The attached ordinance requests approval of the assignment of the Open Space Residential Development (OSRD) zoning district to 122 +/- acres located east of Split Log and north of Sam Donald Road. The subject properties are currently zoned MGA-1 by Williamson County and are located within the City's Urban Growth Boundary (UGB) and adjacent to the existing city limits. The assignment of zoning is being considered in conjunction with an annexation request for the property.
PROPOSED OSRD DEVELOPMENT PLAN
The proposed OSRD Development Plan for the property includes a total of 74 lots, which yields a density of 0.61 dwelling units per acre (DUPA). The properties, under consideration for annexation are currently under the ownership of four different property owners. Refer to the following table.
| PROPERTY DESCRIPTION -- ROSEBROOKE EAST |
| OWNER |
ADDRESS |
PARCEL # |
AREA (AC) |
| J & M Albright |
9810 Sam Donald Rd. |
055 01200 |
35.59 |
| June Albright |
Sam Donald Rd. |
055 01205 |
7.95 |
| R.H. Adcock/Moskal |
9829 Split Log Rd. |
056 08400 |
49.88 |
| R.H. Adcock/Moskal #2 |
Split Log Rd. |
056 09300 |
28.75 |
| |
| TOTAL |
122.17 +/- |
The proposed concept development plan shows a proposed future alignment of Split Log Road. The developer will be expected to provide the necessary additional right-of-way to accommodate the future roadway improvements.
According to the Property Assessor, there is one home and one outbuilding currently located on Parcel Number 055 01200. Additionally, there is one home and several out buildings located on Parcel Number 056 08410. The other two parcels are vacant.
SUMMARY OF THE PROPOSED DEVELOPMENT PLAN
| ROSEBROOKE EAST -- OVERALL OSRD CALCULATIONS |
|
|
122.16 +/- AC |
| LESS ROW DEDICATION -- SPLIT LOG RD |
3.99 +/- AC |
| LESS ROW DEDICATION -- INTERNAL STREETS |
8.36 +/- AC |
| |
| TOTAL |
109.81 +/- AC |
| |
| LESS AREA -- 25% SLOPES |
0.05 |
| PLUS AREA OF SLOPES > 25% |
0.01 |
| LESS AREA IN FLOODWAY |
0.00 |
| PLUS 25% OF AREAS IN FLOODWAY |
0.00 |
| LESS AREA IN ELECTRICAL, NATURAL GAS EASEMENTS |
0.00 |
| PLUS 25% AREA IN ELECTRICAL, NATURAL GAS EASEMENTS |
0.00 |
| |
| TOTAL USABLE LAND AREA |
109.77 +/- |
| AREA OF LOTS > 1 AC |
1.09 +/- |
| |
| TOTAL LAND AREA AVAILABLE |
108.68 +/- |
| TOTAL LAND AREA REQ. @ 1 DUPA |
74 |
| LAND AREA IN LOTS |
52.17 +/- |
| |
| OS REQUIRED |
21.83 +/- |
| OS PROVIDED |
57.63 +/- |
| |
| EXCESS OS |
35.80 +/- |
As shown above, the proposed development plan includes a total of 74 lots. The average lot area is 30,713 sq. ft or 0.71 acres. The density is 0.61 dwelling units per acres (DUPA). An R-2 concept plan was also included as part of the submittal. That plan also showed a total of 74 lots, all at or above the required one-acre lot area.
Utility service to the properties is provided by the Nolensville/College Grove Utility District (water) and Metro Nashville Water Services (sewer). The provision of utilities will not change with the annexation of the property into the City of Brentwood. The future development will not be served by Brentwood’s Water and Sewer system and therefore, the project will not impact the City's water/sewer infrastructure.
The tract can be developed under the existing zoning classification in the County. As noted above, the properties are currently zoned MGA-1 by Williamson County. The district was established in 2013 and assigned to all properties outside municipal boundaries and within the various UGBs around the County. The district standards require a minimum lot area of one acre and a gross density of one dwelling unit per acre, similar to the City's Suburban Residential (R-2) district. However, there are differences in the technical standards related to accessory uses and structure standards. MGA-1 allows the following accessory uses/structure standards:
- Accessory dwelling units within an existing dwelling unit (interior apartment) or as a separate or converted structure (converted garage, carriage house of stable);
- Only one accessory dwelling unit, regardless of the number of principle dwellings located on a single parcel are permitted;
- Accessory dwellings shall be limited to 750 sq. ft. or 25% of the square footage of the principal structure, whichever is greater. In no case shall the accessory dwelling be more that 75% of the square footage of the principle dwelling; and
- Interior apartments may be contained within the existing house or attached onto the exterior. They must be constructed so that the exterior appearance of the home is maintained. A second front door is not permitted.
Please note that the County does not regulate the existence or operation of Short Term Rentals (STRs) in the MGA-1 district. Requirements are that each operator must register with the County and collect the applicable Hotel/Motel taxes, which are charged to the occupant and collected by the property owner.
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. The properties lie between the Ravenwood and Nolensville High zone lines. WCS will review to determine if the school board needs to vote on a line change. WCS is rezoning for the new elementary schools this fall. Based upon the WCS review, the approximate student enrollment projections at build-out for the Rosebrooke East properties are as follows:
Jordan Elementary -- 33 Students;
Sunset Middle -- 19 Students;
High school -- 15 Students (either Ravenwood or Nolensville).
As background, the current capacity and enrollment numbers for the 2020/2021 school year, according to WCS data for the three impacted schools as of September 2, 2021, are as follows: Jordan Elementary (890 capacity/593 students enrolled), Sunset Middle (869 capacity/621 students enrolled), and Ravenwood High (1,649 capacity/1,875 students enrolled), Nolensville High (1,671 capacity/1,330 Enrolled). Note that the enrollment for Ravenwood High exceeds its capacity, but construction is underway to enlarge the school.
TRAFFIC IMPACTS
A Traffic Impact Study (TIS) was provided as part of the initial request for annexation of the property. A copy of the TIS was forwarded to Mr. Greg Judy with Neel-Shaffer Inc., who assists staff in the review of the submitted TIS. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
Site Traffic
| ROSEBROOKE ADDITION |
| TRIP GENERATION (1) |
Proposed Development |
ITE
Land Use Code |
Total Units |
Daily Trips |
A.M. Peak Hour |
P.M. Peak Hour |
| Enter |
Exit |
Total |
Enter |
Exit |
Total |
| Rosebrooke South (50 Single Family Detached Homes) |
210
|
50 Homes |
550 |
10 |
30 |
40 |
33 |
19 |
52 |
| Rosebrooke East (74 Single Family Detached Homes) |
210
|
74 Homes |
788 |
14 |
43 |
57 |
48 |
28 |
76 |
| (1) Trip Generation Manual, 10th Edition published by the Institute of Transportation Engineers (ITE) |
A copy of the Executive Summary, which is included as part of the TIS is attached below. Additionally, the entire TIS is also attached below.
The TIS recommends the following improvements be incorporated into the design of the proposed access to Split Log Road (Access #2) include the following.
- The intersection is projected to operate at acceptable levels of service in total traffic conditions during the a.m. and p.m. peak hours.
- The project access should be constructed to allow a minimum of one ingress lane and two (2) egress lanes with a storage length of 75 feet.
- These proposed access locations will intersect Split Log Road in between existing curves and should provide acceptable intersection sight distance. Site plans for the Rosebrooke Addition should confirm that acceptable intersection sight distance per AASHTO guidelines will be available at this intersection.
Additionally, the TIS recommends that the following improvements be incorporated into the access to Sam Donald Road (Access #4):
- The intersection is projected to operate at acceptable levels of service in total traffic conditions during the a.m. and p.m. peak hours.
- The project access should be constructed to allow a minimum of one ingress lane and two (2) egress lanes with a storage length of 75 feet.
- This proposed access will be near an existing driveway within a straight section of Sam Donald Road and should provide acceptable intersection sight distance. Site plans for the Rosebrooke Addition should confirm that acceptable intersection sight distance per AASHTO guidelines will be available at this intersection.
As mentioned above the TIS was forwarded to Neel-Shaffer for their staff review. Their review will be attached below upon receipt.
The developer will be expected to design the project in consideration of the recommendations included as part of the TIS and the recommendations from Neel-Shaffer.
The request will track along the following hearing schedule.
| PROPOSED HEARING SCHEDULE |
| April 11, 2022 |
Board of Commissioners -- First Reading of the Ordinance 2022-01 Assigning OSRD to the Property |
| April 27, 2022 |
Required Community Meeting -- TENTATIVE |
| May 2, 2022 |
Planning Commission -- Review & Recommendation of the Ordinance 2022-01 Assigning OSRD to the Property |
| May 9, 2022 |
Board of Commissioners -- Public Hearing on the Ordinance 2022-01 Assigning OSRD to the Property |
| May 23, 2022 |
Board of Commissioners – Second and Final Reading of the Ordinance 2022-01 Assigning OSRD to the Property |
| |
| May 23, 2022 |
Board of Commissioners – Review of Resolution 2022-33 Annexing the properties into the City of Brentwood |
Should you have any questions or require additional information, please contact the Planning and Codes Director. |
On March 28, 2022, the Board of Commissioner conducted the required public hearing for the plan of services and the annexation. No one spoke during the public hearing.
On February 14, 2022, the Board of Commissioners voted unanimously six for and zero against (6-0) to approve Resolution 2022-08, scheduling the required public hearing for the plan of services for March 28, 2022. |