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BPC2301-006 Master Plan - 1 Maryland Farms Boulevard, Zoning C-1 & C-2 - Applicant: Boyle Nashville, LLC, 2000 Meridian Boulevard, Suite 250, Franklin, TN 37067 and Chartwell Hospitality, LLC, 5000 Meridian Boulevard, Suite 750, Brentwood, TN 37027
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Chartwell Hospitality & Boyle Nashville, LLC requested approval of a Master Plan showing three lots on 11.30 acres with two existing office buildings, a proposed 3-story, 120-room hotel, and a future 6,000 square foot restaurant/retail use with a 1,000 square foot patio.
Per Section 78-225(12), a Planned Commercial Development allowed internal setbacks to be adjusted. As part of this proposal, some internal setbacks were being adjusted to allow the building configuration as shown on the master plan. The plan also allowed for shared parking to show compliance with the parking study.
As part of the rezoning application, a Traffic Impact Study (TIS) was provided as part of the initial request for rezoning of the property. 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 TIS recommended the following improvements be incorporated into the design of the project.
Brentwood Boulevard and Driveways A & B
- Driveways A & B should continue to operate with a minimum of one entering lane and one exiting lane.
- The westbound approach of Driveway A should continue to be stop-controlled.
Maryland Way and Driveway C
- Driveway C should continue to operate with a minimum of one entering lane and one exiting lane.
- The southbound approach of Driveway C should continue to be stop-controlled.
Travel Demand Management
- Off-peak loading and deliveries for the restaurant development should be encouraged to minimize impacts to traffic operations.
Additional Recommendations
- As part of the construction of the project, all internal and external driveway connections should be designed such that the departure sight triangles, as specified by AASHTO, will be clear of all sight obstructions, including landscaping, existing vegetation, monument signs/walls, fences, etc.
Based on the analysis conducted, no further recommendations were presented for the proposed EastPark development.
The following comments were received as part of the Neel-Shaffer TIS review;
- The review noted that the traffic study did not assess justification for providing an exclusive westbound right-turn lane on Maryland Way at Brentwood Blvd. Observation of study analysis found that this turning movement experiences moderately high traffic volumes during peak periods with the proposed project contributing to the demand. Previous city studies have identified this modification as a long-term improvement. Neel-Shaffer recommended that the TIS provide assessment for the need and benefit of a right-turn lane on Maryland Way at Brentwood Blvd.
- Neel-Shaffer recommended that city officials continue its regular traffic signal optimization program. Area mobility may benefit from optimization of traffic signal timings upon build-out of the proposed project.
- The review found that the proposed project may present an opportunity to improve pedestrian accessibility between the proposed site and Cadillac Dr. Presently, sidewalks exist internally within the project site and along the north side of Cadillac Dr. However, an accessible pedestrian path is not currently available crossing Brentwood Blvd. We assess that providing pedestrian access across Brentwood Blvd would enhance the multi-use nature of the proposed development and provide alternate modal choice for those working and conducting business in the area. City officials are currently pursuing a city-funded capital improvement project to upgrade the existing sidewalk along Cadillac Dr between Westpark Dr and Brentwood Blvd. Neel-Shaffer suggests that project planners coordinate with city officials regarding implementation of this improvement as part of the proposed project.
Staff recommended a condition of approval that the developer of the first phase work with the city to include a sidewalk extension from the northern driveway entrance on Brentwood Boulevard through the North median of Brentwood Boulevard to Cadillac Drive. Staff also recommended that the sidewalk be extended south toward Maryland Way to connect to a future crosswalk that the city will install.
Additionally, a Shared Parking Study was provided as part of the submittal. The purpose of the study was to determine the minimum number of parking spaces required to accommodate the proposed mixed use development at peak periods. Since the site included a mix of land uses, the peak parking demand for each use will not occur at the same time.
Section 78-454 of the zoning ordinance included the following minimum parking requirements based on the proposed land uses.
| LAND USE |
AREA |
PARKING REQUIRED |
# OF SPACES REQUIRED |
| OFFICE |
168,180 SF |
1 SPACE/300 SF |
561 |
| HOTEL |
120 ROOMS |
1 SPACE/ROOM + 1 SPACE PER EMPLOYEE ON MAX. SHIFT |
130 |
| RESTAURANT* |
7,000 SF |
1 SPACE/100 SF GROSS |
70 |
| * Note that the restaurant patio area is also calculated at 1 space/ 100 sf |
| TOTAL |
761 |
According to the study, the projected parking demand for the mixed use development that included a hotel may be reduced 41% on weekdays and 31% on weekends.
| DEVELOPMENT |
PEAK PARKING DEMAND |
| WEEKDAY |
WEEKEND |
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| EASTPARK |
600 SPACES |
597 SPACES |
As shown in the first table above a total of 761 parking spaces would be required if shared parking was not considered. The shared parking analysis would reduce the total spaces required from 761 to 600 (161 spaces), a reduction of approximately 21%. The proposed master plan showed 622 parking spaces provided (a reduction of 139 spaces or an 18% reduction).
SEWER IMPACTS
City consultants conducted an evaluation of the existing sewer to determine if the system would have adequate capacity to receive requested flows from the proposed development.
| USE |
AREA |
GPD |
TOTAL (GPD) |
| Hotel |
120 rooms |
75 |
9,000 |
| Existing Office Bldg. |
88,000 |
8,800 |
8,800 |
| Restaurant (6,000 sf w/1,000 patio) -- 200 seats (Est.) |
7,000 |
8,000 |
8,000 |
| TOTAL |
25,800 |
Based on the evaluation models, the local impact of the proposed development on Brentwood’s receiving sewer was negligible based on predicted levels during both dry and wet weather conditions. Note the City's sewer equalization tank was currently operational, 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 were 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 was 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.
The rezoning of the 5.62 +/- acres of land located in the northeast quadrant of the intersection of Maryland Way and Brentwood Boulevard was approved on May 23, 2022, by the Board of Commissioners. |
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Staff recommended approval of the proposed master plan subject to the following conditions:
- After the Master Plan approval, a separate hotel site plan matching the Master Plan will need to be submitted for Planning Commission review / approval. The site plan submittal must include additional site plan items like dimensioned color elevations, a photo of sample building materials / colors, a landscaping plan, etc.
- Extend the proposed sidewalk in front of the hotel to the south toward Maryland Way. The final location will need to be coordinated with city staff when the crosswalk locations are determined. This should be shown on the Master Plan and constructed as part of the first building permit for the site.
- Add a crosswalk connection at the northern driveway along Brentwood Boulevard to connect through the median to the north side of Cadillac Drive. This should be shown on the Master Plan and constructed as part of the first building permit for the site. Coordinate the design and construction with city staff.
- Each site plan submittal will require a TIS assessment to determine the possible need for a right-turn lane on Maryland Way at Brentwood Boulevard. If warranted, the construction of the right-turn lane would be a condition of the site plan approval.
- The Neel-Shaffer review fees must be paid by the applicant before the first building permit will be issued for the site.
- A Master Plan shall be vested for a period of three years from the date of the original approval.
- Add the following note to the master 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 February 6, 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.
- 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.
- 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 February 6, 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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