Introduction. Figure 1 ZONING MAP

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2 Introduction Weatherly McNally & Dixon, PLC is evaluating the property located at 7620 Sawyer Brown Road in Nashville, Tennessee, for its highest and best use of development. The property is currently occupied by a single-family home. The Estate of Mary E. Buttrey is the owner of record for the tract of land, more specifically identified as Map 114 Parcel 165, located at 7620 Sawyer Brown Road, consisting of acres which will be the focus of this evaluation for future development. Barge Cauthen & Associates, Inc. (BC&A) was contacted by Ms. Jacqueline B. Dixon of Weatherly McNally & Dixon, PLC to perform a preliminary site evaluation report which includes reviewing the zoning, access to the property, research of Metro s Major Street and Thoroughfare Plan, providing a preliminary utility availability analysis, and providing a highest and best use conceptual development plan. Other factors that could potentially affect the reasonable development of this parcel will be included. Figure 1 ZONING MAP

3 Figure 2 SATELLITE IMAGE OF SITE

4 Site Topography and Features The tract is comprised of mostly wooded areas, a single-family home, open grass areas surrounding the single family home, and driveway access to the home. Nashville Electric Service (NES) has power lines located on the parcel running along the eastern side of Sawyer Brown Road. Topographically, the highest elevation of the parcel is located near the southeastern corner where the elevation is approximately There is a ridge running from the southeast corner all the way through the property to the middle of the northwestern property line. The single-family home structure currently on the property is built on that ridge. The property slopes in two directions from this ridge. First, the property slopes downward in a southwest direction towards Sawyer Brown Road at an approximate 25% grade to an elevation of approximately Second, the property slopes downward in a northeast direction at an approximate 19% grade to a small channel that runs along the eastern property line down to the northeastern corner of the property and lowest elevation of approximately According to the Soil Conservation Service s mapping data, the soil classification in the developable area is BoD, Ld, and MrD. See Appendix 1 for the soil map and report from the Natural Resources Conservation Service database. BoD is Bodine cherty silt loam, 5 to 20 percent slopes and has a hydrologic soil rating of A. Ld is Lindell silt loam, 0 to 2 percent slopes, occasionally flooded, and has a hydrologic soil rating of B. MrD is Mimosa-Rock outcrop complex, 5 to 20 percent slopes and has a hydrologic soil rating of C. Group A soil ratings have a low runoff potential and a high infiltration rate when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B soil ratings generally have a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C soils have a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture of fine texture. See Appendix 2 for a map and description of these soils. Any development would likely encounter all three groups of soil ratings described above. A comprehensive geotechnical study is recommended prior to any development.

5 Site Entitlements and Permitting Governing Agencies The applicable governing agencies with regard to development of the subject property are as follows: Entity Development Approval Building Permit Grading Permit Stormwater Permit Water Sanitary Sewer Power Natural Gas Telephone Cable Television Agency Metropolitan Nashville Planning Department & Metropolitan Nashville Planning Commission Metropolitan Nashville Department of Codes and Building Safety Metro Water Services Metro Water Services Harpeth Valley Utility District Harpeth Valley Utility District Nashville Electric Service Piedmont Natural Gas AT&T Comcast, AT&T Each of these agencies have their own rules and regulations for obtaining development approvals and permitting which can be found on the respective websites or obtained from their local offices.

6 Zoning Analysis A zoning analysis was performed in order to identify the applicable zoning regulations and restrictions to the subject property. See Appendix 2 for the Parcel Report and zoning maps from the Metro Maps GIS database. The subject property is currently zoned R20. This zoning district is intended for one- and two-family (duplex) developments with a minimum lot size of 20,000 square feet (approximately 0.45 acres). BC&A believes that the highest and best use of the property would be multi-family, so a rezoning would be required. The most likely rezoning would be to Specific Plan District (SP). The SP zoning district is favored by the Metro Planning Commission as its staff and the district s councilperson are able to be involved more in the details of what is developed on the property. It is conceivable that multi-family would be allowed by the Planning Commission as the neighboring property to the east is currently zoned for multifamily use. A moderately high density multi-family zoning (i.e. RM15) would allow approximately 15 units per acre. With the total site area being17.32 acres, the maximum number of units allowed on the property with RM15 zoning would be approximately 200 units. Any rezoning would require approval by the Metro Planning Commission, as well as the Metro Council, and would also require a public hearing. Street Plan Designation: Sawyer Brown Road is shown as a T3-R-CA2 on the Major and Collector Street Plan along the frontage of the property. T3-R-CA2 has a standard right-of-way of 51 feet, half of standard rightof-way of 25.5 feet. A typical section would be a travel lane, a 6 planting strip, 6 sidewalk, and a 6 bike lane when applicable. Further right-of-way dedication along Sawyer Brown Road is not anticipated, but is a possibility. A new sidewalk has been installed on the opposite side of Sawyer Brown Road as part of the recent development. See Appendix 3 for a map and more information from the Major and Collector Street Plan. Interstate 40 is shown as a T3-F6 on the Major and Collector Street Plan and is maintained by the Tennessee Department of Transportation (TDOT). Further right-of-way dedication is anticipated along the Interstate 40 corridor as all adjacent properties along the corridor show a greater right-of-way width. It should be noted that the property owned by the Estate of Mary E. Buttrey located on the northeast corner of the intersection of Interstate 40 and Sawyer Brown Road is located nearly entirely within the area that would likely be a future right-of-way dedication for Interstate 40.

7 Site Analysis Floodplain: As indicated by the FEMA Mapping system and the Metro Maps GIS database, the subject parcel is not located within a floodplain area Site Access: Site access is available along Sawyer Brown Road. A new driveway access would likely need to be located in approximately the same place on Sawyer Brown Road as the existing driveway access to the site. The new driveway would be required to be located outside of the limits of TDOT s controlled access area for I-40. Driveway access would require coordination with Nashville Electric Service to cross the power easement. As stated in the Subdivision Street Design Standards and Specifications established by Metro Public Works, minor local streets are not to exceed a grade of 12%. This requirement would cause any street to be designed similar to the existing driveway with a winding nature and considerable excavation (cut) into the existing hillside in order to overcome the existing 25% slope on the front portion of the property.

8 Utility Analysis: Power Lines: There is believed to be an existing NES power line easement located along the east side of Sawyer Brown Road. This easement encroaches onto the property and any development would not be allowed within this easement. The exact location of this easement could be determined by a land survey. Stormwater Management: Stormwater management measures shall be designed to comply with the Metro Water Services Low Impact Development (LID) Stormwater Manual. The Green Infrastructure Practices (GIP) would likely be located on the portions of the parcel at the lowest elevations both in the southwest and northeast corners. See the Conceptual Development Plan in Appendix 6 for approximate proposed locations. Water, power, natural gas, telephone and cable services are available to the property. Water Water service will be provided by the Harpeth Valley Utility District. See Appendix 4 for a map of existing water and sewer infrastructure provided by Harpeth Valley Utilities District. Domestic and irrigation water lines are required to have meters and reduced pressure backflow preventers. Fire water lines will be required to have a double detector check valve assembly. There is an existing water line on the east and west sides of Sawyer Brown Road that would provide water services to a new development. See Appendix 5 for a map provided by Harpeth Valley Utilities District of existing water and sanitary sewer lines in the area. Sanitary Sewer Sanitary sewer service for the parcel would also be provided by Harpeth Valley Utilities District. See Appendix 4 for a map of existing water and sewer infrastructure provided by Harpeth Valley Utilities District. There is not sanitary sewer service located within the right-of-way of Sawyer Brown Road. A sewer line extension would need to be constructed in order to provide service to the site. This extension would likely come from the sewer line running along Overall Creek within the recently developed property on the opposite side of Sawyer Brown Road. See Appendix 5 for a map provided by Harpeth Valley Utilities District of existing water and sanitary sewer lines in the area. Power Power will be provided by Nashville Electric Service.

9 Natural Gas Natural gas service provided by Piedmont Natural Gas is currently available to the site with service from an existing gas line along Sawyer Brown Road.

10 Opinion of Highest and Best Use In our consideration for the highest and best use of this property, BC&A first considered development under the current R20 base zoning, which would involve 20,000-square-foot lots with single-family or two family dwelling units. The two family (duplex) units are permitted in R20 with conditions. Typically, R20 subdivisions involve a network of public streets, with each individual lot having frontage to that public street. Based on the existing topography of the Buttrey tract, it would appear that construction of public streets that would comply with Metro Public Works Subdivision Regulations would be extremely difficult to construct in any economical manner, and would result in large roadway cuts to meet maximum roadway steepness grades. Even if the public roadway system could be constructed to Metro regulation, it is likely the resulting lots would look similar to the lots in the Cedar Forest Subdivision (which abuts the Buttrey property to the south) wherein the actual house is 15 to 20 feet+ higher than the street, rendering the driveway extremely steep. The property could conceivably be considered as a simple estate lot for a single, secluded large residence situated on the open hilltop area. The obvious concerns with this ultimate use would be noise from Interstate 40, as well as being adjacent to multi-family apartments. Due to the existing topography and limited flat land, we see very limited potential for either commercial or industrial uses as a future use. The Buttrey tract could be considered as a suitable site for a religious institution or church. The requirements designing an entry drive to a church are less stringent than the requirements for a public street. Religious institutions are permitted (with conditions) within the R20 Zone District with the approval of a Special Exception from the Board of Zoning Appeals. One of the conditions is traffic impact; therefore, a religious institution of any significant size would likely require an existing traffic capacity analysis of Sawyer Brown Road to evaluate the need for any public roadway improvements. For a variety of reasons, our opinion of the highest and best use of the Buttrey tract is a multifamily development, specifically apartments. The property could be considered for an assisted living facility as well, but due to the topography, apartment buildings are more adaptable to the multi-story without elevators being required. The apparent demand for apartment units is great in Nashville, and rental rates are at an all-time high. Again, an entry drive to multiple apartment buildings does not have to be designed to public street standards, and the ability for the buildings to be split level so that some of the apartment units would have at grade access is desirable. A concept plan illustrating how a multi-family apartment complex could be situated on this property is presented as Appendix 5 to this report. A multi-family apartment development would require a rezoning through Metro Council. The Belle Valley apartments, which are east of and contiguous to the Buttrey property, are zoned

11 RM4, which is a multi-family, four units to the acre zoning classification. However, applying this zoning to the Buttrey property would only yield 68 units, which we believe is insufficient to adequately make a multi-family development financially viable. Our recommendation would be to seek multi-family zoning through a SP (Specific Plan) or RM15 zone change request, to arrive at units. A developer experienced in multi-family apartment type developments would have to develop a project performa to arrive at the apartment unit yield, and that ultimate density would be determined as part of the entitlement process to gain approval for the required SP rezoning.

12 Conclusion It is the opinion of BC&A that the highest and best use of the property located at 7620 Sawyer Brown Road would be multifamily due to site restrictions created by the steep topography of the site. A public roadway designed to meet Metro s Subdivision Regulations to serve a singlefamily development is not a reasonable feasible option for the site. The property would require a rezoning from the current zoning, R20, likely to the SP zoning district to allow for a multi-family development. The approximate number of units that the site can accommodate and that would be approved through rezoning is around units. In accordance with Metro s Major and Collector Street Plan, further right-of-way dedication along Sawyer Brown Road is not anticipated; however, further right-of-way dedication is anticipated along the Interstate 40 corridor. The NES power lines located along the east side of Sawyer Brown Road would likely have an impact on development. Water, sanitary sewer, power, and natural gas utilities are readily available to the site.

13 Appendix 1

14 ' 37'' W 86 55' 53'' W Hydrologic Soil Group Davidson County, Tennessee ' 26'' N ' 26'' N 36 6' 5'' N 36 6' 5'' N Map Scale: 1:1,830 if printed on B portrait (11" x 17") sheet. N Meters Feet Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS Natural Resources Conservation Service 50 Web Soil Survey National Cooperative Soil Survey ' 37'' W 86 55' 53'' W /3/2015 Page 1 of 4

15 Hydrologic Soil Group Davidson County, Tennessee MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons A A/D B B/D C C/D D Not rated or not available Soil Rating Lines A A/D B B/D C C/D D Not rated or not available Soil Rating Points A A/D B B/D C C/D D Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:15,800. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Davidson County, Tennessee Survey Area Data: Version 14, Sep 12, 2015 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jul 12, 2014 Aug 13, 2014 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/3/2015 Page 2 of 4

16 Hydrologic Soil Group Davidson County, Tennessee Hydrologic Soil Group Hydrologic Soil Group Summary by Map Unit Davidson County, Tennessee (TN037) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI BoD Bodine cherty silt loam, 5 to 20 percent slopes Ld Lindell silt loam, 0 to 2 percent slopes, occasionally flooded A % B/D % MrD Mimosa-Rock outcrop complex, 5 to 20 percent slopes C % Totals for Area of Interest % Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/3/2015 Page 3 of 4

17 Hydrologic Soil Group Davidson County, Tennessee Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 12/3/2015 Page 4 of 4

18 Appendix 2

19 Parcel ID: Property Address: Owner Information: 7620 SAWYER BROWN RD NASHVILLE, TN BUTTREY, MARY E., THE ESTATE OF 7620 SAWYER BROWN RD NASHVILLE, TN Date Acquired: 8/11/2015 Document: CR General Information: Census Tract: Property Information: Council District: 22 Land Use: 011, SINGLE FAMILY The classification for assessm ent purposes is not a zoning designation and does not speak to the legality of the current use of the subject property. Description: S/E CORNER SAWYER BROWN RD & INTERSTATE HWY Acreage: Dimensions: 0X0 Document: SV nd Ave S Nashville, TN Zoning: Zoning: R20, ONE&TWO FAMILY 20,000 SQUARE FOOT LOT Date Effective: 12/24/1974 Case Number: Bill Number: O Overlays: Assessment Information: Sale Price: $0.00 Date Assessed: 1/1/2013 Classes: F Created: 11/25/ :09:56 AM Land Appraised Value: $275, Improvement Appraised Value: $145, Total Appraised Value: $421, USD/GSD: GENERAL SERVICES DISTRICT Service Area/Field Book: 08D 44200

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22 Appendix 3

23 Major and Collector Street Plan November 30, 2015 MCSP Constrained Streets Planned Arterial-Boulevard Planned Downtown Alley Potential Multimodal Freeway Corridor 1:4, mi Adopted Major and Collector Street Plan Collector-Avenue Local Street km Arterial-Parkway Scenic Planned Arterial-Parkway Scenic Planned Collector-Avenue Planned Multimodal Freeway Corridor Planned Local Alley Freeway or Expressway MetroGIS, Nashville Planning Department MetroGIS Arterial-Boulevard Scenic Downtown Local Street Ramp Arterial-Boulevard Planned Downtown Local Street Planned Ramp Nashville Planning Department

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32 Appendix 5

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34 s 440s SAWYER BROWN R 260s 60s s 4.29 Ac.s INTERSTATE 40 PRELIMINARY NOT FOR CONTRUCTION 500 SAWYER BROWN RD 660s 525 CLUBHOUSE 575 POOL PROPOSED BUILDING APPROX. 18 UNITS PER BUILDING 3 FLOORS Ac.s NOTES: 9 BUILDINGS 3 FLOORS PER BUILDING APPROX. 18 TOTAL UNITS PER BUILDING APPROX. TOTAL # OF UNITS = 162 UNITS PROPOSED ZONING: SP (SPECIFIC PLAN DISTRICT) PRELIMINARY CONCEPT PLAN SITE EVALUATION 7620 SAWYER BROWN RD NASHVILLE, TENNESSEE P:\2851 WEATHERLY ETAL\ PSER SAWYER BROWN\DRWG\CIVIL 3D\PBSE DWG Ac.s 257s 120 OPEN SPACE BELLE VALLEY APARTMENTS NOTE: ALL EXISTING SITE CONDITIONS TAKEN FROM THE METRO GIS DATABASE. STATE PLANE COORDINATE SYSTEM NAD-83 (1990) APPENDIX 7 MAP 114 PARCEL 165 ZONED R20 DR. CHK. DATE DESCRIPTION WDP DB3 01/11/2016 PRELIMINARY CONCEPT PLAN C1.0 BCA FILE NO