The attached ordinance requests consideration to rezone a portion of the existing Tennessee Baptist Children's Home (TBCH) property. The area proposed for rezoning is situated in the easterly portion of the campus and includes 31.70 +/- acres. The campus includes a total area of 56.95 +/- acres. The remaining 25.25 +/- acres will continue to be zoned SI-2/SR and be used for the same purpose by providing homes for children in need.
Access to the proposed development is provided from Franklin Road and an existing stub street -- Frazier Park Lane, which is designated as a temporary dead end street and shown on the final plat of the Kings Crossing Subdivision, as recorded in PB P48, PG. 110. There is no proposed access to the project from Wikle Road West.
Changes to the Plan Since October 11, 2021:
Upon presentation and discussion of the original plan to the Board of Commissioners, on October 11th, the developer's representative elected to defer consideration of the proposed plan to the November 8, 2021, agenda. The applicant was directed to provide a plan showing not more than 25 lots. Section 78-87(f) provides that once a rezoning application has been placed on an agenda for consideration by the Board of Commissioners, the applicant shall complete the rezoning process within 120 days. The rezoning process for this application must be completed before February 8, 2022. The hearing schedule will allow completion of the request on January 11, 2022.
The revised plan shows a total of 25 lots, which mirrors the number of lots that could be achieved as shown on the submitted R-2 Concept Plan.
A comparison of the original and the revised OSRD calculations and the lot of areas is included below as Attachment "3", below.
The proposed development plan also preserves the 19th Century cemetery as an amenity within the permanent open space for the subdivision.
The TBCH property was rezoned from R-2 to SI-2/SR pursuant to Ordinance 96-11. The ordinance included four Special Restrictions, which follow.
- Development of the property shall be restricted to that shown on the property boundary survey for Tennessee Baptist Children's Home prepared by Stanford & Assoc., Inc. and dated January 9, 1996, said survey being further identified as Exhibit D to Ordinance 96-11. Before any additional buildings may be constructed on the property in the future, a public hearing shall be held before the Planning Commission to receive comments from interested parties. Written notice of such hearing shall be provided to all property owners within 1,000 feet of the boundaries of the property at least 15 days prior to the hearing. Consideration of the additional building request shall occur at the Planning Commission's next regularly scheduled meeting following the public hearing.
- The property shall be the site of a not-for-profit residential childcare facility licensed by the Tennessee Department of Children Services or its successors and governed by the statutes and regulations of the State of Tennessee.
- The buildings located on the property shall be used for residential childcare facility purposes and associated support uses and services customarily incidental to the child care services of the organization operating the facility. Temporary uses of the buildings for church services and community group meetings shall also be acceptable uses. No permanent conversion of the primary use of a portion or all of the property may be carried out to accommodate a church, primary or secondary school or college without an amendment to Ordinance 96-11. The facility shall not be licensed or used as a youth correctional institute or drug rehabilitation facility.
- All proposed structures and renovations of the exteriors of the existing structures shall be architecturally compatible with the overall residential character of the campus and the surrounding neighborhoods.
WATER & SEWER
Water Services Department staff and their consulting engineer have completed a preliminary evaluation of the proposed sewer infrastructure impacts for both the new residential development and the changes to the remaining TBCH campus, consistent with the existing SI-2/SR zoning.
Historical sewer flow capacity from the existing site, which consists of a mix of office, residential and recreational activities consistent with the not-for-profit childcare facility, equates to approximately 5,500 gallons per day (GPD). Each of the two separate portions of the proposed development were evaluated separately in terms of their sewer capacity impact (the proposed OSRD residential site and the remaining SI-2/SR site). The residential portion of the plan now proposes 25 lots or an estimated sewer impact of 7,750 GPD. The remaining 25 +/- acres is proposed to remain SI-2/SR and redevelop or reconfigure the TCBH operations. Anticipated sewer capacity for the proposed changes in the remaining SI-2/SR uses are estimated to be 3,000 GPD, or a net reduction from the existing SI-2/SR impact.
This would equate to a total site/proposed project capacity impact of 10,750 GPD, which is a net increase 5,250 GPD compared to the existing 5,500 GPD from the TBCH. The proposed development and projected flows were then evaluated in the model under a 2-year, 24-hour storm event scenario, or the sewer master plan design objective. In summary, the analysis indicated that the downstream sewer lines have the capacity to serve the development as submitted without the need for line upsizing and are consistent with the master plan strategy.
It is difficult to assess what might be the sewer impact of a complete redevelopment of the site under existing zoning if the Children’s Home ceased operations and sold the entire property. While the existing base zoning of SI-2 would allow for a school or church and associated uses, the special restrictions mean that a rezoning approval by the City Commission would still be required to remove the special restrictions and allow for development under the base SI-2 zoning.
DRAINAGE IMPACTS
While the proposed rezoning request is a land use action at the present time, if the plan is approved by the Board of Commissioners the developer will be required to fully design the drainage plans/calculations as part of the preliminary plan submittal to the Planning Commission. Additionally, before second and final reading of the ordinance, the applicant shall provide the following revisions to the plan.
- On the development plan, label the driveways that are to be removed off of Wikle Road. (the existing westerly four driveways to Wikle Road W. would be eliminated as part of the TBCH re-development one new d/w would be added just west of the boundary between the projects)
- Add the floodplain boundary to the overall site plan. Note that there is a very small portion of floodplain on the subject property, located in the SE corner. Development will affect the floodplain in the Kings Crossing Subdivision. (added to the Development Plan)
- Provide a tree inventory.
TRAFFIC IMPACTS
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 TIS. A copy of his review comments are attached below. The traffic study has not been updated due to the lot reductions. The reduction of three lots will have a nominal impact on the traffic study results, reducing the overall number of projected daily trips. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
The TIS estimates that the buildout year for the Eastman's Preserve subdivision as being 2030. Because the activity and uses within the remaining TBCH property will be largely unchanged, there would be no increase or reduction in the current trip generation from the remaining TBCH property. There are, however improvements proposed to the TBCH campus regarding the demolition and new construction of buildings that support the activities on the campus.
| TABLE 1 |
| TRIP GENERATION: EASTMAN’S PRESERVE OSRD |
| Land Use |
Total Units |
Daily Trips |
A.M. Peak Hour |
P.M. Peak Hour |
| Enter |
Exit |
Total |
Enter |
Exit |
Total |
| Single Family Detached Housing |
28 homes |
322 |
6 |
19 |
25 |
19 |
11 |
30 |
There are currently five access points to Wikle Road West from the TBCH property. All accesses would eventually be eliminated as part of the re-development of the TBCH property. One new driveway would be added, located approximately 1,200 feet east of the intersection of Wikle Road W. and Franklin Road. The current access points would remain in place until they are removed as part of the master plan improvements. There is no access proposed to Wikle Road West from the Eastman's Preserve subdivision.
The TIS studied four intersections as part of its analysis.
- Franklin Road at Wikle Road West -- No laneage or traffic control modifications are proposed at this intersection.
- Franklin Road at the TBCH campus access -- The project access should consist of one lane entering and one lane exiting the site. The minimum width should be 24 feet. The required sight triangle should remain clear of all improvements including signage and landscaping.
- Franklin Road at the proposed Eastman's Preserve access -- The project access should consist of one lane entering and one lane exiting the site. The minimum width should be 24 feet. The required sight triangle should remain clear of all improvements including signage and landscaping.
- Wikle Road West at the TBCH campus access -- The project access should consist of one lane entering and one lane exiting the site. The minimum width should be 24 feet. The required sight triangle should remain clear of all improvements including signage and landscaping.
NEEL- SHAFFER COMMENTS
Neel-Shaffer (N-S) staff generally concurred with the conclusions and recommendations provided in traffic impact study. Based on the study’s analysis, the TIS determined that no intersection modifications would be required to accommodate the proposed project. Minor street connections to Franklin Road should operate under stop sign control with single lane approaches.
N-S staff advised that site designers should refer to and implement all recommendations as indicated in the traffic impact study report.
SCHOOLS
The proposed plan was provided to Williamson County Schools (WCS) for an assessment of the impact of the proposed development on the schools in the area. Based upon the WCS review, the approximate student enrollment at build-out for the Eastman's Preserve subdivision as revised is as follows:
| SCHOOL |
WCS ENROLLMENT PROJECTIONS |
WCS CAPACITY
10/2021
|
WCS ENROLLMENT
10/2021
|
| Lipscomb Elementary |
7 Students |
780 Students |
587 Students |
| Brentwood Middle |
4 Students |
1,375 Students |
1,221 Students |
| Brentwood H.S. |
4 Students |
2,000 Students |
1,759 Students |
The required community meeting conducted on Thursday, December 2, 2021, in the Annex Room at City Hall. Thirteen residents were in attendance. The primary concerns raised related to access and the condition of Wikle Road West. Please see that meeting summary attached below.
The Planning Commission will review the request and provide its recommendations on December 6, 2021.
Second and final reading of the ordinance is scheduled for January 11, 2022.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |