Ordinance 2021-02 requests approval of the proposed rezoning of a portion of the property located in the southwest quadrant of the intersection of Sunset and Split Log Roads on the eastern side of Town. The property is owned by G-IV Farms LLC and is commonly referred to as the "Gaw Property". The rezoning request is being considered in conjunction with an annexation request for a portion of the property.
The property proposed for annexation includes an area of 135 +/- acres. The area of the property proposed for the rezoning includes the area to be annexed, plus a 21.00 +/- acre portion of the property under the same ownership zoned R-2 and currently located within the City. The property proposed for rezoning includes a total area of 156.34 acres, which is currently split zoned, MGA-1 (County) and R-2 (City). The requested change is to the OSRD zoning district. Finally, a portion of the property, again under the same ownership, having an area of 18.99 +/- acres and located within the City, will retain its current R-2 zoning designation. Please refer to Attachment C -- Page 1 -- Zoning Exhibit below, which details the boundaries of the areas discussed here.
PROPOSED OSRD DEVELOPMENT PLAN
The proposed OSRD Development Plan includes a total of 116 lots, which yields a density of 0.74 dwelling units per acre (DUPA). In addition, a total of eight lots are shown in that portion of the project that is to retain the R-2 zoning classification. Overall density as proposed for the OSRD rezoning area and the remaining R-2 zoned area is 124 lots, or 0.71 DUPA.
| GAW PROPERTY -- DEVELOPMENT DETAILS |
| AREA PROPOSED OF TRACT FOR ANNEXATION (AC.) |
135.34 |
| AREA OF TRACT PROPOSED TO BE REZONED FROM R-2 TO OSRD (AC.) |
21.00 |
| TOTAL AREA OF TRACT PROPOSED TO BE ZONED OSRD (AC) |
156.34 |
| AREA OF TRACT TO REMAIN R-2 (AC.) |
18.99 |
| TOTAL AREA OF TRACT (AC) |
175.33 |
| |
|
| NUMBER OF PROPOSED R-2 LOTS -- ALONG SUNSET RD. |
8 |
| NUMBER OF PROPOSED OSRD LOTS |
116 |
| AVERAGE OSRD LOT SIZE (SQ. FT.) |
32,591 |
| OPEN SPACE REQUIRED (AC) |
29.21 |
| OPEN SPACE PROVIDED (AC) |
53.76 |
| EXCESS OPEN SPACE (AC.) |
24.55 |
| |
|
| NUMBER OF LOTS OBTAINED -- R-2 CONCEPT |
124 |
| NUMBER OF LOTS OBTAINED -- MGA-1/R-2 CONCEPT |
92 |
| |
|
| SUNSET ROAD ROW DEDICATION |
38' FROM C/L |
| SPLIT LOG ROAD ROW DEDICATION |
38' FROM C/L |
| GAW PROPERTY -- OPEN SPACE CALCULATIONS -- OVERALL |
| Total Site Area (AC) |
156.34 |
| Less R.O.W. dedication -- Sunset Road |
1.26 |
| Less R.O.W. dedication -- Split Log Road |
0.25 |
| Less R.O.W. dedication -- Internal streets |
14.27 |
| |
| TOTAL |
140.56 |
| |
| Less Areas in 25% Slopes |
0.67 |
| Plus 25% of slopes over 25% |
0.17 |
| Less Areas in Floodway |
0.00 |
| Plus 25% Areas in Floodways |
0.00 |
| Less Areas in Electrical Natural & Gas Easements |
0.00 |
| Plus 25% of Areas in Electrical Natural & Gas Easements |
0.00 |
| |
| Total Usable Land Area (AC) |
140.06 |
| Less area in lots>1 acre |
9.78 |
| TOTAL LAND AREA AVAILABLE |
130.28 |
| |
|
| Total Land Area Required @ 1 DUPA (AC) |
116.00 |
| Land Area in Lots |
86.79 |
| |
| Open Space Required |
29.21 |
| Dedicated Open Space |
53.76 |
| |
|
| EXCESS OS |
24.55 |
The proposed plan also shows an amenity area that will serve the future residents of the subdivision. The proposed improvements have not yet been designed, however, if the rezoning and annexation are approved and as part of the submittal of the preliminary plan for Planning Commission review, the improvements will be detailed as part of that plan. In accordance with the requirements of Section 78-186(c) of the Municipal Code all improvements within the designated open space shall be secured as part of the recording of the first section of the project.
The proposed plan shows a ten-foot-wide asphalt multi-purpose trail within the arterial road buffer being approximately 1,430 +/- feet in length and lying south of the right-of-way dedication along Sunset Road that starts at the western project boundary and extends to a point directly across from the intersection of Sunset Road and Marcasite Drive which is the limits of the OSRD rezoning area along Sunset Road. Note that the OSRD plan does not reflect the trail extending to the property's eastern boundary across the existing R-2 property that is not part of the OSRD rezoning request. The trail across this R-2 property will be addressed at the time of preliminary plan review of the eight R-2 lots by the Planning Commission as discussed in more detail below. Since the multi-purpose trail will eventually provide public access across the frontage of the future subdivision, a public access easement in the City's name must be provided, which will require future formal authorization from the Board of Commissioners for acquisition and acceptance of the public access easement. This process is similar to that used for the Avery, Oman, and Witherspoon Subdivisions.
The City of Brentwood and Town of Nolensville have constructed multi-purpose pedestrian trails along portions of the south side of Sunset Road. While the section of Sunset Road on which the Gaw property fronts does not yet include the multi-purpose trails, it is anticipated that such trails will be constructed along the entire length of the road. Article 6.7 of the Subdivision Regulations requires that the developer construct sidewalks along all fronting streets and along both sides of interior streets. Sidewalks meant to function as multi-purpose trails shall have a minimum width of ten feet. Copies of the applicable Code requirements are attached. The section also requires that driveways on individual lots meet certain separation distances. Additionally, Section 78-486(8) of the Municipal Code (Zoning Ordinance) requires that shared access easements be provided for lots that front an arterial or collector road. The shared access easements will be shown on the preliminary plan presented for Planning Commission review if the proposed annexation/rezoning is approved by the Board of Commissioners.
The tract can be developed under the existing zoning classification in the County. As noted above, the bulk of the property (135 acres) is currently zoned MGA-1 by Williamson County. The district was established in 2013 and assigned to all properties outside municipal boundaries and within the various UGBs around the County. The district standards require a minimum lot area of one acre and a gross density of one dwelling unit per acre, similar to the City's Suburban Residential (R-2) district. However, there are differences in the technical standards related to accessory uses and structure standards. MGA-1 allows the following accessory uses/structure standards:
- Accessory dwelling units within an existing dwelling unit (interior apartment) or as a separate or converted structure (converted garage, carriage house of stable);
- Only one accessory dwelling unit, regardless of the number of principle dwellings located on a single parcel are permitted;
- Accessory dwellings shall be limited to 750 sq. ft. or 25% of the square footage of the principal structure, whichever is greater. In no case shall the accessory dwelling be more that 75% of the square footage of the principle dwelling; and
- Interior apartments may be contained within the existing house or attached onto the exterior. They must be constructed so that the exterior appearance of the home is maintained. A second front door is not permitted.
Please note that the County does not regulate the existence or operation of Short Term Rentals (STRs) in the MGA-1 district. Requirements are that each operator must register with the County and collect the applicable Hotel/Motel taxes, which are charged to the occupant and collected by the property owner.
SCHOOLS
The proposed plan was provided to Williamson County Schools (WCS) for an assessment of the impact of the proposed development on the schools in the area. Schools serving the subdivision include Jordan Elementary, Sunset Middle and Ravenwood High School.
Based upon the WCS review, the approximate student enrollment projections at build-out for the Gaw Property are as follows:
Jordan Elementary -- 60 students
Sunset Middle -- 25 students
Ravenwood High -- 25 students
As background, the current capacity and enrollment numbers for the 2020/2021 school year, according to WCS data for the three impacted schools as of October 21, 2020 are as follows: Jordan Elementary (890 capacity/483 students enrolled), Sunset Middle (869 capacity/612 students enrolled), and Ravenwood High (1,649 capacity/1,791 students enrolled). Note that the enrollment for Ravenwood High exceeds its capacity, but expansion plans are underway.
TRAFFIC IMPACTS
A Traffic Impact Study was provided as part of the initial request for annexation of the property. Because of the impacts related to the ongoing COVID-19 pandemic, the study adjusted raw traffic volume turning movement counts to estimate normal traffic patterns. A copy of the TIS was forwarded to Mr. Greg Judy with Neel-Shaffer Inc., who assists staff in the review of the submitted TIS. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
Primary access to the development is provided from Sunset Road, which is aligned with its intersection with Coppertone Drive. Secondary access is also provided to Split Log Road to the east. Additionally, four temporary dead end stub streets are provided to the boundaries of the project in anticipation of future connections. Two are provided to the south and one each to the east and west boundaries.
The intersections at all proposed accesses to the project (Sunset Road & Coppertone Drive, Split Log Road and at Sunset Road at Split Log Road) are projected to operate with recommended improvements, at acceptable levels of service in total traffic conditions during the a.m. and p.m. peak hours.
The TIS presented the following recommended improvements:
- The NB approach of the project access at Sunset Rd. should provide two lanes of egress: one shared left-thru lane and one dedicated right-turn lane
- The WB approach of Sunset Rd. at the project access/Copperstone Dr. intersection should be configured to provide dedicated left-turn lane including appropriate pavement markings (white longitudinal lane line and left-turn arrow markings)
- The NB approach of Split Log Rd. at Sunset Rd. should be modified to provide exclusive left-turn lane with 100 feet of storage length
- Implement full movement access with single lane approaches at Split Log Rd. and the secondary access driveway.
It should be noted that the City has developed concept plans to realign Split Log Road in the future subject to development approvals in this area. The realigned Split Log Road will intersect with Sunset Road at the existing Waller Road intersection, approximately 1,000 feet east of the existing Split Log Road and Sunset Road intersection (see attached).
The Neel-Shaffer review of the TIS included the following comments related to the study's recommendations:
- For the northbound approach of the primary access driveway at Sunset Road, an acceptable alternative to the lane assignments suggested in the traffic study would include providing a dedicated left-turn lane and a shared right-thru approach lane.
- The design phase of the project consider appropriate geometrics and provide sufficient width for the northbound approach that would result in appropriate vehicle alignment and driver sight lines in relation to the intersection’s existing north leg.
- Consideration should be given to providing an exclusive eastbound right-turn lane on Sunset Road at its intersection with the primary access driveway. Although results of the analysis did not meet referenced guidance, The review found that the prevailing travel speed and volume criteria occur within borderline trends. If travel speeds fluctuate higher or if future traffic volumes increase incrementally, conditions indicating need for a right-turn lane could be met.
- Retroreflective pavement marking lane lines and turn arrows be installed for the southbound approach of Copperstone Drive. Our review noted that the traffic study analyzed the intersection operations as providing separate left and right turn lanes for the southbound approach. Although pavement marking lane lines do not currently exist, pavement widths of the approach supports simultaneous movements.
- Further, to accommodate the intersection’s proposed south leg, it was suggested that the southbound approach should provide for through movements. Based on this, we recommend that the southbound lane assignments include proposed pavement markings that provide a right-turn only and shared left-thru turn arrow markings. Stop lines be installed on all side street approaches. Finally, the existing southbound stop sign be modified and mounted at 5-foot minimum mounting height per MUTCD guidelines. It is noted that the existing stop sign is supported by a decorative style sign post.
If the proposed ordinance is approved on first reading, a community meeting to explain the particulars of the request and to answer questions from citizens will be conducted by the developer. Property owners within a 1,000-foot radius will be invited to attend. The community meeting is tentatively scheduled for Thursday, January 28, 2021, beginning at 6:00 p.m. in Meeting Room A at the Library. The Planning Commission will review the request and provide its recommendations as part of its February 1, 2021, agenda. The public hearing before the Board of Commissioners is scheduled for February 8, 2021. Second and final reading is scheduled for February 22, 2021.
Resolution 2020-113, which proposes the annexation of 135 +/- of the property will also be included as part of the February 22, 2020, Board of Commissioners agenda.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |