Ordinance 2017-03, if approved, will rezone 28.90 acres of the 43.94 acres located at 8318 Moores Lane. The property is a portion of the historic Owen-Primm farm and is located on the north side of Moores Lane, across from Primm Park. The proposed plan shows a total of 24 OSRD compliant lots.
The property proposed for rezoning is predominately pastureland, and features gently rolling topography with tree rows and scattered areas of tree masses primarily around the perimeter. A TVA electrical line easement, 150 feet in width, crosses the northwest corner of the property. There is one existing single-family dwelling, located in the western portion of the site. According to Williamson County Property Assessor data, the existing residence was built around 1961 and includes an area of 1,262 square feet.
The adjacent property to the north and west of the tract is zoned R-2 and is fully developed as single-family residential lots with areas of at least one acre. The land to the east, consisting of the remainder of the Primm property, is undeveloped and is also split-zoned R-1/R-2. To the south, across Moores Lane, is the City-owned Primm Park and the Montclair Subdivision zoned OSRD.
As mentioned above, the tract proposed for rezoning is currently zoned R-1 and R-2. The breakdown of the area of the two zoning classifications is: R-1 = 11.31 acres; R-2 = 17.58 acres.
The remainder of the existing tract that is not included in the rezoning proposal consists of approximately 15.03 acres and includes the historic Owen-Primm house, ca. 1806. The Owen-Primm house, the barn, the slave quarters, the spring house and the frame sheds are not included as part of the property proposed for rezoning. The Primm family will retain ownership of the eastern 15.03 acres. The Primm family has not indicated any current plans for the development of the remaining property. However, given its area, the current zoning and other constraints to its development (electric lines, the stream and Native American burial areas), it appears that if development ever did occur, it would likely be developed in larger lots, in accordance with the requirements of the underlying zoning classifications.
The site plan includes a design for the arterial road buffer, as required by the Zoning Ordinance. The buffer strip must be planted with a minimum of 45 trees per 100 linear feet of buffer area. Note that the buffer has a length of approximately 900 feet, which would require the installation of 405 trees (2" caliper and 8' tall). However, due to the configuration of the buffer and the desire to preserve the existing vegetation, all of the required trees could not be planted in the area in a manner that would allow them to mature without crowding one another. The submitted plan shows some of the trees that are required in the arterial road buffer relocated to other areas of the subdivision. Some would be used as street trees, while others would be located in the open space strip east of lots 20 through 24 to provide additional screening for the adjacent historic property. Section 78-512(b)5c of the tree preservation requirements within the Municipal Code allows the Planning Commission to approve the relocation of some of the landscaping required in the buffer area to alternate areas of the project as part of its review of the preliminary plan. The relocated plantings may count toward fulfillment of the arterial buffer planting requirement. The Planning Commission may also allow the existing plantings in the buffer to count toward the requirement. A copy of the referenced section is attached.
Additionally, the developer proposes the construction of a public use trail, which will be at least eight feet wide connecting from the existing sidewalk that terminates at the project's western boundary. The proposed trail would meander through the buffer to the future street that will provide access for the subdivision. The ultimate goal would be to provide a sidewalk/trail from the end of the existing sidewalk along the entire frontage of the Primm property, which would connect to the existing bike trail along the eastern section of Moores Lane. Construction of the connecting trail will eventually allow access to the north/south bike trail along Wilson Pike and east to Cool Springs.
While the development does not include the historic structures on the adjacent tract to the east, the design of the future homes on lots 20 through 24 should be compatible in architectural style, size, scale and orientation with the adjacent historically significant site and structures as detailed in the Saving the Farmstead document, in accordance with the City's historic preservation requirements. (See section 78-15 of the Zoning Ordinance, attached.)
A concept plan was also included as part of the submittal showing how the property might be developed employing the technical standards of the underlying R-1/R-2 zoning districts. The concept plan shows 20 lots. As mentioned above the proposed OSRD Development Plan shows 24 lots, a 20% increase in the number of lots allowed under the existing underlying zones.
Regarding the existing zoning concept plan, the area of the building envelopes on lots 7 through 9 are quite small because they back up to the TVA easement. The envelope on lot 7 is the smallest, measuring approximately 90' x 50'. The envelopes on lots 8 and 9 are the same width but do provide slightly more side yard area. Development of these lots under R-2 standards would not accommodate additional improvements in the rear yard such as accessory structures, decks or swimming pools due to limited size of the buildable area Generally, improvements in the electrical easements are not permitted by TVA. Staff is attempting to verify if TVA will allow at-grade concrete patios in the easement. The Zoning Ordinance does allow at-grade concrete patios to extend outside of the buildable area. Also note that the configuration of the building envelopes on lots 2 and 18 will also constrain the future development of the lots due to the requirements of the underlying R-1 standards.
Also, the existing zoning concept plan shows drainage facilities located in the NW and SW corners of the property. The City Engineer has not yet reviewed the plan to determine if the proposal will meet all Code requirements. Section 6.10(3)8a of the Subdivision Regulations requires that all drainage facilities be placed in dedicated open space and not on residential lots. The technical standards for the R-1 and R-2 zoning districts do allow for the inclusion of permanent open space as part of the design for the subdivision. If additional storm water detention volume is required and the ponds have to be enlarged, this could reduce the number of lots obtained under the present zoning classifications for the property.
Traffic Impact Study
A traffic impact study (TIS), dated November, 2015, was included as part of the initial submittal. A copy of the TIS was 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. Mr. Judy's review comments are forthcoming.
The TIS includes the following conclusions and recommendations. No new off-site improvements are recommended to mitigate the impact of the development.
- The analysis conducted for the purposes of the study indicate that the vehicle delays on the project access will be reasonable and vehicle queues will be low even if only one exiting lane is provided. However, since the project includes only one access, it would be appropriate to construct the project access to include one northbound entering lane and two southbound exiting lanes, striped as separate left and right turn lanes. Each of the exiting turn lanes should include at least 50 feet of storage and should be designed and constructed according to AASHTO standards.
- Field observations and measurements indicate that adequate sight distance is available in each direction of Moores Lane for motorists exiting the project site. However, these conditions should be verified based on the final location of the project access.
- It is important to note that the analysis included within this study are based on the 20 single-family lots that could be provided with the existing R-1/R-2 zoning. However, if the project site were rezoned to the City of Brentwood’s OSRD zoning classification, a total of 24 single-family lots could be provided on the property. There is a negligible difference between the daily and peak hour traffic volumes for 20 single-family homes and 24 single-family homes. Therefore, the recommendations included within this study are appropriate for the construction of either 20 homes or 24 homes.
Revisions to the submitted plan would be needed to address recommendation number one, regarding the design of the entrance street at its intersection with Moores Lane.
It should be noted that development of only a portion of the property probably negates the opportunity to install a traffic signal at the intersection of Moores Lane and Montclair Boulevard as part of the development of this tract. In reviewing the submittal, staff would suggest that the plan include a stub street extending eastward across Lot 20 to the project boundary. Continuation of the stub street, which would terminate at the intersection of Moores Lane and Montclair Boulevard could be provided as part of the future development of the remaining 15.03 acre tract to the east.
Schools
The developer has submitted to the proposed plan to Williamson County Schools (WCS) for an assessment as to the impact of the proposed development on the schools in the area.
The property is currently zoned to Crockett Elementary, Woodland Middle and Ravenwood High Schools. All of these schools are slightly below or over their stated building capacities. WCS is actively pursuing property for new buildings. WCS staff will also be submitting a proposal adjusting attendance zones for review by the School Board in the spring of 2017.
Based upon the WCS review, the approximate student enrollment at build-out for the Primm Farms subdivision is as follows:
Crockett Elementary -- 8 students
Woodland Middle -- 4 students
Ravenwood High -- 6 students
As background, the current capacity and enrollment numbers for the 2016/2017 school year, according to WCS data for the three impacted schools, as of November 1, 2016, are as follows: Crockett Elementary (870 capacity/665 projected), Woodland Middle (975 capacity/941 projected), and Ravenwood High (1,649 capacity/1,826 projected).
If the proposed ordinance is approved on first reading on January 10, the Planning Commission will review and provide its recommendations to the Board of Commissioners at its regular meeting of February 6, 2017. Prior to that meeting, the applicant must conduct a community meeting with adjacent property owners within 1,000 feet of the project to explain the proposed rezoning and to answer any technical questions regarding the tract. The public hearing is tentatively scheduled for February 13, 2017, with second and final reading scheduled for February 27, 2017.
Should you have any questions, or require additional information, please contact the Planning and Codes Director. |