The attached ordinance proposes the rezoning of approximately 28 acres of property owned by Ken and Mary Jo Allen, which is located at 9520 Split Log Road.
SUMMARY OF THE PROPOSED DEVELOPMENT PLAN
The subject property proposed for rezoning presently includes rolling pastureland used for raising cattle. There are small pockets of steep topography scattered around the property. Tree cover is minimal. There is a 180-foot-wide Columbia Gulf Gas Transmission Line easement that encumbers the northwestern corner of the property. Three gas lines lie within the easement. The proposed design incorporates the existing Allen residence, which will remain and be incorporated into the project. The existing house will sit on a 6.23-acre tract (Lot 18). The lot will be designated as a Hillside Protection (HP) lot due to the slope in several areas. According to the Williamson County Property Assessor, the house was built in 1991 and includes an area of approximately 3,428 square feet. There are also several accessory structures on the tract.
Adjacent to the property to the north and west is the Glen Abbey subdivision, zoned OSRD. To the east are two larger single-family tracts having approximate areas of nine to 11 acres, zoned R-2. Across Split Log Road to the south lies the Taramore and Morgan Farms subdivisions which are almost completely developed and also zoned OSRD.
The developer has provided an R-2 concept plan that envisions how the property might be developed in accordance with the underlying zoning district. The plan estimates that a total of 20 lots could be obtained if a divided Lot 18 is used as part of the subdivision design.The area of Lot 18 was used in the calculation of the number of lots that might be obtained under the R-2 zoning district, even though it is shown as one lot on the proposed development plan. Note that ownership of this lot will be retained by the Allens, and will not be owned by the developer. Without including this 6.23-acre lot, the proposal would not meet the minimum acreage required for an OSRD project, which is 25 acres (Sec.78-184(a)1).
A total of 18 lots are shown on the proposed OSRD Development Plan. Lot 18 will be zoned OSRD and could have the potential to provide additional lots, over and above the maximum number shown on the R-2 concept plan, in the event that it sells in the future. Access to the additional lots could come directly from Split Log Road. However, the preference from a planning standpoint would be an internal street connection extended east from Borrow Lane through Open Space 26. The proposed OSRD plan does not reflect a stub road in this location. Of course, any changes to a previously approved OSRD Development Plan must be reviewed by the Planning Commission and the Board of Commissioners, per the requirements of Section 78-185 of the Municipal Code. However, if the property is rezoned OSRD now, the ability to deny a technically compliant future subdivision of Lot 18 will be legally limited.
Access to the development is provided by a single street from Split Log Road that winds through the subdivision and connects to the north to Glenfiddich Trace in Section Two of the Glen Abbey subdivision which was stubbed to the property line in anticipation of this future connection. At the intersection with Split Log Road, the plan proposes a divided street with a median section separating the flow of traffic. Engineering staff has recommending that the entrance from Split Log Road be widened to align with Ivy Crest Drive, across Split Log Road to promote improved visibility and driver decision making accommodating both entrance and exit flow. This was also a recommendation from the City's traffic consultant based upon his review of the plan.
The plan also shows the proposed location of the Cluster Box Units (CBUs) as required for mail delivery by the United States Postal Service in an area east of Borrow Lane and south of proposed Lot 17.
The specifics of the proposed development plan are shown in the following tables:
| FEATURE |
AREA (SF) |
AREA (AC) |
| Average Lot Area |
23,190 |
0.53 |
| Smallest Lot area |
17,600 |
0.40 |
| Largest Lot area |
271,276* |
6.23 |
| Open Space Required |
138,573 |
3.18 |
| Open Space Provided |
495,137 |
11.37 |
*Please note that the calculation of the average lot size does not include the area of Lot 18 (6.23 acres) because the average areas of the smaller lots would be skewed showing larger areas.
| ALLEN PROPERTY REZONING |
| OPEN SPACE CALCULATIONS 1-21-2020 |
| Total Site Area (AC) |
27.99 |
| Less R.O.W. dedication -- Internal streets |
1.79 |
| |
|
| TOTAL |
26.20 |
| |
|
| Less Areas in 25% Slopes |
0.15 |
| Plus 25% of slopes over 25% |
0.04 |
| Less Areas in Floodway |
3.51 |
| Plus 25% Areas in Floodways |
0.88 |
| |
|
| Total Usable Land Area (AC) |
23.46 |
| Less area in lots>1 acre |
5.32 |
| |
|
| TOTAL LAND AREA AVAILABLE |
18.14 |
| |
|
| Total Land Area Required @ 1 DUPA (AC) |
18 |
| Land Area in Lots |
14.82 |
| |
|
| Open Space Required |
3.18 |
| Open Space Provided |
11.37 |
| Dedicated Open Space |
8.19 |
The plan provides the required arterial road buffer, which is 150 feet wide as measured from the right-of-way of Split Log Road. The buffer extends to the east across Lot 18. Plantings will be added within the buffer to be consistent with those existing in Glen Abbey, which will meet Code requirements. If the plan is approved, and upon submittal of the preliminary plan for Planning Commission review, the developer will request that 70 trees be permitted to relocated from the buffer to a planting strip between the sidewalk and the back of the curb to serve as street trees.This request is consistent with Section 78-512(b)5c of the Municipal Code.
Finally, the plan shows a perpetual scenic easement, as permitted by Section 78-186(c)2 of the Municipal Code, around a jurisdictional wetland and a stream at the front of the subdivision. The perpetual scenic easement will be left undisturbed and in its natural state. The City becomes a party to the easement once it is recorded.
WATER AND SEWER
The proposed project lies within the Owl Creek Drainage Basin. However, because all lots will be required to provide grinder pumps, the effluent will be pumped over to a gravity line in the Glen Abbey Subdivision and through the Northumberland Subdivision in the Little Harpeth River Drainage Basin. Staff has confirmed that this tract was originally included in the Little Harpeth River sewer basin for modeling and master planning purposes. The existing house will also be required to tie to sewer, also via grinder pump. All lots will be required to participate in the City's Grinder Pump Maintenance Program and will be properly labeled as grinder pump lots. If the rezoning proposal is approved and before a final plat for the property can be recorded the contractor will be required to pay a grinder pump installation fee of $1,900.00 per lot.
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 at build-out for the Allen Property subdivision is as follows:
Jordan Elementary -- 7 students
Sunset Middle -- 2 students
Ravenwood High -- 2 students
As background, the current capacity and enrollment numbers for the 2019/2020 school year, according to WCS data for the three impacted schools as of April 2019 are as follows: Jordan Elementary (890 capacity/494 Students projected), Sunset Middle (869 capacity/578 students projected), and Ravenwood High (1,649 capacity/1,635 students projected). Note that the projected figures are for the first month of the 2019/2020 school year.
If the proposed ordinance is approved on first reading, the applicant will be required to conduct a community meeting to explain the particulars of the request and to answer questions from citizens. Property owners within a 1,000-foot radius will be invited to attend. The community meeting is tentatively scheduled for Thursday February 27, 2020 at 6:00 p.m. at the Library in Meeting Room B. The Planning Commission would then review the request and provide its recommendations at its March 2, 2020 meeting. The public hearing before the Board of Commissioners is scheduled for March 9, 2020. Second and final reading is scheduled for March 23, 2020.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |