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 Roads. 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.
The properties, under consideration for annexation and assignment of a zoning district 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 functional alignment of Split Log Road, which was developed in 2014. A current alignment for the road has not yet been established. City staff and consultant are in the process of developing a more refined alignment of the future improvements. The developer will be expected to provide the necessary additional right-of-way and/or adjust the lot layout to accommodate the future roadway improvements once an alignment has been established.
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.
Since first reading of the ordinance, several changes have concurred to the plans, as a result of staff comments:
- The splitter islands in the entrance streets have been revised, relocating them outside the ROW.
- An "eyebrow" has been added to Road "N" as a block break. The eyebrow will serve as the location for the Post Office required CBUs.
- The plan now labels Sam Donald Road as a future Arterial Road.
- A 150-foot-wide arterial road buffer has been added along the frontage of Sam Donald Road. Note that the arterial road buffer is also shown along the preliminary alignment of Split Log Road.
- A ROW dedication of 20 feet wide has been added along Sam Donald Road.
- The 100-year floodplain has been added to the plans
Several other comments were provided by staff which will be addressed as part of the preliminary plan and/or construction plan review process.
The changes have resulted in a slight modification in the open space calculations, reducing the amount of excess open space from 35.80 acres to 35.13 acres (0.67 ac.). The comparison of the open space calculations as originally submitted and those provided as part of the re-submittal is attached below.
The revised plan still includes a total of 74 lots. The average lot area is 30,407 sq. f. or 0.70 acres. The overall density is 0.61 dwelling units per acres (DUPA). An R-2 concept plan was also included as part of the submittal, which also showed of 74 lots, all at or above the required one-acre lot area.
Sewer service to the property is provided by Metro Water Services, while water service is provided by the Nolensville College Grove Utility district. 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. But it is desirable that the properties develop under the Brentwood standards. The MGA-1 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 principal 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).
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-Schaffer Inc., who assists staff in the review of the submitted TIS. The applicant will pay for the Neel-Schaffer 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-Schaffer for their staff review. Neel-Schaffer (N-S) staff generally took no exceptions to the study's conclusions and recommendations. The following remarks were included asd part of the review.
- N-S recommended that designers coordinate with City staff on the preferred position of Driveway Access #1 in Rosebrooke South. The focus should be placed on achieving appropriate spacing between Access #1 and Sam Donald Rd. Under ultimate build-out conditions, N-S staff believes that there is a likelihood that there will be northbound and southbound left-turn lane pockets on Split Log R. at Access #1 and Sam Donald Rd. Because of the traffic interactions between these turn lanes, the review highlighted the importance of maintaining sufficient spacing between these intersections.
- The N-S review noted the absence of a traffic figure summarizing the trip assignments resulting from Rosebrooke East (Figure 6B) from the report. We advise that the traffic study should be reviewed and updated accordingly to ensure the information is documented in the study and included in its traffic analysis.
- N-S staff could not confirm that the traffic study’s analysis referenced and used actual traffic signal timings as maintained by the City. Based on the review of the detailed capacity reports included in the appendix, the assessment inferred that traffic signal clearance intervals and maximum green settings were assumed and vary from currently implemented signal timings. It was recommended that the traffic study be reviewed to confirm use of proper traffic signal timings. Analysis results for existing and background conditions should be updated to reflect any respective changes in traffic signal timings.
- While N-S staff generally concurred with the study’s recommendation that the planned future improvements to Split Log Rd should include inclusion of a new southbound left-turn lane at Sam Donald Rd., N-S recommend that the Rosebrooke development incorporate the southbound lane into its planned off-site improvements if the City determines that the timeline for the Split Log Rd. improvement projects extends beyond the development’s build-out year of 2027. It is important that the left-turn lane be in place by the completion of the Rosebrooke East development.
- N-S staff suggested that City staff consider the feasibility of including short left-turn lane pockets on Split Log Rd. at its intersections with Driveway Accesses 1, 2 and 3 as part of its design of the planned Split Log Rd. widening.
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-Schaffer.
The request will track along the following remaining hearing schedule.
| PROPOSED HEARING SCHEDULE |
| April 11, 2022 |
Board of Commissioners -- First Reading of the Ordinance 2022-01 Assigning OSRD to the Property |
| April 28, 2022 |
Required Community Meeting -- 6:00 p.m. -- Annex Room |
| 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 |
A total of six residents attended the community meeting. A copy of the staff notes from the meeting is attached below.
On May 2, 2022, the Planning Commission voted unanimously, nine for and zero against (9-0) to forward a recommendation of approval of Ordinance 2022-01 to the Board of Commissioners.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |
| On May 9, 2022, the Board of Commissioners conducted the required Public Hearing for Ordinance 2022-01. On resident spoke during the public hearing.
Ms. Kristina Manzano, 2668 Benington Place, Nolensville
On April 11, 2022, the Board of Commissioners voted unanimously, seven for and zero against (7-0) to approve Ordinance 2022-01 on first reading.
On March 28, 2022, the Board of Commissioners 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. |