↵The attached ordinance proposes the rezoning of approximately 18.38 acres of land located at 1575 Wilson Pike, which is commonly referred to as the Hefner Property. The proposed change is from the R-1 zoning district to the C-1/SR zoning district.
The existing development of the property includes one two-story, residential structure, which is vacant, having an area of approximately 7,270 sq. ft. and several out-buildings. According to the Williamson County Property Assessor, the home was built in 1994. All structures currently on the tract would be demolished as part of its redevelopment. As noted above, the property is currently zoned R-1, which provides a two-acre minimum lot size for each residential structure. The Flood Hazard district, which includes floodplain and floodway also encumbers the western portion of the property.
The submitted plan proposes the construction of a two-story, senior living facility, having an area of 120,000 gross sq. ft. The plan proposes 58 assisted living (AL) units/beds and 61 independent living units (IL), for a total of 119 units. The number of parking spaces provided is similar to the requirements of the SI-4 -- Service Institution (Retirement/Assisted Care) zoning district. SI-4 requires one space for each IL unit, and one space per three beds for AL uses. Also required is one space per employee, on the maximum shift for all administrative, commercial and support personnel within the building. The submitted plan provides, one parking space for five AL beds, plus one space per employee for a total of 27 spaces. Two spaces are provided for each IL unit for a total of 122 spaces. A total of 149 spaces are provided.
Ingress/egress for the project will be provided via the single existing driveway location on Wilson Pike, which will be improved to a three-lane section to accommodate the development. No other driveways are proposed as part of the development plan. Since Wilson Pike is a State maintained roadway, the applicant/developer must coordinate with TDOT staff related to the design and improvements for the driveway and any turn lane improvements within the right-of-way.
Special Restrictions
The application includes six special restrictions (SR's). They are very similar to those approved for the original Morning Pointe location and are included as part of the proposed Ordinance 2018-04, which is attached below.
Traffic Impact Analysis
Because of the potential traffic impact of the proposed use on the intersection, staff requested that a traffic impact analysis (TIA) be provided to obtain a more complete picture of the impact the development will have on the adjacent roadways. The intersections in the area that were included as part of the study were:
- Wilson Pike and Moores Lane
- Wilson Pike and Crockett Road
- Wilson Pike at the project entrance
The TIA was forwarded to Mr. Greg Judy with Neel-Shaffer Inc., for review. Mr, Judy assists staff in the review of the documents submitted for rezoning and site plan actions where a traffic impact is anticipated. Mr. Judy is currently reviewing the TIA. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
The TIA recommends the signal timing improvements on the existing traffic signal located at the intersection of Moores Lane and Wilson Pike, as developed for the Brentwood CMAQ Signal Timing Optimization Project. Additionally the TIA also recommends the following at the project driveway on Wilson Pike.
- Construct a northbound left-turn lane along Wilson Pike with 100 feet of storage.
- Construct the Driveway with three (3) lanes for vehicular movement: one (1) lane for vehicle ingress and two (2) lanes for vehicle egress.
- Provide STOP control along the eastbound approach of the Driveway.
- Provide adequate intersection sight distance in accordance with the criteria provided in A Policy on Geometric Design of Highways and Streets.
- Install signs and pavement markings in accordance with the standards provided in the Manual on Uniform Traffic Control Devices (MUTCD).
The following provides a summary of Mr. Judy's review comments for consideration by the Board of Commissioners and the Planning Commission.
- Results from the traffic study determined that traffic conditions with the proposed project confirmed the need for left-turn storage at the site’s access driveway. The study recommends that Wilson Pike’s existing roadway geometrics be improved to include an exclusive northbound left turn lane at its intersection with the site’s driveway, providing 100 feet of full width storage length.
- The traffic study recommends a three-lane cross section for the site’s driveway, including one entering travel lane, one exiting left-turn lane and a separate exiting right-turn lane.
- We recommend that the informal walking trail, as shown on the project’s site plan, be reconfigured to provide connectivity to the City of Brentwood’s existing multi-use path that traverses the property’s eastern border adjacent to Moores Lane. We feel this modification would be a preferred alternative to terminating the trail at the rear of the property.
- We recommend that project designers follow the traffic study’s guidance regarding provisions for intersection sight distance at the site’s driveway access.
- Because Wilson Pike (SR-252) is a state route, we confirm that any improvements and driveway connections shall also be submitted to and reviewed by TDOT officials.
Water and Sewer Analysis
The developers' representative has contacted Water Services Department staff regarding water and sewer availability to the site. The application proposes water service for up to 21,180 gpd and sewer service for up to 21,180 gpd. Based on the information submitted and the modeling of impacted sewer collection system infrastructure as it exists today, water and sanitary sewer service for the site is available. It should be noted that these flows are based on a proposed change to commercial zoning and exceed projected flows from this property based on full development under the current residential zoning. The grant of availability is only valid with the approval of the proposed rezoning. The development shall be responsible for any water and/or sewer main extensions required to connect to the public water & sewer system. Water and Sewer tap fee calculations are as follows:
Water System Tap Fee: $42,000.00 (6-inch tap at $7,000/inch)
Sewer System Tap Fee: $341,600.00 (based on 21,180 gpd/310 gpd = 68.32 ERU x $5,000)
Density/Developable Area
Commercial zoning districts do not have density limitations for senior living facilities. As a point of comparison, the technical standards for the SI-4 zoning district allow a maximum density of 6.5 dwelling units per "developable acre." A developable acre includes any dedications to a public agency for a public purpose but does not include acreage designated for public street right-of-way, land with slopes greater than 25 percent, and officially designated floodway areas.
As mentioned above, the subject property includes a total area of 18.38 acres. Considering the entire area of the property, the density as proposed by the submitted plan is 6.47 dwelling units per acre (DUPA). However, the property includes, a total of 5.55 acres designated as Floodway (not developable). If the SI-4 standards are used, the developable area of the tract is 12.83 acres (18.38 - 5.55) and the proposed density 9.27 DUPA.
| SITE CALCULATIONS -- 1575 WILSON PIKE |
| TOTAL AREA OF THE TRACT |
18.38 ACRES |
| AREA OF R-1 |
8.24 ACRES |
| AREA OF FLOODPLAIN/FLOODWAY |
10.08 ACRES |
| AREA OF FLOODWAY |
5.55 ACRES |
| AREA OF BUILDING -- TWO-STORIES |
120,000 SQ, FT. |
The area delineated on the National Wetlands Inventory Maps and shown on the submitted rezoning plan has not been excluded in the calculation of the developable area, which could also affect the developable area of the tract.
Existing Morning Pointe Location
The original Morning Pointe site includes approximately 8 acres located at 1522 Wilson Pike. The existing single-story building includes an area of 55,000 square feet and contains 53 assisted living units and 20 Alzheimer's care units for a total of 80 beds. An 86 space parking lot is located on the south side of the building. On July 25, 2011 the Board of Commissioners approved Ordinance 2011-05, which rezoned the property from R-1 to C-1/SR. The adopted ordinance included six Special Restrictions (SR's). A copy of Ordinance 2011-05 is attached below.
Finally, since the tract is adjacent to the Little Harpeth River an archeological study should be completed before any development or disturbance in the area adjacent to the river.
If approved on first reading, the proposed rezoning would be added to the April 3rd Planning Commission agenda for review and recommendation. Prior to that meeting, the applicant would 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 community meeting is tentatively scheduled for March 29th in the Annex Room at City Hall. The required public hearing would be April 9th, with second and final reading scheduled for April 23, 2018.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |