PLEASE NOTE: The required community meeting for the following proposed ordinance has been postponed to a date that is at this time, undetermined.
Should you have any questions or concerns, please contact the Planning and Codes Department at (615) 371-2204 and speak with one of the planning staff.
ORDINANCE 2020-01 – ALLEN PROPERTY 9520 SPLIT LOG ROAD
Ordinance 2020-01 requests the rezoning of approximately 28 acres of land located on the north side of Split Log Road. Specifically, the property is located at 9520 Split Log Road. The requested change is from the R-2 (Suburban Residential) zoning district to the OSRD (Open Space Residential Development) zoning district.
The subject property includes rolling pastureland used for raising cattle. Tree cover is minimal. There is a 180-foot-wide Columbia Gulf Gas Transmission Line easement that encumbers the northwestern corner of the property. Three gas lines lie within the easement. The proposed design incorporates the existing Allen residence, which will remain and be incorporated into the project. The existing house will sit on a 6.23-acre tract (Lot 18). The Allen’s, who are the current property owners will continue to live on the property.
The proposed rezoning plan was originally scheduled for first reading by the Board of Commissioners on February 10, 2020. Before the meeting, the applicant requested a 30-day deferral of consideration of the plan, to the March 9, 2020 agenda. The reason for the deferral primarily related to the size of the large lot and its potential to be further subdivided in the future once OSRD zoning was in place. Since the deferral, the developers' attorney has prepared restrictive covenants that would apply to the large lot, limiting the ability of any current or future owner from further subdividing the tract. The restrictive covenants will be recorded at the Williamson County Register of Deeds Office along with the final plat. The restriction will run with the land. The restriction would also be added as a note to the final plat.
The Allen’s have agreed to sell the entire 28 +/- acre property to Turnberry Homes LLC. If the proposed OSRD Development Plan is approved, at the time the final plat for the property is recorded, Turnberry Homes LLC will reconvey the 6.23-acre property (the "Allen Residence Lot") back to the Allen’s, including the existing residential structure the lot on which the structure is located in the anticipated shape and configuration shown on the proposed plan.
Abutting the property to the north and west is the Glen Abbey subdivision, zoned OSRD. To the east are two larger single-family tracts having approximate areas of nine to 11 acres, and zoned R-2. Across Split Log Road to the south, lies the Taramore and Morgan Farms subdivisions which are almost completely developed and also zoned OSRD.
The developer provided an R-2 concept plan as part of the submittal. The plan envisions how the property might be developed in accordance with the underlying zoning district (R-2). The plan estimates that a total of 20 lots could be obtained if a divided Lot 18 is used as part of the subdivision design. The area of Lot 18 was used in the calculation of the number of lots that might be obtained under the R-2 zoning district, even though it is shown as one lot on the proposed development plan.
Access to the proposed development is provided by a single street from Split Log Road that winds through the subdivision and connects to the north to Glenfiddich Trace in Section Two in the Glen Abbey subdivision. Barrow Lane was stubbed to the property line in anticipation of this future connection. At the intersection with Split Log Road, the plan proposes a divided street with a median section separating the flow of traffic that aligns with Ivy Crest Drive in the Taramore subdivision. Engineering staff recommend this change to promote improved visibility and driver decision making accommodating both entrance and exit flow. This was also a recommendation from the City's traffic consultant based upon his review of the plan.
The plan also shows the proposed location of the Cluster Box Units (CBUs) as required for mail delivery by the United States Postal Service in an area east of Borrow Lane and south of proposed Lot 17.
The specifics of the proposed development plan are shown in the following tables:
*Please note that the calculation of the average lot size does not include the area of Lot 18 (6.23 acres) because the average areas of the smaller lots would be skewed showing larger areas.
The plan provides the required arterial road buffer, which is 150 feet wide as measured from the existing right-of-way of Split Log Road. The buffer extends to the east across Lot 18. Plantings will be added, to meet Code requirements within the buffer to be consistent with those existing in the Glen Abbey, arterial road buffer. If the plan is approved, and upon submittal of the preliminary plan for Planning Commission review, the developer will request that 70 trees be permitted to relocated from the buffer to a planting strip between the sidewalk and the back of the curb to serve as street trees. This request is consistent with Section 78-512(b)5c of the Municipal Code.
Finally, the plan shows a perpetual scenic easement, as permitted by Section 78-186(c)2 of the Municipal Code, around a jurisdictional wetland and a stream at the front of the subdivision. The perpetual scenic easement will be left undisturbed and in its natural state. The City becomes a party to the easement once it is recorded.
WATER AND SEWER
The proposed project lies within the Owl Creek Drainage Basin. However, because all lots will be required to provide grinder pumps, the effluent will be pumped over to a gravity line in the Glen Abbey subdivision and through the Northumberland subdivision in the Little Harpeth River Drainage Basin. Staff has confirmed that this tract was originally included in the Little Harpeth River sewer basin for modeling and master planning purposes. The existing house will also be required to tie to sewer, also via grinder pump. All lots will be required to participate in the City's Grinder Pump Maintenance Program and will be properly labeled as grinder pump lots. If the rezoning proposal is approved and before a final plat for the property can be recorded the contractor will be required to pay a grinder pump maintenance fee of $1,900.00 per lot.
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. Schools serving the subdivision include Jordan Elementary, Sunset Middle and Ravenwood High School.
Based upon the WCS review, the approximate student enrollment at build-out for the Allen Property subdivision is as follows:
Jordan Elementary 7 students
Sunset Middle 2 students
Ravenwood High 2 students
The current capacity and enrollment numbers for the 2019/2020 school year, according to WCS data for the three impacted schools as of April 2019 are as follows: Jordan Elementary (890 capacity/494 Students projected), Sunset Middle (869 capacity/578 students projected), and Ravenwood High (1,649 capacity/1,635 students projected). Note that the projected figures are for the first month of the 2019/2020 school year.
Additional information related to the proposal may be found by visiting the City’s web site at www.brentwoodtn.gov. Once on the home page click on the “Agendas & Minutes” button in the middle of the page. When the page loads, click on the link to the March 9, 2020, “Brentwood City Commission Agenda”. When the agenda loads, locate and click on the link for Ordinance 2020-01 (Old Business, Item #1). The backup material including all attachments are available there for your review.
The proposed ordinance was approved on first reading on March 9th. The required community meeting will be conducted on April 2nd in the Community Room at the Safety Center East located at 1300 Sunset Road, beginning at 6:00 p.m. The Planning Commission will review the request and provide its recommendations to the Board of Commissioners at its April 7th regular meeting. The public hearing before the Board of Commissioners is scheduled for April 13th. Second and final reading is scheduled for April 27, 2020.