Ordinance 2021-15 requests the rezoning of 10.0 +/- acres of land located on the west side of Franklin Road from R-2 to C-1/SR. The subject property is located at 1531 Franklin Road.
The proposed ordinance includes an Attachment "C" which provides four special restrictions (SRs) as authorized by the City's zoning ordinance. The SRs establish additional limitations agreed to by the owner/developer on the future use and aesthetics of the property, along with higher technical/development standards than are typically required under the C-1 zoning district. The SRs are important because the tract is located adjacent to existing residentially zoned property (to the north).
The proposed SRs would limit the property to an office use, customarily incidental to that of a CPA/accounting firm, define parameters for the exterior building materials for the future building, increase the northerly property boundary setback from 100 feet to 200 feet and preserve/restore the existing historic home on the tract.
The submitted site plan, which is non-binding, includes the construction of a three-story building having an area of 24,500 square feet built into the topography of the tract. The existing home includes an area of 3,800 sq, ft. for a total proposed building coverage of 28,300 sq. ft. The exterior of the office building will be constructed using metal cladding, brick and stone veneer and aluminum storefront. The site plan shows 150 surface parking spaces and 99 structured spaces located under the future building for a total of 249 spaces. The zoning ordinance requires one parking space per 300 sq. ft. of gross building area for a total required number of parking spaces of 185. Access to the project will be provided by two driveways to Franklin Road located approximately 220 feet apart. The tract includes approximately 1,100 feet of frontage on Franklin Road. Section 78-486(1)a allows tracts with 600 to 1,200 feet of frontage on an arterial road to have a second driveway if, in the opinion of the Planning Commission, additional driveways are justified based on trip generation or topography and/or the impact to traffic safety and movement on the public roadway is minimal and/or benefited by the second driveway.
The Blankenship CPA Group will occupy the entire building. If the rezoning proposal is approved, the Blankenship Group will move its operations from its current location at 215 Ward Circle to the new location. Approximately 6.0 acres of the 10-acre tract is encumbered by the Hillside Protection Overlay district. The new building will be constructed on the southerly portion of the tract, on land that is flatter. However, approximately 1.6 acres of the HP Overlay area will be impacted with the new construction of the building and parking lots. See the exhibit below showing the extent of the HP Overlay on the tract.
A geotechnical study has not yet been prepared by the applicant. A complete geotechnical report will be required as part of a site plan presented to the Planning Commission, if the proposed ordinance is approved.
Sewer service will be extended to Franklin Road from the rear of the new building located at 1537 Franklin Road then along the frontage of the subject property to its northerly boundary. The existing house is served via a septic tank. Water service to the tract is provided by the Mallory Valley Utility District.
The lot includes the Agnes Bennett house ca 1880, that was moved onto the property in 1986. As mentioned above, the house includes an area of approximately 3,800 sq. ft. and will be preserved and restored and is planned to be available for use by non-profit organizations for self-guided tours. Additionally, the house could be used as a meeting place. It is staff's understanding that the house is in need of some repair and if used as an assembly use would have to be brought up to current building codes where applicable. The house was originally located on Highway 96 on the site of the Williamson Medical Center. The house is designated as historically significant by the Board of Commissioners, pursuant to Resolution 2000-11. It is thought that the house was included on the Brentwood list because it was originally included on the County's list of historic places. However, the Historic Commission has no information on the house. Very little was written about it when it was moved to Brentwood in 1986. The house is not included as part of the National Register of Historic Places.
If the proposed ordinance is approved on first reading, the applicant will be required to conduct a community meeting to explain the particulars of the request and to answer questions from citizens. Property owners within a 1,000-foot radius will be invited to attend. The date for the required community meeting is tentatively set for July 29th. The Planning Commission will review the request and provide its recommendations on August 2nd meeting. The public hearing before the Board of Commissioners is scheduled for August 9th. Second and final reading is scheduled for August 23, 2021.
Should you have any questions or require additional information, please contact the Planning and Codes Director.
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