↵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.
| |
# 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 |
|
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.
-
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.
-
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. |