The attached ordinance requests approval of the assignment of a zoning classification for 60 acres +/- of property located east of Split Log and south of Sunset Road on the eastern side of the City. The property includes two tracts that are owned by Ms. Paula Taube. The properties are located at 9837 and 9849 Split Log Road. The rezoning request will be considered in conjunction with an annexation request for the properties. The R-2 (Suburban Residential) zoning district is being requested for the property.
The property proposed for annexation is situated along the eastern boundary of the Brentwood UGB and abuts the municipal limits of the Town Nolensville, further to the east. The submitted R-2 Concept Plan shows a total of 28 lots. All lots will meet the technical standards of the R-2 zoning district. The property owner, Ms. Paula Taube, owns a total of three tracts of land that will be included as part of a unified development plan. The project will cross the Brentwood/Nolensville municipal boundaries. As noted above, the area to be annexed in Brentwood includes 60 +/- acres, while the tract located in Nolensville includes 35 +/- acres. The proposed plan provides for the proposed future realignment of Split Log Road. The plan also shows a street connection, located in the NW corner of the property back to the existing Split Log Road in the area where a future cul-de-sac is proposed once the Split Log realignment is completed. The internal street network will run through the Brentwood tracts into Nolensville and eventually connect to two stub streets within the Bennington Subdivision.
If the property is successfully annexed and the R-2 zoning district is requested to be assigned to the Brentwood properties, the concept plan, which is not binding (like OSRD), shows 28 lots in Brentwood, all in excess of one acre in area. The portion of the project in Nolensville shows a total of 43 lots. The tract in Nolensville is currently zoned Suburban Residential (SR) and allows a minimum lot size of 20,000 sq. ft. and a density of 1.8 dwelling units per acre. Note that the Nolensville tract is also located in the Brentwood/Nolensville overlay area, which was established by Resolution 2002-56 and amended by Resolution 2005-46. This overlay limits the density of the Nolensville tract to 1.4 units per acre. Development of the property in Nolensville will comply with the requirements of the overlay area.
The property abuts the current City limits and is located within the City's Urban Growth Boundary (UGB). Urban Growth Boundaries were created by the Tennessee General Assembly in 1998 as part of Public Chapter 1101. The UGBs were created with the intention to help contain urban sprawl. They are areas where managed development is encouraged and cities could grow and reasonably extend public infrastructure to serve future expansion.
The tract can be developed under the existing zoning classification in the County. The subject property is currently zoned Municipal Growth Area District 1 (MGA-1) by Williamson County. The MGA-1 district was established in 2013 and assigned to all properties within the various UGBs around the County. The district standards require that development of residential properties zoned MGA-1 provide 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 or 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. 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.
The proposed tentative schedule for the remainder of the process including the public hearing for the Plan of Services, the Assignment of Zoning and the review of the Annexation of the property is detailed in the following table:
| PROPOSED HEARING SCHEDULE |
| April 6, 2021 |
Planning Commissions voted (10-0) to recommend endorsement of the proposed Plan of Services and the annexation of the Taube property. |
| April 26, 2021 |
Board of Commissioners -- Public Hearing on the Proposed Plan of Services -- No residents spoke as part of the public hearing |
| |
| May 10, 2021 |
Board of Commissioners -- First Reading of the Ordinance Assigning R-2 zoning |
| June 3, 2021 |
Required Community Meeting |
| June 7, 2021 |
Planning Commission -- Review & Recommendation of the Ordinance Assigning R-2 zoning |
| June 14, 2021 |
Board of Commissioners -- Public Hearing on the Ordinance Assigning R-2 to the Property |
| June 28, 2021 |
Board of Commissioners -- Second and Final Reading of the Ordinance Assigning R-2 zoning |
| |
| June 28, 2021 |
Board of Commissioners – Review of Resolution 2021-56, Annexing the Taube Property into the City of Brentwood |
Utility service to the property 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.
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 projections at build-out for the Taube Property are as follows:
| SCHOOL |
ENROLLMENT
PROJECTIONS |
CAPACITY
10/21/2020 |
ENROLLMENT
10/21/2020 |
| Jordan Elementary |
13 |
890 |
483 |
| Sunset Middle |
7 |
612 |
869 |
| Nolensville High |
6 |
1,671 |
1,298 |
Traffic Impacts
A Traffic Impact Study(TIS) was provided as part of the request. Because of the impacts related to the ongoing COVID-19 pandemic, the study adjusted raw traffic volume turning movement counts to estimate normal traffic patterns. 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. Mr. Judy is in the process of completing his review.
The TIS provides the following conclusions and recommendations.
Sunset Road at Split Log Road
- A northbound left turn lane on Split Log Road was included as part of the approval of the Rosebrook (Gaw) subdivision. The addition of this turn lane to Split Log Road will provide traffic operations characterized by acceptable levels of service after the Rosebrook and Taube Property projects are complete.
- No additional improvements are recommended at this intersection.
Sunset Road at Waller Road
The intersection is currently characterized by undesirable levels of service on the minor street approach of Waller Road. This is an expected condition at intersections with arterial streets with high volumes of left turns from the minor street and high volumes of through traffic on the major street. The City's plan to extend Split Log Road to align with Waller Road at this intersection will provide a four-leg intersection and an opportunity for additional laneage and traffic control modifications.
- No improvements are recommended at this intersection.
- The Taube Property should support the City's extension efforts with the eventual realignment and extension of Split Log Road, reserving an appropriate right-of-way through the project for Split Log Road.
- Based on the preliminary analysis for the future configuration of this intersection, traffic signal control or a roundabout intersection appear to provide acceptable traffic operations. The City should continue to plan for the eventual realignment and extension of Split Log Road to this intersection and conduct additional, more detailed studies to determine the appropriate method of intersection control and satisfaction of appropriate warrants.
Sunset Road at Benington Place
This intersection is currently characterized by undesirable levels of service on the minor street approach during the a.m. peak hour. This is an expected condition at intersections with arterial streets with high volumes of left turns from the minor street and high volumes of through traffic on the major street. The Taube Property will provide an indirect route to Split Log Road and it is reasonable to expect that a portion of the Benington neighborhood traffic will use this connection to travel west on Split Log Road and avoid this intersection and Sunset Road.
- No improvements are recommended at this intersection.
Split Log Road at Taube Property Access
The following recommendations are offered for the intersection of Split Log Road at Project Access:
- 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 one egress lane. During site design for the Taube Property Access, intersection sight distances meeting AASHTO guidelines should be confirmed for the proposed access to Split Log Road. A proposed access approximately 800 feet south of Sunset Road will be at a high point and should be able to provide acceptable intersection sight distance along Split Log Road.
- Turn lane warrants were checked for a northbound right turn lane and southbound left turn lane on Split Log Road. Based on the forecasted traffic volumes turn lanes are not warranted on Split Log Road at the Taube Property Access.
Split Log Road Extension
- Site plans for the Taube Property should consider locations where the future Split Log Road will be intersected to provide acceptable grades that are feasible with the overall design of Split Log Road.
- Site plans for the Taube Property should confirm that acceptable intersection sight distance per AASHTO guidelines will be available at the future intersections with the Split Log Road extension.
Existing Split Log Road
The existing section of Split Log Road from approximately 1,300 feet east of Pleasant Hill Road to Sunset Road is a two-lane roadway that has not yet been improved to the three-lane suburban roadway section that the City has provided west of Pleasant Hill Road to Wilson Pike.
Until the remaining section of the Split Log Road corridor can be improved, there are strategies and measures that can be implemented to influence driver behavior, address locations where there are concerns about safety, and help maintain efficient traffic flow.
This study is not providing any specific recommendations and is not offering a comprehensive list of improvements or strategies that are applicable to Split Log Road. However, some specific strategies or measures that may be appropriate for consideration on Split Log Road between Pleasant Hill Road and Sunset Road include.
- Oversize and/or duplicate regulatory and advisory signage
- Enhanced pavement markings including high reflectivity and/or wider lines
- Advisory signage when approaching sharp curves and chevron signs around curves where appropriate
- Guardrail with additional reflectors for high visibility
- Roadside clearing the remove obstructions and improve sight lines
- Rumble strips on roadway edges or along the centerline to address roadway or lane departure events
- Installation of speed limit driver feedback signs
Any study or implementation of improvements or strategies on Split Log Road would be carried out or managed by City staff and other City officials.
Should you have any questions or require additional information, please feel free to contact the Planning and Codes Director. |
On May 10, 2021, the Board of Commissioners voted unanimously, seven for and zero against to approve Ordinance 2021-12 on first reading.
On April 26, 2021, the Board of Commissioners conducted the required public hearing on the proposed Plan of Services. No one spoke at the public hearing.
On March 8, 2021, the Board of Commissioners voted unanimously, seven for and zero against (7-0) to approve the scheduling of a public hearing for Resolution 2021-30. |