The property includes the former offices of Bell Construction, which are currently vacant, and the site of the Jim Johnson Landscaping Company. Both lots are owned by BBDB Investments LLC. The lots include several structures, all of which would be removed as part of the proposed redevelopment plan.
The submitted concept plan shows two proposed buildings to be constructed on the combined properties, as shown below.
| DESCRIPTION |
AREA (SQ. FT.) |
# FLOORS |
USE |
| Building One |
74,327 sf |
3 |
Office |
| Building Two |
100,000 sf |
4 |
Self-Storage |
A total of 312 parking spaces are proposed on the site. The office building will require 247 spaces (one space/300 square feet). The proposed office building would have three levels in addition to one level of parking under the building.
Building Two, the self-storage facility, would have an overall height of approximately 44 feet. While C-2 zoning permits office uses, it does not permit the proposed self-storage use. The allowance of the self -storage uses in C-3 is one of the reasons for the proposed zone change. The permitted uses in the C-3 zoning district were amended pursuant to Ordinance 2015-04, which was adopted in June 2015, to specifically limit self-storage facilities to the C-3 zoning district. The surrounding commercial property is all zoned C-2. The nearest C-3 zoned property is located north of Church Street and east of I-65. Please note that the property owner could develop the property for office uses under the current C-2 district.
The table below shows the site data for the existing self-storage facilities located in Brentwood. Following the table are some additional details of each site.
| NAME |
ADDRESS |
BUILDING
AREA |
PARKING PROVIDED |
| Mallory Station Consignment & Storage |
7102 Bakers Bridge Rd. |
95,575 |
20 1 |
| Brentwood Mini Storage |
9000 Church St. E. |
19,608 |
6 |
| StorePlace, Self-Storage |
1006 Flagpole Ct. |
88,350 |
41 2 |
| Brentwood Self-Storage |
1714 Gen. Patton Dr. |
46,068 |
26 3 |
| U-Haul |
1691 Mallory Ln. |
87,700 |
48 4 |
| Carothers Self-Storage |
1734 Carothers Pkwy. |
97,000 |
18 |
- Mallory Station Storage – 4-stories, includes 95,000 sf storage (7), 1,800 sf office (6), 2,000 sf retail (8) – Outside Storage – 2.45 acre lot
- StorePlace – 3-stories, includes 77,475 sf storage (5), 10,875 sf office (37) 10,875 sf storage in Building 1 – Building 2 is 66,600 sf – no outside storage – Building 1 has exterior access storage areas @ the rear Overall Bldg. 1 is approx. 28’ tall;
- Brentwood Self Storage – 1-story, includes 335 sf office area (1) – Outside Storage;
- U-Haul – 3-Stories, 87,700 sq. ft., 7 Loading spaces – 1691 Mallory Ln.
- Carothers Self Storage – 4 stories, includes a 1,000 sf office area (4)
Section 78-454 of the zoning ordinance does not establish the minimum number of parking spaces required for self-storage land uses. For these uses, the zoning ordinance allows the Planning Commission to establish the required number of spaces based on its review of the proposal and recommendations from City staff. This is usually accomplished through a parking study, provided as part of the plan submittal and reviewed by staff and approved by the Planning Commission.
To provide a simple comparison for the existing self-storage facilities in town, regarding the number of parking spaces provided, and without consideration of the retail space within some of the facilities, the parking supply ratios provided for existing facilities ranges from 0.19 to 0.55 parking spaces per 1,000 square feet of building area. The average of the five sites is 0.41 parking spaces per 1,000 feet of building area that provide parking as shown in the table. Self-Storage facilities normally do not generate a great deal of traffic. Since the site plan for a commercial rezoning is not binding, meaning that the site does not specifically have to be developed according to the submitted concept plan, a parking study will be required as part of the submittal of the site plan for Planning Commission review as noted above.
If approved, development of the project shall comply with all applicable technical standards as required within the C-3 zoning classification.
Traffic Impact Study
Because of the potential traffic impact of the office use proposed as part of this plan, staff requested that a traffic impact study (TIS) be provided to obtain a more complete picture of the impact the development will have on the adjacent roadways. Staff recommended that both Wilson Pike Circle intersections -- Church Street East and Franklin Road - also be studied as part of the TIS. This recommendation is based on the fact that all traffic destined for the site will have to come through one of these two intersections. By including both of these intersections, the TIS trip distribution and assignment will be able to “fully track” trips to and from the site from external areas. This way, the analysis will have a “wholly contained” road network to analyze for purposes of conveying impacts at both intersections.
The TIS that was provided as part of the plan submittal was forwarded to Greg Judy with Neel-Shaffer Inc., who assists staff in the review of the documents submitted for rezoning actions. Mr. Judy is currently reviewing the TIS. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
The following public intersections were analyzed in the TIS for capacity deficiencies and improvement needs:
- Church Street at Wilson Pike Circle
- Franklin Road at Wilson Pike Circle
- Wilson Pike Circle at Site Access North
- Wilson Pike Circle at Site Access South
For these intersections, the following traffic scenarios were analyzed, where applicable:
- 2017 existing traffic
- 2020 background traffic
- 2020 total traffic that contains all traffic projected in the study area, including the Bell Office Park
At the intersection of Church Street East and Wilson Pike Circle, the TIS recognized a significant increase in the delay for northbound traffic on Wilson Pike Circle as result of this development. The table below reflects this impact:
| PM Peak Hour Condition |
Time Delay |
Vehicle Queue Length |
| Existing |
3.4 min. |
675 ft. |
| Future w/o Proposed Development |
3.7 min. |
740 ft. |
| Future w/ Proposed Development |
5.7 min. |
1,075 ft. |
| Future w/ Proposed Development and Signal Timing Changes |
2.6 min. |
830 ft. |
Please note that the proposed traffic improvements reflected above due to signal timing changes would mean giving greater preference to Wilson Pike Circle in the timing plan (i.e. more green time) which would negatively affect traffic flow on Church Street and the greater surrounding area and is not likely to be feasible.
The TIS does not recommend any improvements at this intersection, primarily because of impacts to adjacent properties. Road widening and turn lane improvements would be required at this intersection to mitigate the traffic impacts. The City has no current plans for a larger intersection improvement project at this location. Any requirement for improvements to be funded by the developer would require the City to potentially intervene through the use of eminent domain to acquire the needed right of way at the developer's expense. One important issue to note is that the majority of the traffic impacts are the result of the trips generated by the proposed office use in this redevelopment plan, which could be developed under the existing zoning, subject to Planning Commission approval where the traffic impacts would still be considered.
At the intersection of Franklin Road and Wilson Pike Circle, because of the likelihood that existing traffic volumes and levels of service and continued traffic growth will occur in this area, the study identifies that installation of a new traffic signal should be considered in the future. While future funding of additional traffic signals is provided in the six year CIP, specific locations have not been identified at this time.
At the project's north and south driveway accesses to Wilson Pike Circle, the TIS recommends that both driveways include one entering and one exiting lane with a pavement width of 24 feet. Additionally, the area adjacent to each new driveway should include the removal of trees, landscaping and brush to enhance sight distances at each driveway.
Finally, the TIS recommends that the project include a right-of-way dedication of ten feet wide along the entire project frontage.
If approved on first reading, the proposed rezoning will be added to the July 10 Planning Commission agenda for review and recommendation. Prior to that meeting, the applicant will conduct a community meeting with adjacent property owners within 1,000 feet of the project to explain the proposed rezoning and to answer any technical questions regarding the tract. The community meeting is tentatively scheduled for July 27 in the Annex Room at City Hall. A public hearing on the ordinance is scheduled for August 14, with second and final reading to be held August 28, 2017.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |