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Regular Agenda 3.
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| BRENTWOOD PLANNING COMMISSION |
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| Information |
| Subject |
| BPC2211-005 Master Plan - 5101 Maryland Way, Maryland Farms, Section 15, Lot 2, Zoning C-2 - Applicant: Mr. Brad Slayden, RaganSmith Associates, 315 Woodland Street, Nashville, TN 37206 |
| General Information |
Ragan Smith Associates requests approval of a Master Plan including three, four-story office buildings totaling 324,000 square feet, a stand-alone three-story parking structure with 913 parking spaces and a retail and restaurant village area with nine, one-story buildings totaling 36,800 square feet on a total of 17.04 acres. Office Building A is also proposed to include 6,250 square feet of general retail uses.
The retail village is intended to provide a central focal point for the development and for this part of Maryland Farms. The retail village is proposed to have 23,000 square feet of restaurant uses, and 13,800 square feet of retail uses. The plan also includes 332 surface parking spaces and the extension of a public pedestrian trail/greenway. The trail will connect to and extend the existing Maryland Farms Greenway through this site to the existing sidewalk along Maryland Way, which connects to the Maryland Way Park.
The plan proposes three, four-story office buildings with 102,000 square feet, 112,000 square feet and 110,000 square feet. Office Building A is proposed to front Maryland Way and is adjacent to the proposed retail village, and will include 6,250 square feet of general retail uses. Building B is located in the center of the site. Building C is located at the rear of the site, adjacent to City owned property to the south. Building A and C meet the Zoning Code requirements for setbacks (100 feet from the property line along Maryland Way and 60 feet at the rear (south) side of the site). Staff notes that the City owned greenway property on the south side of the site is about 245 feet wide, as well. The proposed three-story parking garage is located along the southwestern side of the site and meets the required 20-foot setback from the rear of the property.
This proposal is situated on approximately 17 acres zoned C-2 (12.78 acres) and R-2 (4.27 acres) on the eastern portion of the site. This plan proposes to replace the existing Maryland Farms YMCA development. The existing YMCA includes approximately 12.88 acres of impervious area, while the proposed plan includes 10.89 acres of impervious land area-- a conversion of 1.99 acres to pervious surface, or a 15.5% reduction in impervious land area. The City’s Engineering Department has reviewed the preliminary plans and has found that they reflect compliance with all Code requirements for addressing stormwater management. Detailed engineering design of all stormwater quality and quantity features will be reviewed when a final site plan is presented at a later time. Note that in working with the project design team, staff required that the stormwater calculations and design be based on the 17-acre site being an undeveloped greenfield instead of assessing it only based on the incremental changes from the existing YMCA site.
The eastern side of the site is zoned R-2. The R-2 zoned area ranges in width from approximately 165 feet to 200 feet. The plan proposes no buildings within the R-2 area. The plan is consistent with the Zoning Code requirements to have a 100-foot building setback from the eastern property line and a 75-foot wide C-2 buffer area. Within this buffer area is proposed detention areas and a 50 to75 foot wide landscape buffer. The 12-foot wide public trail is also proposed within the R-2 zoned area. The developer has also committed to design, build and finance the extension of the trail on the City's greenway to the point where the trail connects to the portion proposed within the development. This connection will include the asphalt path and grading required to achieve the adequate slope. Final design of the trail will be submitted with the site plan and the developer has committed to working with the City to find a mutually agreeable design.
A traffic impact study (TIS) was submitted by the applicant and was prepared by KCI Technologies, Inc. The TIS was reviewed and accepted by Greg Judy with Neel-Schaffer, the City's traffic consultant. The plan proposes to reduce the number of access points on Maryland Way from three to two, while also utilizing an existing access easement to the west to provide access to Ward Circle where there is a signalized intersection on Maryland Way. The TIS included the following conclusions:
- The northbound approach of YMCA Western Driveway should be stop-controlled, and a stop bar and R1-1 "Stop" sign should be installed on the egress approach.
- YMCA Western Driveway should be designed to include sufficient width for one entering lane and two exiting lanes. The exiting approach should include one shared through/left turn lane and one right turn lane with a minimum of 75 feet of storage.
- The northbound approach of YMCA Eastern Driveway should be stop-controlled, and a stop bar and R1-1 "Stop" sign should be installed on the egress approach.
- YMCA Eastern Driveway should be designed to include sufficient width for one entering lane and two exiting lanes. The exiting approach should include one shared through/left turn lane and one right turn lane with a minimum of 75 feet of storage.
- The westbound approach of YMCA Eastern Driveway continue to operate as stop-controlled.
- YMCA Eastern Driveway should be designed to include sufficient width for one entering land and a minimum of one exiting lane.
- Signal timings in the AM peak hour should be optimized upon completion of the development (Maryland Way and Westpark Drive)
- Off-peak loading and deliveries for the retail/restaurant development should be encouraged to minimize impacts to traffic operations.
- Parking should be developed per code. [A Shared Parking Study was submitted as required by the Zoning Code].
- Final design of internal roadways and parking should meet all City of Brentwood standards and the latest version of "A Policy of Geometric Design of Highways and Streets" published by AASHTO. Any parking lots and streets associated with the development should ensure that passenger cars and emergency vehicles are capable of making all turning movements. Internal intersections should be two-way stop-controlled unless all way stop control warrants are met.
The TIS review also recommended that certain turn lanes be lengthened along Maryland Way to enter the site. Greg Judy recommended that all off-site improvements, including extension of the length of turn lanes, take place with the first phase of development and the applicant has agreed.
A Shared Parking Study was also submitted by the applicant and was prepared by KCI Technologies, Inc. The study was reviewed by Greg Judy with Neel-Schaffer, the City's traffic consultant. Per the Parking Study, the Brentwood Municipal Code would typically require 1,381 parking spaces, this project is proposing 1,255 total parking spaces. The Study found that for sites with a mixture of land uses, calculating all uses individually typically overestimates the parking demand. The overall peak parking demand for mixed-use sites can be significantly less than the sum of the peak parking demand of the individual uses since different types of uses have different peak parking demand characteristics. The Study looked at parking demand for each month of the year and at hourly parking demand rates for individual uses to determine actual needs. The Study found that parking demands vary from month to month and from weekday to weekends. It also found that developments containing multiple land uses will typically have a reduction of customer parking needs due to customers parking and visiting more than one use. In conclusion, the Study found that using ULI's Shared Parking, Third Edition, the parking requirements can be reduced by a total of 219 (16%) from what the Brentwood Zoning Code would typically require if aggregating each individual use. Therefore, a minimum of 1,162 parking spaces is recommended by the Study. Staff will note that the proposed plan actually includes more spaces that what the Shared Parking Study recommends. The plan includes a total of 1,245 total parking spaces, or a 9.5% reduction in parking.
The City’s sewer system hydraulic modeling consultant completed an analysis of the sewer impacts from the proposed development, inclusive of the impacts previously projected for the Eastpark hotel redevelopment plan. The projected sewer flow from the proposed project at full build out is 72,208 gallons per day (GPD). This compares to the average non-COVID sewer flows from the existing YMCA facility of approximately 31,000 GPD. Note that with the City’s first sewer equalization tank expected to be operational within a few weeks, the modeling analysis was completed with this new tank factored in. The results of the modeling analysis showed that during the two-year, 24-hour design storm, there are no sewer overflows downstream of the project site in either the collection lines between the project site and the main sewer trunk line or along the main sewer trunk line to the pump station. The modeling also showed that there is no increase in the overflow frequency or volume upstream in the system from where the collection lines serving this project intercept with the main trunk line.
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| Conditions of Approval |
Staff recommends that the following 3 conditions be attached to the approval of the request.
- No variances will be considered as part of this Master Plan proposal. Should the Master Plan be approved, the placement of all buildings, parking, stormwater, etc. must comply with the Brentwood Municipal Code.
- Per our traffic consultant's recommendation, staff will require that all improvements (including modifications to the left turn lanes on Maryland Way) be implemented at project opening in conjunction with the project's first phase.
- Per Section 50-29(b) of the municipal code, the applicant will pay for the city's traffic engineering consultant's review. This invoice must be paid before any permits will be issued for the project.
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| Standard Requirements |
Staff recommends that the following 26 conditions be attached to the approval of the request.
- The goal for water quality treatment shall be 80 percent removal of the average annual total suspended solids (TSS) load. The water quality volume is that volume of stormwater runoff resulting from the first 1.0 inch of rainfall from a site per storm event. Please provide documentation meeting this requirement with the future final site plan submittal.
- Per City of Brentwood Code Section 78-343, the applicant shall provide geotechnical studies prepared by a qualified professional engineer licensed by the State of Tennessee to evaluate site characteristics and recommend design and construction methods that ensure proper and structurally sound soil conditions during and after land disturbance activities. Please provide a geotechnical report with the future final site plan submittal.
- Provide sight distance triangles for each egress in accordance with AASHTO Geometric Design of Highways and Streets.
- This site will be required to meet the City of Brentwood stormwater detention requirements. Please provide these calculations with the future final site plan submittal.
- In addition to meeting flow reduction requirements at detention pond outfalls listed the post-developed discharges for all storm events, including the 1-year, 2-year, 5-year, 10-year, 25-year, 50-year and 100-year-24-hour design storms, must be reduced to be equal to or less than pre-developed discharges at the overall site outfall.Please provide these calculations with the future final site plan submittal.
- Provide storm water table (inlet/outlet/pipe size) with future final site plan submittal. Include storm sewer calculations including inlet spread.
- Provide hydraulic spread calculations for spacing of inlets with future final site plan submittal.
- The sidewalk along your frontage with Maryland Way will need to be modified to meet current width and design standards.
- Parking lot landscape islands and parking lot screening per Section 78-222 (11)(b) will be required. This will include a hedge to screen parking along Maryland Way.
- Public water and sewer alignment and connectivity as shown on the master plan are approximate and general in nature. All public water and sewer infrastructure as shown on master plan is subject to change per Brentwood Water Services Department during review and approval of the site plan for this project.
- The trail extension running through the site will need to be placed in a Public Access Easement. This detail will need to be added at plat and site plan stage.
- A preliminary site plan shall be vested for a period of three years from the date of the original approval.
- Add the following note to the preliminary plan:
This site plan is subject to a three-year vesting period, during which the development standards in effect on the date of approval will remain the standards applicable to this plan. If construction is not completed during the first three years, the original site plan is considered a preliminary site plan and the applicant must obtain approval of a final site plan. Development of the property shown on this plan may be subject to standards other than those that were applicable during the vesting period. The Initial vesting period for this plan expires on January 3, 2026, unless extended by the City of Brentwood. Persons relying on this plan after said date should contact the City of Brentwood to determine if development may continue as depicted on the plan.
- When the construction authorized pursuant to a site plan is not completed within three years from the date of initial approval, but the applicant desires to complete the project proposed for the site, the plan as initially approved for the project or as amended shall be considered a preliminary site plan. If the applicant secures all necessary permits, commences site preparation and obtains approval of a final site plan within the three-year vesting period following approval of the preliminary site plan, then the vesting period shall be extended an additional two years beyond the expiration of the initial three-year vesting period. During the two-year extension, the applicant must commence construction and maintain any necessary permits to remain vested.
- If necessary, permits are maintained and construction, as defined by Section 78-43, has commenced by the end of the two-year extension, then the vesting period shall remain in effect until the Planning and Codes Department has certified final completion of the project, provided the total vesting period shall not exceed ten years from the date of approval of the preliminary site plan.
- If the construction authorized pursuant to a site plan is completed within three years from the date of approval, the site plan shall then be considered the final site plan for the project.
- A stormwater system long term operation and maintenance plan is required by the time of a final plat and will need to be sealed by a licensed Tennessee Professional Engineer.
- Approval of the site plan does not constitute approval of the signage plan. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, wall or ground) shall be submitted to the Planning Department for a compliance review. Please submit a comprehensive sign package to Allison Roberts at allison.roberts@brentwoodtn.gov.
- On all sheets of the plan show the location of existing and platted property lines, existing streets, buildings, watercourses, railroads, cemeteries, sewer lines, bridges, culverts, drain pipes, water mains, fire hydrants, street lights, tree masses, public utility easements.
- Show the location of any sinkholes on the subject property as identified by a qualified geo-technical Engineer shall be located and appropriately labeled on the preliminary plan. The plan shall be configured to locate all sinkholes in permanent open space only and not within any buildable lots. Sinkholes in the permanent open space shall be protected from natural and/or man-made debris.
- The property owner is responsible for all development fees including water and sewer service and tap fees, building permit fees and Public Works Project Fees. The required fees shall be used for future infrastructure related improvements required by the proposed development.
- Applicable security for all required roadway, drainage, utilities, water, sewer, landscaping and amenity improvements in accordance with the requirements of Article Eight of the Brentwood Subdivision Regulations shall be provided before the final plat may be recorded.
- A Maintenance Agreement and Storm Water System Long-Term Operation and Maintenance Plan for all storm water structures and facilities must be prepared, submitted and approved per Section 56-43 of the Brentwood Code.
- Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
- Deviations from the approved plan in the development of a project or the failure to satisfy any standard requirements or special conditions of approval imposed by the planning commission will be considered a violation of the provisions of the Zoning Ordinance, which shall be subject to punishment as provided in Section 1-9 of the Brentwood Municipal Code. The City may also require the applicant to appear before the Planning Commission to address any deficiencies or unapproved modifications. The project may also be subject to delays in issuance of permits, certificates of occupancy, recordation of plats or other project approvals.
- Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on January 3, 2023. Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
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| Staff Recommendation |
| Staff requests that the Planning Commission vote to approve the proposed master plan subject to the requirements of the staff report. The master plan does not include fully engineered plans and, therefore, may not show all final construction details. Subsequent engineered development plans must meet all requirements of the City's Zoning Ordinance and Subdivision Regulations. |
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