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MINUTES OF MEETING OF BRENTWOOD PLANNING COMMISSION
 
BRENTWOOD, TENNESSEE
 
The Brentwood Planning Commission met on Monday, March 6, 2023 at 7:00 pm at Brentwood City Hall.
 
Present:
Chair Janet Donahue; Vice Chair Stevan Pippin; Commissioner Mark Gorman; Commissioner Preston Bain; Commissioner Chris Clark; Commissioner Carole Crigger; Commissioner Ryan Crowley; Commissioner Michael Kaplan; Commissioner Brandon Oliver; Commissioner John Vitucci
Staff Present:
Planning & Codes Director Bob Leeman; City Manager Kirk Bednar; Assistant City Manager Jay Evans; City Planner Todd Petrowski; City Planner Allison Roberts; City Attorney Kristen Corn
             

Approval or Correction of Minutes
             
February 6, 2023
  Moved by Commissioner Mark Gorman for approval of the minutes as written, seconded by Commissioner Michael Kaplan
  Vote: 10 - 0 Approved
             
Consent Agenda
             
BPC2206-001 Hillside Protection Site Plan Review - 6027 Murray Lane, Zoning R-2 - Applicant: Mr. Baird Graham, The Baird Graham Company, P.O.Box 150645, Nashville, TN 37215

The Baird Graham Company requested approval of a Hillside Protection Site Plan for 6027 Murray Lane. The proposal included the construction of a new home consisting of 5,334 square feet.  The exterior of home will be stucco painted a charcoal color, with reclaimed wood accents.  The proposed home will not be visible from Murray Lane.  

Staff recommended approval of the proposed hillside protection overlay site plan subject to the following conditions:
  1. Existing home's grinder pump is part of the City's grinder pump maintenance program. Any changes to the existing grinder system will need to meet current standards and pass final inspections by the Water Services Department. 
     
  2. The geotechnical report identified colluvial soils at both boring locations within the construction area. Colluvial soils are landslide prone, especially when disturbed by construction. A qualified geotechnical engineer, licensed to practice in the State of Tennessee, will be required to be on-site throughout the duration of construction.
     
  3. All structures designed for human use and occupancy, including residential dwelling units and garages, shall be protected through an automatic sprinkler system installed in accordance with National Fire Protection Association (NFPA) standards and requirements and approved by the fire chief or his designee.
     
  4. Removal of established trees outside of the building envelope or the limits of disturbance shall be limited, with the exception of diseased or hazardous trees as recommended in writing by a landscape architect, licensed to practice in Tennessee.
     
  5. Existing natural vegetation around a proposed structure in the HP Overlay district, particularly if located in areas of potential high visibility from properties and roadways at lower elevations, shall be preserved to the greatest extent feasibly and practical. Additional evergreen trees and shrubs may be required to effectively screen the structure. 
     
  6. Per City ordinance 20-11(6) Any new dwelling constructed more than 500 feet from a public roadway or authorized private roadway providing vehicle access to the dwelling shall be protected through an automatic residential fire sprinkler system installed in accordance with NFPA standards and requirements and approved by the fire chief or a designee.
     
  7. Sec. 78-486 (14a) of the City ordinance states:  When the length of the driveway from the street to the front of the dwelling exceeds 500 feet, the minimum required width for the driveway shall be increased to 12 feet and provisions shall be made for turnouts on the driveway every 500 feet in length to facilitate access by fire engines and two-way vehicle circulation.
     
  8. A site plan shall be vested for a period of three years from the date of the original approval.
     
  9. Add the following note to the site 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 March 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. 
  1. 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.
     
  2.  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.
     
  3. 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.
     
  4. 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.  
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2206-001) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Any changes to plans approved by the Planning Commission will require staff review and re-approval by the Planning Commission. 
     
  10. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2207-002 Final Plat - 1181 Waller Road, Zoning R-2 - Applicant: Mr. Zack Harvill, Chapdelaine and Associates, 7376 Walker Road, Fairview, TN 37062

Chapdelaine and Associates requested approval of a final plat showing two lots on approximately 7 acres.  The existing house on Lot 2 will remain and a new lot to the north will be created.  The driveway access for both lots will only be from Waller Road.  The proposal also dedicated 1.21 acres of right-of-way. 

Staff recommended approval of the proposed final plat subject to the following conditions:
  1. Confirm Water service is provided by Nolensville College Grove Utility District and Sewer service is provided by Metro Water Services. 
     
  2. Add a City of Brentwood, Engineering Director signature block for approval of streets. 
  1. Approval of a final plat by the Planning Commission shall become effective upon the date of the last signature required on the plat for recording. The initial vesting period shall be for a period of five years after approval.
     
  2. Add the following note to all pages of the final plat:
This final plat is subject to a vesting period, during which the development standards in effect on the date of approval will remain the standards applicable to this plan.  Upon expiration of the vesting period, development of the property shown on this plat may be subject to standards other than those that were applicable during the vesting period.  The vesting period for this plat expires on ________________, unless extended by the City of Brentwood.  Persons relying on this plat after said date should contact the City of Brentwood to determine if development may continue as depicted on the plan. 
 
(Planning and Codes Department staff will insert the expiration year for the plat at the time the plat is ready for recording and may also make changes to the wording of the above note as necessary to carry out the intent of Standard Requirements 1, 2 and 3 below.)
  1. Provide the Planning staff with a digital copy of the proposed subdivision.  This request is consistent with Article 2.3 of the Brentwood Subdivision Regulations.  The file should be in AutoCAD .DWG or .DXF compatible format.  The file shall use the Tennessee State Plane coordinate system, FIPS Zone 4100, NAD 83 datum.  The digital copies must be received before the plat may be recorded.
     
  2. 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. 
     
  3. Applicable security for all required improvements in accordance with the requirements of Article Eight of the Brentwood Subdivision Regulations shall be provided before the final plat may be signed and recorded.
     
  4. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun. Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  5. It is the policy of the U. S. Postal Service that mail delivery to all new and extended developments use centralized delivery, via cluster box units (CBU). It is the responsibility of the customer (developers and builders) to provide the necessary mail receptacle equipment. Show/label an area on the plan to accommodate the cluster box units. Developers must receive approval from the USPS before mail service can begin.
     
  6. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  7. Any changes to plats approved by the Planning Commission will require staff review and re-approval by the Planning Commission.
     
  8. Deviations from the approved plat in the development of the 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.
     
  9. Approval of the proposed plat shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-001 Minor Site Plan Alteration - Monument Sign, Bintelli Golf Carts, 1614 Franklin Road, Zoning C-2 - Applicant:  Ms. Bobbi Stephens, AAA Sign Company, Inc., P.O. Box 211410, Augusta, GA 30917

AAA Sign Company, Inc. requested approval of monument sign to be installed at 1614 Franklin Road.  This site was the former location of the Bledsoe Agency.  The new owner, Bintelli Goff Carts would like to install a 20.5 sq. ft. double-sided internally illuminated monument sign at the front of their lot.  The proposed sign will not exceed six feet in height and will meet the requirements of the code.
  
Staff recommended approval of the proposed minor site plan alteration subject to the following conditions:
  1. A foundation permit and footing inspection will be required prior to the construction of the monument sign.
  1. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, all or ground) with dimensions 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.
     
  2. A site inspection is required after the sign is installed.
     
  3. A site plan shall be vested for a period of three years from the date of the original approval.
     
  4. Add the following note to the site 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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. 
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-001) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-002 Final Plat - Laurelwood Subdivision, 1872 Shamrock Drive, Zoning R-2 - Applicant:  Mr. Kenneth Bau, Young Hobbs and Associates, 1202 Crossland Avenue, Clarksville, TN 37040

Young Hobbs and Associates requested approval of a final plat that showed one lot on 1.85 acres.  This property was shown on a plat for the Laurelwood Subdivision that was recorded in September 1972, but this property was not buildable due to the absence of sewer service and the lot was not suitable for septic.  Access to sewer has been available in this area for several years now but this lot never developed.  The new owners of the property are ready to build and are recording this plat to make it a legal lot.  

Staff recommended approval of the proposed final plat subject to the following conditions:
  1. Add an address block to the lot. 
     
  2. Revise the front setback to 85 feet.
     
  3. Add a 10' foot PUDE along the side property lines and a 15' PUDE along the front property line.
     
  4. Water and Sewer service must be stubbed to this lot before the plat will be signed for recording. 
     
  5. Add the grinder pump note to the plan: All lots served by Grinder Pump sewage disposal system, a $1,900 per lot fee is required before this plat will be signed for recording. 
     
  6. Approval of a final plat by the Planning Commission shall become effective upon the date of the last signature required on the plat for recording. The initial vesting period shall be for a period of five years after approval.
     
  7. Add the following note to all pages of the final plat:
This final plat is subject to a vesting period, during which the development standards in effect on the date of approval will remain the standards applicable to this plan.  Upon expiration of the vesting period, development of the property shown on this plat may be subject to standards other than those that were applicable during the vesting period.  The vesting period for this plat expires on________________, unless extended by the City of Brentwood.  Persons relying on this plat after said date should contact the City of Brentwood to determine if development may continue as depicted on the plan. 
 
(Planning and Codes Department staff will insert the expiration year for the plat at the time the plat is ready for recording and may also make changes to the wording of the above note as necessary to carry out the intent of Standard Requirements 1, 2 and 3 below.)
  1. Provide the Planning staff with a digital copy of the proposed subdivision.  This request is consistent with Article 2.3 of the Brentwood Subdivision Regulations.  The file should be in AutoCAD .DWG or .DXF compatible format.  The file shall use the Tennessee State Plane coordinate system, FIPS Zone 4100, NAD 83 datum.  The digital copies must be received before the plat may be recorded.
     
  2. 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. 
     
  3. All proposed underground improvements for the lot should be shown to ensure no conflict with the sewer (storm drainage, underground electric, wall footing, etc.)
     
  4. Applicable security, if necessary for all required landscaping improvements in accordance with the requirements of Article Eight of the Brentwood Subdivision Regulations shall be provided before the final plat may be recorded.
     
  5. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun. Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  6. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  7. Deviations from the approved plat in the development of the 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.
     
  8. Approval of the proposed plat shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-004 Minor Site Plan Alteration, Signage - Chill N, Merchants Walk, 5002 Thoroughbred Lane, Zoning C-4 - Applicant: Mr. Frankie Courtney, Sign Me Up LLC, 2210 Dunn Avenue, Nashville, TN 37211

Sign Me Up LLC requested approval of an 18.41 square foot, internally illuminated wall sign. The linear footage of the tenant occupied space was 22 feet. This was the former Flour Shop Bakery. The sign met the requirements of the Sign Ordinance.

Staff recommended approval of the proposed minor site plan alteration subject to the following conditions:
  1. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, all or ground) with dimensions 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.
     
  2. A site inspection is required after the sign is installed.
     
  3. A site plan shall be vested for a period of three years from the date of the original approval.
     
  4. Add the following note to the site 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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.
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-004) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-005 Revised Preliminary Plan - Echo Subdivision, Zoning R-2 - Applicant:  Mr. Jacob Palmer, CSDG, 2305 Kline Avenue, Suite 300, TN 37211

CSDG requested approval of a revised preliminary plan that showed detailed landscaping and hardscape improvements for the Echo Subdivision.  The original preliminary plan for the subdivision was approved on August 2, 2021.  A minor revision to add a storm drain was also approved by the Planning Commission on September 6, 2022.  
 
Staff recommended approval of the proposed revised preliminary plan subject to the following conditions:
  1. All improvements within the roadway shall be in common open space.  On the proposed plat, designate the two teardrop landscaped areas as common open space. 
     
  2. Coordinate with the water department the location of landscaping and future water service to the two adjacent lots, 1588 Ragsdale and 1580 Ragsdale. 
     
  3. All previous conditions placed on the project by the Planning Commission shall remain applicable to the project. 
     
  4. Entry Gate shall allow for emergency vehicle access through the use of Click2Enter.  
     
  5. A preliminary site plan shall be vested for a period of three years from the date of the original approval.
     
  6. 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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.
     
  5. 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. 
     
  6. 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.
     
  7. 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. 
     
  8. 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.  
     
  9. 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. 
     
  10. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  11. 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.
     
  12. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-008 Minor Site Plan Alteration - McDougal's, Maryland Commons, Section 11, Lot I, 5111 Peter Taylor Drive, Suite 100, Zoning C-2 - Applicant: Ms. Emily Lamb, Thompson Burton, 1801 West End Avenue, Suite 1550, Nashville, TN 37203

Thompson Burton requested approval of a minor site plan alteration to the McDougal's Restaurant located in Suite 100 at 5111 Peter Taylor Drive.  The proposal included the addition of a 70' x 14.5' artificial turf area to accommodate two corn hole game boards.  The existing patio area will have four patio tables and chairs with red umbrellas.  The proposal also included white decorative string lights from the building over the patio and turf areas.  And finally, the applicant proposed a black three board fence to enclose the patio and turf area.  

Staff recommended approval of the proposed minor site plan alteration subject to the following conditions:
  1. Provide acknowledgment / approval from the Maryland Farms POA.
     
  2. A site plan shall be vested for a period of three years from the date of the original approval.
     
  3. Add the following note to the site 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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. 
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-008) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-009 Minor Site Plan Alteration - Histoire, Brentwood Village, 125 Franklin Road, Zoning C-4 - Applicant:  Ms. Sarina Walker, SW Design Group LLC, 100 Taylor Street, Studio A10, Nashville, TN 37028

SW Design Group LLC requested approval of a minor site plan alteration to the property located at 125 Franklin Road.  The proposal included the following:
  1. The installation of LED up-lighting to illuminate the building.
  2. Installation of two lantern sconces on either side of the entrance door.
  3. Installation of mullion strips to the front glass to create the look of window panes.
  4. Paint the exterior, entrance ramp and back canopy.
  5. Installation of awnings on the windows, and
  6. Installation of new building signage. 
Staff recommended approval of the proposed minor site plan alteration subject to the following conditions:
  1. The building must be painted to match on all sides. 
     
  2. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, all or ground) with dimensions 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.
     
  3. A site inspection is required after the sign is installed.
     
  4. A site plan shall be vested for a period of three years from the date of the original approval.
     
  5. Add the following note to the site 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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. 
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-009) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-010 Minor Site Plan Alteration, Signage - The Clothes Tree, Brentwood Village, 119 Franklin Road, Zoning C-4 - Applicant:  Ms. Ashton Barrett, Joslin and Son Signs, 630 Murfreesboro Road, Nashville, TN 37210

Joslin and Son Signs requested approval of the addition of one wall sign measuring in size approximately 16 square feet and one single-sided projecting sign measuring approximately 8 square feet. The linear footage of the tenant occupied space was 26 feet. The signs met the sign ordinance.

Staff recommended approval of the proposed minor site plan alteration subject to the following conditions:
  1. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, all or ground) with dimensions 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.
     
  2. A site inspection is required after the sign is installed.
     
  3. A site plan shall be vested for a period of three years from the date of the original approval.
     
  4. Add the following note to the site 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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. 
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-010) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
             
BPC2302-011 Minor Site Plan Alteration, Signage - Wilson Bank & Trust, Amsouth Bank, Lot 1, 5029 Harpeth Drive, Zoning C-4 - Applicant: Mr. Bennett Williams, Witt Sign Company, PO Drawer 784, Lebanon, TN 370888

Witt Sign Company requested approval of two 37.375 square foot, internally illuminated wall signs. The linear footage of the front facade of the building was 75 feet. The proposal also included directional signage. The signs met the sign ordinance.

Staff recommended approval of the proposed minor site plan alteration subject to the following conditions:
  1. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, all or ground) with dimensions 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.
     
  2. A site inspection is required after the signage is installed.
     
  3. A site plan shall be vested for a period of three years from the date of the original approval.
     
  4. Add the following note to the site 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 March 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. 
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. 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. 
     
  5. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-011) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  6. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  7. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  8. 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.
     
  9. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
  Moved by Commissioner Brandon Oliver for approval of the items on the Consent Agenda, seconded by Vice Chair Stevan Pippin
  Vote: 10 - 0 Approved
             
Regular Agenda
             
BPC2102-008 Preliminary Plan - Reserve at Walnut Hills Subdivision, 6867 Walnut Hills Drive, Zoning R-2- Applicant: Mr. Kyle Griffin, CSDG, 2305 Kline Avenue, Suite 300, Nashville, TN 37211

CSDG requested approval of a preliminary plan showing 38 lots on approximately 57 acres.  At its December 6, 2021 regular meeting the Brentwood Planning Commission voted to disapprove the proposed plan because it did not comply with the Subdivision Regulations Section 6.1-Streets, Subsection (3) Public convenience and safety and Subsection (4) Existing street pattern and future development of adjacent tracts.

After the disapproval, a petition for writ of certiorari was filed by the applicant.  Since that time, staff and the applicant have worked together on an amended plan to attempt to alleviate the City's concerns in the initial submittal.  

The amended preliminary plan showed 38 lots instead of 40 as originally proposed.  The major difference was the elimination of the street connection to Walnut Hills Drive.  Instead of a street, the applicant was proposing an emergency access within common open space.  The emergency access driveway will be constructed of grasscrete pavers or equivalent.  This open space was provided by reducing the size of existing lot 12.  This proposal allowed the existing lot 12 to remain a buildable lot.  The original plan eliminated lot 12 in order to create the street connection to Walnut Hills Drive. 
 
The average lot size was 1.06 +/- acres. 
 
The historic Maxwell cemetery was located within the open space on the tract and will be preserved. The plan proposed to surround the cemetery with a black wooden four-board horse fence.
 
Sewer service will be provided by Metro Water Services, while water service will be provided by the Nolensville College Grove Utility District.
 
Per the requirements of Article 6.8 of the Subdivision Regulations the developer will be required to abandon the temporary cul-de-sac at the end of Singleton Lane to properly connect the new subdivision with the existing street.
 
All but two lots within the project were designated as “Transitional Lots”, which will require the preparation of a detailed site development plan, prepared by a professional engineer, or landscape architect, licensed to practice in Tennessee for review and approval by staff per the requirements of Article 6.14(3 & 5) of the Subdivision Regulations.
 
Staff recommended approval of the proposed preliminary plan subject to the following conditions:
  1. The scenic easement hatching / identification must match the City standard.  
     
  2. Update sheet 2.03 to show grading at time of plat. All grading, roads, curb and gutter, etc. will be completed per the preliminary grading plan Sheet C2.03 prior to the final plat.  
  1. Any new dwelling constructed more than 500 feet from a public roadway or more than 500 feet from a fire hydrant shall be protected through an automatic residential fire sprinkler system installed in accordance with NFPA standards and requirements and approved by the fire chief or a designee.
     
  2. All walls, homes, driveways, sidewalks on individual lots shown will require individual sealed transitional lot plans approved by Engineering, and Building and Codes after plat approval meeting transitional lot plan criteria. 
     
  3. All stormwater discharge points from this development should be located and labeled on the plan.  The size and condition of the first drainage structure downstream of each point of stormwater discharge from this site should be provided with the preliminary plan submittal.
     
  4. The stormwater report submitted with the construction plans will need to include confirmation that the 100-yr WSE for the Waterway Natural Area are not within 30' of the building envelope. No portion of a lot shall be located within 30' of the 100-year floodplain elevation of the WNA.
     
  5. The Neel-Shaffer TIS review fees must be paid before any permits will be issued for the project. 
     
  6. Under Brentwood Code of Ordinances 7.10 (Utility Systems), provide proof of fire flows for the area and/or provide automatic sprinkler protection for each residence.

    (3) Fire flow requirements:

    a. "Fire flow" means the amount of water required to extinguish a fire or stabilize a hazardous incident. Minimum needed fire flow requirements shall be 1,000 gpm with a residual pressure of 20 psi.

    b. In areas where the minimum needed fire flow cannot be achieved, automatic fire sprinklers shall be installed in accordance with National Fire Protection Association (NFPA) requirements.
     
  7. Provide documentation that minimum fire flow shall be 1,000 gpm with 20 psi residual per Municipal Code Section 7-10 (3).  If this can not be achieved, residential fire sprinklers shall be required.
     
  8. Per the subdivision regulations the hydraulic analysis will require assurance that the peak flow rates at the development outlet points are not altered by combination of peak flow through the system.
     
  9. 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, with the exception of the stormwater quality requirements, will remain the standards applicable to this plan. The stormwater quality requirements in place on July 1, 2020 shall apply to this project.  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 March 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.
  1. 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.
     
  2. 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.
     
  3. 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.
     
  4. It is the policy of the U. S. Postal Service that mail delivery to all new and extended developments use centralized delivery, via cluster box units (CBU). It is the responsibility of the customer (developers and builders) to provide the necessary mail receptacle equipment. Show/label an area on the plan to accommodate the cluster box units. Developers must receive approval from the USPS before mail service can begin. 
     
  5. The homes in the subdivision shall use U.S. Postal Service approved Cluster Box Units for Mail Delivery. Each home builder shall install permanent address posts, in lieu of mailboxes at the end of each driveway to facilitate emergency response. The address posts must be installed before a certificate of occupancy will be issue for the home.
     
  6. 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.
     
  7. 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. 
     
  8. 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.
     
  9. 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. 
     
  10. 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.  
     
  11. 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. 
     
  12. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  13. 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.
     
  14. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
  Moved by Commissioner Michael Kaplan for approval subject to the above conditions being met to the satisfaction of staff, seconded by Commissioner Ryan Crowley
  Vote: 10 - 0 Approved
             
BPC2302-007 Site Plan - East Park, Lot 6, 1 Maryland Farms Boulevard, Zoning C-2- Applicant:  Mr. Will Schaedle, RBCH Brentwood, LLC, 5000 Meridian Boulevard, Suite 750, Franklin, TN 37067

RBCH Brentwood, LLC requested approval of a site plan for a 3-story 120-room hotel.  The hotel will be located on Lot 2 of the 1 Maryland Farms Planned Commercial development.

At its February 6, 2023, regular meeting, the Brentwood Planning Commission voted to approve 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 allowed for shared parking to show compliance with the parking study.

The city's traffic consultant, Neel-Schaffer, Inc. reviewed the applicant's report regarding the need for a new westbound right-turn lane on Maryland Way at its intersection with Brentwood Boulevard.  Neel-Schaffer agreed with the applicant's analysis that a new right-turn lane was not needed at this time.  However, it was recommended that the city continue to monitor the intersection and evaluate the need for a right-turn lane as this site continues to develop.  

The hotel's exterior will be a combination of brick veneer, cast stone veneer, and aluminum accents. 

Site landscaping including parking lot landscape islands to meet the requirements of the code were also proposed. 

Staff recommended approval of the site plan subject to the following conditions:
  1. Provide storm water table (inlet/outlet/pipe size) Include storm sewer calculations including inlet spread.
     
  2. On the demolition plan, note that all denuded soil needs to be stabilized after 14 days. 
     
  3. Provide acknowledgment / approval from the Maryland Farms POA. 
     
  4. The crosswalk connection at the northern driveway along Brentwood Boulevard to connect through the median to the north side of Cadillac Drive and the sidewalk extension to Maryland Way must be constructed prior to a certificate of occupancy for the hotel.  Coordinate the design and construction with city staff. 
     
  5. One parking lot landscape island within the required 150' area needs to be adjusted to meet the minimum square footage of 250 square feet.  
     
  6. Verify that all regular parking spaces are 9' x 18' and that all drive aisles for two-way traffic are at least 24' wide. 
     
  7. The dumpster enclosure must be masonry to match the building. 
     
  8. Existing water meters for previous office building shall be abandoned per direction of water department. 
     
  9. The proposed signage on the west elevation is not allowed. Signage cannot be placed on parapet structures or above the apparent roofline. This signage is not approved as part of this plan.
     
  10. The final plat for this lot must be recorded before any permits will be issued.
     
  11. The Neel-Shaffer review fees must be paid by the applicant before the first building permit will be issued for the site. 
     
  12. All drive aisles will need to follow City of Brentwood Subdivision Regulations typical asphalt section 8/3/2. 
     
  13. All public water and sewer infrastructure shall be located inside a dedicated utility easements if off site, including meter vaults. 
     
  14. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, wall or ground) with dimensions 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.
     
  15. A site inspection is required after the signage is installed.
     
  16. A site plan shall be vested for a period of three years from the date of the original approval.
     
  17. Add the following note to the site 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 March 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. 
  1. 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.
     
  2.  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.
     
  3.  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.
     
  4. 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. 
     
  5. Complete building plans shall be submitted to the Planning and Codes Department for review, approval and issuance of the required permits before any work is begun.  Additionally, all required electrical permits, issued by the State of Tennessee must be received before any work is begun.
     
  6. Before a building permit can be issued, acceptable security shall be required to cover the cost of landscaping. The security shall be posted in an amount equal to one hundred ten percent (110%) of the total cost of the materials and installation of the landscaping improvements. Upon the issuance of the Certificate of Occupancy the amount may be reduced to ten percent (10%) and converted to a maintenance bond for a period of one year to ensure that the vegetation remains as a living and viable screen.
     
  7. Ground and roof level electrical transformers, heat and air conditioning equipment and similar facilities shall be screened from public view per the requirements of Section 78-246 (l) of the zoning ordinance. 
     
  8. Unenclosed guarded service equipment on the exterior of the building in commercial and service institution districts shall be limited to mandatory disconnects and metering equipment. All other service equipment shall be placed in an enclosed area of a structure. 
     
  9. Add the following note to the plans that are to be submitted for building permit review: “This document certifies that the building materials specified in the Planning Commission approval of this project (BPC2302-007) are likewise provided for in the plans submitted.  Any deviation from the approved building materials will negate any staff approval of said plans.  Proposed changes to project specifications will be submitted to the Planning Commission for further consideration. 
     
  10. Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
     
  11. 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.
     
  12. Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on March 6, 2023.  Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
  Moved by Vice Chair Stevan Pippin for approval subject to the above conditions being met to the satisfaction of staff, seconded by Commissioner Preston Bain
  Vote: 10 - 0 Approved
             
Other Business
             
Monthly Security Report - February 2023
  Moved by Commissioner Michael Kaplan for approval, seconded by Commissioner Brandon Oliver
  Vote: 10 - 0 Approved
             
With no further business, the meeting adjourned at 8:09 pm.


APPROVED:  April 3, 2023
Holly Earls, City Recorder

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