McNeeley Civil Engineering requests approval of a revised preliminary plan showing 17 lots on approximately 28 acres. This plan is a revision to the 20 lot OSRD plan originally approved by the Planning Commission at their November 4, 2021, meeting. The purpose of the revision is to redesign the subdivision layout and not relocate the existing perennial and intermittent streams. Originally, these were going to be relocated to the exterior of the development. The new configuration eliminates three lots and increases the dedicated open space from 11.06 acres to 13.86 acres, and increases the excess open space from 6.03 acres to 9.10 acres.
The proposed revision also includes changes to the site drainage and associated infrastructure, preservation of additional environmental features, and refinement of the entry road configuration. Drainage revisions include increasing the stormwater management ponds from two to five. The plan also preserves approximately 1.7 additional acres of wetland and the removal of a farm pond at the request of TDEC.
This revised plan also proposes the phasing of the development into two phases. The purpose of the phasing is to allow the developer to move forward with phase one construction while the phase two portion is being review by FEMA. Phase two includes one lot consisting of 0.76 acres and 4.24 acres of common open space.
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Staff recommends that the following 16 conditions be attached to the approval of the request.
- A preliminary site plan shall be vested for a period of three years from the date of the original approval.
- 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 April 3, 2026, unless extended by the City of Brentwood. Persons relying on this plan after said date should contact the City of Brentwood to determine if development may continue as depicted on the plan.
- When the construction authorized pursuant to a site plan is not completed within three years from the date of initial approval, but the applicant desires to complete the project proposed for the site, the plan as initially approved for the project or as amended shall be considered a preliminary site plan. If the applicant secures all necessary permits, commences site preparation and obtains approval of a final site plan within the three-year vesting period following approval of the preliminary site plan, then the vesting period shall be extended an additional two years beyond the expiration of the initial three-year vesting period. During the two-year extension, the applicant must commence construction and maintain any necessary permits to remain vested.
- If necessary, permits are maintained and construction, as defined by Section 78-43, has commenced by the end of the two-year extension, then the vesting period shall remain in effect until the Planning and Codes Department has certified final completion of the project, provided the total vesting period shall not exceed ten years from the date of approval of the preliminary site plan.
- Revise the hydrologic study to include a comparison of the existing and proposed 100-yr water profiles. Please provide graphical comparison for the water surface profiles. Also, add the flow data to the provided table.
- 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.
- 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.
- 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.
- Approval of the site plan does not constitute approval of the signage plan. All signs must comply with the Brentwood Sign Ordinance. A comprehensive sign package including all signs (temporary or permanent, wall or ground) shall be submitted to the Planning Department for a compliance review. Please submit a comprehensive sign package to Allison Roberts at allison.roberts@brentwoodtn.gov.
- On all sheets of the plan show the location of existing and platted property lines, existing streets, buildings, watercourses, railroads, cemeteries, sewer lines, bridges, culverts, drain pipes, water mains, fire hydrants, street lights, tree masses, public utility easements.
- The property owner is responsible for all development fees including water and sewer service and tap fees, building permit fees and Public Works Project Fees. The required fees shall be used for future infrastructure related improvements required by the proposed development.
- Applicable security for all required roadway, drainage, utilities, water, sewer, landscaping and amenity improvements in accordance with the requirements of Article Eight of the Brentwood Subdivision Regulations shall be provided before the final plat may be recorded.
- A Maintenance Agreement and Storm Water System Long-Term Operation and Maintenance Plan for all storm water structures and facilities must be prepared, submitted and approved per Section 56-43 of the Brentwood Code.
- Development of this project shall comply with all applicable codes and ordinances of the City of Brentwood.
- Deviations from the approved plan in the development of a project or the failure to satisfy any standard requirements or special conditions of approval imposed by the planning commission will be considered a violation of the provisions of the Zoning Ordinance, which shall be subject to punishment as provided in Section 1-9 of the Brentwood Municipal Code. The City may also require the applicant to appear before the Planning Commission to address any deficiencies or unapproved modifications. The project may also be subject to delays in issuance of permits, certificates of occupancy, recordation of plats or other project approvals.
- Approval of the proposed plan shall be limited to the illustrations and plans presented to the Planning Commission for review and approval on April 3, 2023. Any changes to Planning Commission approved plans and specifications will require staff review and re-approval by the Planning Commission.
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