development Plan was advanced. The motion failed 2-5.
At is meeting on June 9, 2014, the Board of Commissioners approved Resolution 2014-40, Approving an Acceptance of Conveyance of the Holt Property to Pearl Street Partners, LLC. That transaction was canceled after Pearl Street's rezoning proposal failed to pass.
In 1994, the Board of Commissioners passed Resolution 94-27, asserting the City’s claim to any and all rights, title and interest due to the City under Mrs. Holt’s will.
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10/12/2015:CC |
Ordinance 2015-12 - An Ordinance Rezoning Approximately 261 Acres, Located on the South Side of Crockett Road, from R-2 to OSRD |
Planning & Codes |
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At its September 14, 2015 regular meeting, the Board of Commissioners voted unanimously, seven for and zero against (7-0) to approve Ordinance 2015-12 on first reading.
At its June 8, 2015 regular meeting, the Board of Commissioners approved resolution 2015-39, which approved the sale of the Holt Property.
Also at its June 8, 2015 regular meeting, the Board of Commissioners approved resolution 2015-40, which authorized an agreement with Charles W. witherspoon and Brentwood United Methodist Church for Distribution of Proceeds from Sale of Holt Farm Property. The funding agreement protects the City’s potential interest in the property by setting limits on the amount of money from the sale of the property that can be used for Mr. witherspoon’s benefit. Authorization of the agreement will increase the likelihood that the City will have the option to receive a substantial portion of the proceeds from the sale for the benefit of the City's library, as desired by Mrs. Holt.
On January 13, 2015, a rezoning plan for the property was presented to the Board of Commissioners for review. That plan proposed the rezoning of the approximately 264 acre property from R-2 to OSRD-IP. After consideration by the Board, a motion and a second to approve the proposed OSRD-IP Development Plan was advanced. The motion failed 2-5.
At is meeting on June 9, 2014, the Board of Commissioners approved Resolution 2014-40, Approving an Acceptance of Conveyance of the Holt Property to Pearl Street Partners, LLC. That transaction was canceled after Pearl Street's rezoning proposal failed to pass.
In 1994, the Board of Commissioners passed Resolution 94-27, asserting the City’s claim to any and all rights, title and interest due to the City under Mrs. Holt’s will.
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10/26/2015:CC |
Ordinance 2015-12 - Second and Final Reading Rezoning Approximately 261 Acres, Located on the South Side of Crockett Road, from R-2 to OSRD |
Planning & Codes |
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At its June 8, 2015 regular meeting, the Board of Commissioners approved Resolution 2015-39, which approved the sale of the Holt Property.
Also at its June 8, 2015 regular meeting, the Board of Commissioners approved resolution 2015-40, which authorized an agreement with Charles W. witherspoon and Brentwood United Methodist Church for Distribution of Proceeds from Sale of Holt Farm Property. The funding agreement protects the City’s potential interest in the property by setting limits on the amount of money from the sale of the property that can be used for Mr. witherspoon’s benefit. Authorization of the agreement will increase the likelihood that the City will have the option to receive a substantial portion of the proceeds from the sale for the benefit of the City's library, as desired by Mrs. Holt.
On January 13, 2015, a rezoning plan for the property was presented to the Board of Commissioners for review. That plan proposed the rezoning of the approximately 264 acre property from R-2 to OSRD-IP. After consideration by the Board, a motion and a second to approve the proposed OSRD-IP Development Plan was advanced. The motion failed 2-5.
At is meeting on June 9, 2014, the Board of Commissioners approved Resolution 2014-40, Approving an Acceptance of Conveyance of the Holt Property to Pearl Street Partners, LLC. That transaction was canceled after Pearl Street's rezoning proposal failed to pass.
In 1994, the Board of Commissioners passed Resolution 94-27, asserting the City’s claim to any and all rights, title and interest due to the City under Mrs. Holt’s will.
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12/07/2015:PC |
BPC1511-010 Preliminary Plan - witherspoon Property, 9305 Crockett Road, Zoning OSRD |
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BPC1511-010 Preliminary Plan - witherspoon Property, 9305 Crockett Road, Zoning OSRD
• Plan proposed 153 lots on 260.72 acres
• One R-2 compliant lot is proposed havening an area of 3.26 ac in the NW corner of the property
• Roundabout in Crockett Road included.
• Excess open space has increases from approved rezoning plan from 90.44 ac. to 90.46 ac. due to a decrease in the area of the internal streets
• Total area in lots has also been adjusted from 139.37 to 138.58, which also affects the open space required
• Open space provided has been adjusted from 104.07 ac. To 104.88 ac.
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01/12/2016:CC |
Resolution 2016-01 - A Resolution Authorizing Changes to the OSRD Development Plan for the witherspoon Subdivsion |
Planning & Codes |
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Resolution 2016-01 - A RESOLUTION APPROVING AN ALTERATION TO THE OSRD DEVELOPMENT PLAN FOR THE witherspoon SUBDIVISION, for adoption
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03/14/2016:CC |
Resolution 2016-13 - Authorizing Agreement with Neel-Schaffer, Inc. for Design Services for a Roundabout at Crockett Road/Green Hill Boulevard |
Engineering |
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Improving traffic flow and reducing delays in Brentwood is a top priority for the City. During budget preparations each year, staff seeks to identify potential projects that improve the City's transportation system, especially along arterial roads. One such project identified last year was the potential of constructing a traffic signal or roundabout at the intersection of Crockett Road and Green Hill Boulevard. The existing four-way stop at this location causes significant delays on Crockett Road during the morning and afternoon peak periods.
Staff asked Neel-Schaffer, Inc. to investigate the feasibility of constructing a roundabout at this location and to compare the expected operational performance to a traffic signal. The results indicate a signal and roundabout would perform similarly during peak periods, but the roundabout exhibited improved performance over the signal during off-peak periods. Additionally, staff identified several more subjective advantages of a roundabout at this location, including:
- Less right-of-way needs/impact to adjacent properties
- No light spill over to adjacent properties from the signals, especially when in flash mode at night
- Less noise compared to vehicles stopping/starting/idling at a signal
Many of the design considerations for a roundabout as well as the level-of-service (LOS) comparisons are included in the attached preliminary analysis document. It should be noted that one of the unique challenges of this project will be construction of the roundabout within the existing intersection while maintaining traffic flow. Detour options at this location are practically non-existent, so close coordination between the contractor and affected utilities will be important. Also, consideration will be given to allowing for some degree of night time work as well as a possible early completion bonus built into the contract.
Given the initial work on this project, staff is recommending approval of an agreement with Neel-Schaffer to design the roundabout, prepare bid documents, and provide construction administration services. Initial survey work and a preliminary layout (see attached) have already been completed. The cost to provide these services is $73,500. A copy of Neel-Schaffer's proposal is attached.
Staff recognizes the importance of ensuring this roundabout functions efficiently and is aesthetically pleasing. Staff also believes it is important that this roundabout be consistent and similar from a driver's perspective with the one proposed just west of this site that will serve the witherspoon development. To that end, staff asked Neel-Schaffer to consult with the designer of the witherspoon roundabout, Ragan Smith, and to include coordination with Ragan Smith as part of the design process. That coordination is included in the attached fee proposal.
If the agreement with Neel-Schaffer is approved, the tentative schedule would call for design work to be complete this summer with right-of-way acquisition occurring fall of 2016. The target date to award a construction contract would be late fall of 2016 with utility relocation work occurring early 2017 and actual roundabout construction beginning spring of 2017 with a targeted completion by the end of summer 2017. Obviously, this schedule is subject to change as we get farther along in the design process for this project. As much as possible, any short-term closures of the intersection, if necessary to facilitate construction, will be performed while school is out of session to reduce traffic impacts.
Please direct any questions to the Engineering Director.
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09/06/2016:PC |
BPC 1608-016 Revised Preliminary Plan – witherspoon Subdivision, South Side of Crockett Road, Zoning OSRD |
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BPC1608-016 Revised Preliminary Plan – witherspoon Subdivision, South Side of Crockett Road, Zoning OSRD – Applicant: Mr. Randy Caldwell, Ragan Smith Associates, 315 Woodland Street, Nashville TN 37206
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| Chris Milton |
09/12/2016:CC |
Resolution 2016-63 - Accepting Offsite Sewer Utility Easement for witherspoon Development |
Water & Sewer |
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Resolution 2016-63 - A RESOLUTION AUTHORIZING TO ACCEPT THE DEDICATION OF A UTILITY EASEMENT TO FACILITATE DEVELOPMENT OF THE witherspoon SUBDIVISION, for adoption
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| Kirk Bednar |
09/12/2016:CC |
Public Hearing on Adoption of Major Thoroughfare Plan Update |
Administration |
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The purpose of a Major Thoroughfare Plan is to guide future transportation and land use planning through the identification of both short and long-term transportation projects. While the primary focus of the plan is the list of projects, the study also includes an evaluation of the existing transportation system as well as projections for future conditions based on projected future traffic demands. In Brentwood, there are two primary challenges when considering future transportation related needs and projects. First, Brentwood's geographic location along I-65 between Nashville and Franklin/Cool Springs means that a significant portion of the future growth in traffic in and through Brentwood will be driven by land use decisions made by other entities. This then leads to the second challenge, which is how to accommodate future traffic demand, much of it from outside or flowing through Brentwood, without destroying the character of the community.
It is important to note that this plan and the projects in it is, like the City's six-year capital improvements plan, an ever evolving plan. Adoption of this plan does not commit the City to construct any improvements and some of the projects listed in the plan may never happen unless certain future land use decisions are made by the City Commission and the Planning Commission. For example, the projects related to a new I-65 interchange and extension of Murray Lane to such an interchange will not occur if the Turner property is never developed. However, having these projects listed in the plan is important as it serves as the basis for the City to require certain improvements should a development proposal for the Turner property ever come forward.
The original Brentwood 2020 Plan adopted in 1999 contained a list of 30 road improvement projects. At the time, this listing served as an update to the Major Thoroughfare Plan originally adopted in 1996. When the Brentwood 2020 Plan was updated in 2006, it included a status report on to original list of 30 projects, and several of the projects were deleted at that time. Projects deleted in 2006 included the Mallory Lane extension to Concord Road, realignment of Edmondson Pike to connect with Old Smyrna Road through what is now the Whetstone subdivision, the extension of Raintree Parkway west to Moores Lane, extension of Edmondson Pike south to Crockett Road, construction of a new east/west roadway between Sunset Road and Waller Road, and construction of a new north/south road between Concord Road and future McEwen Drive. Most of these were canceled due to approved residential development that either blocked the possibility of the project or provided alternative routes that made the project unnecessary. The Mallory Lane extension project was, of course, canceled following a citizen referendum.
The current 2020 Update effort included updates to the list of projects in the Major Thoroughfare Plan. Attached is the proposed list of 21 road projects and 13 bike and pedestrian projects, along with an associated map (see attached). Of the 21 road projects, 14 are continuation projects that were reflected in the original 2020 plan and continued in the 2006 update. These include the following projects:
| ID |
Existing Project Description |
| 1 |
Widen Granny White Pk from Virginia Way to Old Hickory Blvd |
| 2 |
Improve/Realign Old Smyrna Road |
| 3 |
Widen Wilson Pk from Concord Rd to Church St |
| 4 |
Old Smyrna Rd Extension |
| 5 |
Improve/Realign Johnson Chapel Rd to Belle Rive Dr |
| 6 |
Extend Jones Pkwy north to Old Smyrna Rd |
| 7 |
Improve/Realign Holly Tree Gap Rd |
| 8 |
Construct new interchange on I-65 |
| 9 |
Sunset Rd Extension |
| 10 |
Improve/Realign Ragsdale Rd |
| 11 |
Beech Grove Rd Connection to Liberty Church Rd |
| 12 |
Improve/Realign Sunset Rd |
| 13 |
Widen Moores Ln from Carothers Pkwy to Mallory Ln |
| 14 |
Improve/Realign Crockett Rd from Concord Rd to Wilson Pike |
The proposed update also includes seven (7) new projects as follows:
| ID |
New Project Description |
Comments |
| 15 |
Murray Ln/Wilson Pk Connector |
Solely development driven in association with new I-65 interchange (see ID #8) |
| 16 |
Green Hill Blvd Extension North |
From existing terminus in Whetstone subdivision to Old Smyrna Road |
| 17 |
McEwen Dr Extension |
From Wilson Pike east to Pleasant Hill - in conjunction with City of Franklin |
| 18 |
Improve/Realign Pleasant Hill Rd |
From Split Log Road to Clovercroft |
| 19 |
Charity Dr Extension |
Planned as part of Traditions subdivision |
| 20 |
Ivy Crest Dr Extension |
Planned as part of Taramore subdivision |
| 21 |
Town Center Way Extension |
From Franklin Road to Eastpark |
Finally, six projects that were continued as part of the 2006 update have been deleted from this updated plan as follows:
| Deleted Project Description |
Comments |
| Extend Arrowhead Drive south to Raintree Parkway |
Deleted due to approval of witherspoon subdivision and topography issues |
| Widen Concord Road from Wilson Pike to Crockett Road |
Project completed |
| Extend Carriage Hills Drive south to southern City boundary |
Deleted due to development of Smith Park |
| Improve/realign Split Log Road from Wilson Pike to eastern study boundary |
Project completed to eastern city limits. Future improvements beyond city limits subject to annexation and associated plan of services. |
| Widen Concord Road from Crockett Road to eastern study boundary |
Project nearing completion |
| Realign and improve Waller Road |
Minor widening improvements completed several years ago. No further improvements planned at this time. |
The plan also includes a series of identified bike and pedestrian improvement projects. Some of these would be associated with future road projects while others simply identify preferred corridors for expanded bike and pedestrian connectivity (i.e. between Granny White Pike and Franklin Road in the Maryland Farms area) with the actual route to be determined based on future infrastructure planning efforts.
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10/03/2016:PC |
BPC1608-019 -- Revised Site Plan – witherspoon Property, Amenity Improvements, South Side of Crockett Road |
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BPC1608-019 Revised Site Plan – witherspoon Property, Amenity improvements, South Side of Crockett Road, Zoning OSRD – Applicant: Mr. Randy Caldwell, Ragan Smith Associates, 315 Woodland Street, Nashville TN 37206
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10/03/2016:PC |
BPC1608-017 Final Plat – witherspoon Property, Section One, South Side of Crockett Road |
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BPC1608-017 Final Plat – witherspoon Property, Section One, South Side of Crockett Road, Zoning OSRD – Applicant: Mr. Randy Caldwell, Ragan Smith Associates, 315 Woodland Street, Nashville TN 37206
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10/03/2016:PC |
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BPC1608-020 Revised Site Plan – Temporary Sales Center – witherspoon Property, South Side of Crockett Road, Zoning R-2 – Applicant: Mr. Randy Caldwell, Ragan Smith Associates, 315 Woodland Street, Nashville TN 37206
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09/29/2016:CC |
Resolution 2016-68 - A Resolution Authorizing Changes to the OSRD Development Plan for the witherspoon Subdivision |
Planning & Codes |
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Resolution 2016-68 - A RESOLUTION AUTHORIZING AN ALTERATION TO THE OSRD DEVELOPMENT PLAN FOR THE witherspoon SUBDIVISION, for adoption
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10/10/2016:CC |
Resolution 2016-73 - Adoption of Major Thoroughfare Plan Update |
Administration |
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The purpose of a Major Thoroughfare Plan is to guide future transportation and land use planning through the identification of both short and long-term transportation projects. While the primary focus of the plan is the list of projects, the study also includes an evaluation of the existing transportation system as well as projections for future conditions based on projected future traffic demands. In Brentwood, there are two primary challenges when considering future transportation related needs and projects. First, Brentwood's geographic location along I-65 between Nashville and Franklin/Cool Springs means that a significant portion of the future growth in traffic in and through Brentwood will be driven by land use decisions made by other entities. This then leads to the second challenge, which is how to accommodate future traffic demand, much of it from outside or flowing through Brentwood, without destroying the character of the community.
It is important to note that this plan and the projects in it is, like the City's six-year capital improvements plan, an ever evolving plan. Adoption of this plan does not commit the City to construct any improvements and some of the projects listed in the plan may never happen unless certain future land use decisions are made by the City Commission and the Planning Commission. For example, the projects related to a new I-65 interchange and extension of Murray Lane to such an interchange will not occur if the Turner property is never developed. However, having these projects listed in the plan is important as it serves as the basis for the City to require certain improvements should a development proposal for the Turner property ever come forward.
The original Brentwood 2020 Plan adopted in 1999 contained a list of 30 road improvement projects. At the time, this listing served as an update to the Major Thoroughfare Plan originally adopted in 1996. When the Brentwood 2020 Plan was updated in 2006, it included a status report on the original list of 30 projects, and several of the projects were deleted at that time. Projects deleted in 2006 included the Mallory Lane extension to Concord Road, realignment of Edmondson Pike to connect with Old Smyrna Road through what is now the Whetstone subdivision, the extension of Raintree Parkway west to Moores Lane, extension of Edmondson Pike south to Crockett Road, construction of a new east/west roadway between Sunset Road and Waller Road, and construction of a new north/south road between Concord Road and future McEwen Drive. Most of these were canceled due to approved residential development that either blocked the possibility of the project or provided alternative routes that made the project unnecessary. The Mallory Lane extension project was, of course, canceled following a citizen referendum.
The current 2020 Update effort included updates to the list of projects in the Major Thoroughfare Plan. Attached is the proposed list of 21 road projects and 13 bike and pedestrian projects, along with an associated map (see attached). Of the 21 road projects, 14 are continuation projects that were reflected in the original 2020 plan and continued in the 2006 update. These include the following projects:
| ID |
Existing Project Description |
| 1 |
Widen Granny White Pk from Virginia Way to Old Hickory Blvd |
| 2 |
Improve/Realign Old Smyrna Road |
| 3 |
Widen Wilson Pk from Concord Rd to Church St |
| 4 |
Old Smyrna Rd Extension |
| 5 |
Improve/Realign Johnson Chapel Rd to Belle Rive Dr |
| 6 |
Extend Jones Pkwy north to Old Smyrna Rd |
| 7 |
Improve/Realign Holly Tree Gap Rd |
| 8 |
Construct new interchange on I-65 |
| 9 |
Sunset Rd Extension |
| 10 |
Improve/Realign Ragsdale Rd |
| 11 |
Beech Grove Rd Connection to Liberty Church Rd |
| 12 |
Improve/Realign Sunset Rd |
| 13 |
Widen Moores Ln from Carothers Pkwy to Mallory Ln |
| 14 |
Improve/Realign Crockett Rd from Concord Rd to Wilson Pike |
The proposed update also includes seven (7) new projects as follows:
| ID |
New Project Description |
Comments |
| 15 |
Murray Ln/Wilson Pk Connector |
Solely development driven in association with new I-65 interchange (see ID #8) |
| 16 |
Green Hill Blvd Extension North |
From existing terminus in Whetstone subdivision to Old Smyrna Road |
| 17 |
McEwen Dr. Extension |
From Wilson Pike east to Pleasant Hill - in conjunction with City of Franklin |
| 18 |
Improve/Realign Pleasant Hill Rd |
From Split Log Road to Clovercroft |
| 19 |
Charity Dr Extension |
Planned as part of Traditions subdivision |
| 20 |
Ivy Crest Dr Extension |
Planned as part of Taramore subdivision |
| 21 |
Town Center Way Extension |
From Franklin Road to Eastpark |
Finally, six projects that were continued as part of the 2006 update have been deleted from this updated plan as follows:
| Deleted Project Description |
Comments |
| Extend Arrowhead Drive south to Raintree Parkway |
Deleted due to approval of witherspoon subdivision and topography issues |
| Widen Concord Road from Wilson Pike to Crockett Road |
Project completed |
| Extend Carriage Hills Drive south to southern City boundary |
Deleted due to development of Smith Park |
| Improve/realign Split Log Road from Wilson Pike to eastern study boundary |
Project completed to eastern city limits. Future improvements beyond city limits subject to annexation and associated plan of services. |
| Widen Concord Road from Crockett Road to eastern study boundary |
Project nearing completion |
| Realign and improve Waller Road |
Minor widening improvements completed several years ago. No further improvements planned at this time. |
The plan also includes a series of identified bike and pedestrian improvement projects. Some of these would be associated with future road projects while others simply identify preferred corridors for expanded bike and pedestrian connectivity (i.e. between Granny White Pike and Franklin Road in the Maryland Farms area) with the actual route to be determined based on future infrastructure planning efforts.
The City Commission held a public hearing on the proposed Major Thoroughfare Plan at its September 12, 2016 meeting. Several residents made comments, mostly related to the planned extensions of Jones Parkway north to Old Smyrna Road and Sunset Road between the Courtside at Southern Woods and Wetherbrooke subdivisions. Both of these projects have been in the Major Thoroughfare Plan since the 1990's and are dependent upon proposed residential development being approved for currently undeveloped tracts of land. Both projects are designed to provide alternative route options for residents that are otherwise forced to use nearby major arterial roads (Wilson Pike and Concord Road). Also, it should be noted that both Jones Parkway in both Brentmeade and Annandale and Sunset Road in Bonbrook, Courtside, and Wetherbrooke were built to collector road standards with a wider (30') cross section in anticipation of these future connections. Failure to provide these connections in the future if/when development occurs will force the City Commission at that time to decide which direction the new subdivisions will open to and which will be dead ended.
The Planning Commission considered the proposed Major Thoroughfare Plan at its October 3, 2016 meeting. By a vote of 8 to 0, the Planning Commission recommended approval of the Major Thoroughfare Plan to the City Commission as presented, with no changes.
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| Chris Milton |
10/24/2016:CC |
Resolution 2016-74 - Authorizing Acceptance of Offsite Sewer Easement from Oakhall Association, Inc. for witherspoon subdivision development |
Water & Sewer |
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Resolution 2016-74 - A RESOLUTION ACCEPTING DEDICATION OF A UTILITY EASEMENT THROUGH PROPERTY BELONGING TO OAKHALL ASSOCIATION, INC. TO FACILITATE DEVELOPMENT OF THE witherspoon SUBDIVISION, for adoption
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