Benefits

How will this project benefit the community?

• The project will add greenway access and extend the greenway, including the construction of a critical missing section identified in Metro Parks’ “Plan to Play” master plan as a greenway high priority.

• It will also add 20 acres to the park;

• It will provide access to Coley Davis Road residents and the greater Nashville community to a 51-acre park and ball fields currently landlocked by the Harpeth River; and,

• In total, this public/private partnership would create access to 71 acres of greenspace for the community.

• Upon completion, the existing private residence driveway from Morton Mill to the parcel will be downgraded to emergency access-only and secured by gates. At that point, only emergency access will be possible.

Landscaping

What is the total acreage of the development?
• 44 acres.

How much of the land will be kept as green space?
• 72% of the land to be left undeveloped, with 20 acres available to be preserved as open green space or donated back to the city.

How many trees will be planted?
• At least 250 trees, a significant contribution to Root Nashville’s goal of adding 9,500 trees within the city this year and another 12,000 in 2023.

Construction and Residences

What is the proposed price range for the proposed apartments?
• While specific prices have not yet been determined, Ariza Bellevue will compete with the newest Class-A product in Bellevue such as Sawyer at One Bellevue place and Novel Harpeth Heights.

What are the plans for installing utilities on the property, and who is responsible?
• Cypressbrook is responsible for the design and construction of utility connections for the proposed development. All coordination and design will meet Metro Codes development standards for water, electric, and sewer and is coordinated directly with each utility provider.

Will construction vehicles access the site via Morton Mill Road?
• The Morton Mill access will only be used during the construction of the Coley Davis bridge connection. Once the bridge has been constructed, all construction traffic on Morton Mill Road will cease and continue by way of Coley Davis Road for the remainder of construction.

Who will be responsible for any residential damages caused by construction vehicles accessing the site?
• Contractors will follow all Metro guidance for protecting driveways and public streets from dirt, debris, and damage during construction. Potential damage caused by Construction traffic would be repaired by the contractor permitted to do the work.

Traffic and Access

Will Morton Mill Road be connected to the Ariza development?
• The connection will not be a public right of way. The new Coley David Bridge will facilitate all ingress and egress from the property.

What will happen to the current access across CSX railroad and will it change how often trains honk at the crossing?
• The current CSX railroad crossing will be downgraded to an emergency access only, accompanied by emergency access gates, which will prohibit any non-emergency vehicular access.

• Preliminary discussions with CSX have been productive and they will continue to evaluate if a horn signal at this crossing will be necessary once the emergency access gate is complete.

The soccer field parking lot is not open to the public and is closed when not in use; How would accessing it benefit the community? • The proposed project will provide a multimodal bridge for cars, bikes and pedestrians to connect to the park and bike bath with access all the way to Belle Meade Park.

Traffic

Has an independent traffic study been conducted?
• A Traffic Impact Study (TIS) was prepared per the scope defined by Nashville Department of Transportation (NDOT). This TIS was submitted, reviewed, and approved by NDOT.

What are the plans for managing traffic flow on Coley Davis Road? Will there be turn lanes to the bridge?
• The TIS determined that a left turn lane on Coley Davis Road is not recommended at the project access. Due to the existing circumstances and constraints along Coley Davis Road, widening to construct a left turn lane is not feasible. It is important to note that without a left turn lane on Coley Davis Road, the westbound left turn is expected to operate at level of service A meaning there will usually be no conflicting traffic.

What impact will this have on the Highway 70 signal?
• The TIS determined that no additional lanes are recommended at the intersection of Highway 70 at Coley Davis Road as part of The Ariza Bellevue development to provide traffic operations that meet Metro Nashville’s policy goal for level of service.

Flooding and Storm Water Retention

Will this development make the property and surrounding neighborhoods more flood prone? We are concerned, having repeatedly witnessed recent flooding, especially the May 2010 flood.
• Cypressbrook and its design team are aware of local flooding events and continue to work with Metro Nashville to ensure this proposal meets all stormwater and floodplain regulations; and,

• The developer is required to design in accordance with NDOT stormwater guidelines accounting for 100-year floodplains (FEMA) and is not proposing to alter or move the floodplain. This development will be constructed outside of the floodway and above the 100-year floodplain area.

Where will the storm water retention area be located?
• Storm water will be detained on-site to hold back peak runoff rates to the existing condition for the 2 through 100-year flood events. This means stormwater discharge rates post-development will not exceed pre-development rates as regulated by stormwater code; and,

• Three stormwater retention ponds will be located down slope from the apartment buildings. In addition, water quality ponds (cleans water before release) will be placed in the quad areas between the buildings.

Would the new retention pond create an increased water retention overflow issue that connects with the established retention pond at Harpeth Crest subdivision?
• The proposed project and its stormwater infrastructure will not tie into the Harpeth Crest network.

Bridge

How long will bridge construction take?
• Bridge construction is estimated to take 15 months to be completed.

Will the bridge introduce a traffic/stop light at Coley Davis Road?
• A Traffic Impact Study has been conducted and does not recommend a traffic signal at the proposed bridge and Coley Davis Road intersection; and,

• The intersection will include a stop sign at Coley Davis Road for the public ROW accessing Coley Davis from the apartment complex.

Will the bridge connect Morton Mill Road to Coley Davis Road or Connect Either to I-40?
• No, the bridge will only connect to Coley Davis Road to provide access to the apartment complex and the park/greenway.

Is it a through street or just parking?
• The vehicular connection/bridge across the Harpeth River is proposed to be a public right-of-way, which will provide public access to Metro Parks land to the west, Metro Parks land by way of dedication to the east, and ultimately greenway access to the Bellevue community.

Will the bridge require State approval since the soccer fields are on state property?
• Yes. The crossing of the State property does require review and approval by TDOT.

Would the loop connected to the current pedestrian bridge be impacted by the new bridge and development?
• The proposed project and bridge will maintain the existing pedestrian path. Preliminary conversations with stakeholders have driven the proposed location of the multi-use path below the bridge’s deck, meeting any minimum clearance requirements.

Greenway

What is Metro’s timeline for connection to the greenway assuming this goes through?
• Metro Parks does not currently have a timeline for the completion or connection of this multipurpose trail. Cypressbrook is committed to providing the 1650’ linear feet of multipurpose trail to improve pedestrian connectivity to Metro Parks, transit, and commercial activity.

Why can’t the greenway expansion happen without this development? Didn’t Metro Nashville already have plans to connect the river-walk greenway to the soccer field?
• Metro Parks continues to evaluate their access to the greenway trail as well as the Metro Parks Dedicated land that lacks vehicular access. There have been no proposals for a Metro-funded vehicular bridge;

• Metro Parks has been unable to make this connection due to private property intersecting the existing greenway infrastructure as well as not being able to secure financial means to extend the infrastructure; and,

• This development would provide a multi-million-dollar public connection to an existing greenway.

How would the greenway get connected across the CSX tracks?
• Cypressbrook and the design team will explore multiple solutions to connect the greenway over or under the CSX Railroad. After preliminary discussions with the associated stakeholders, a tunnel under the CSX bridge is being evaluated with CSX and Metro Parks as the preferred solution.

Where would parking be made available for the public to access the greenway via the bridge?
• Metro Parks could provide parking in the 20± AC parkland area currently proposed to be dedicated via this development or within a portion of the parkland already owned by Metro Parks.

What happens if CSX does not allow greenway access?
• Cypressbrook and the design team will explore multiple solutions to connect the greenway through the CSX Railroad. After preliminary discussions with the associated stakeholders, CSX has indicated they are not opposed to the proposed solutions.

Zoning and Ownership

What zoning changes are required for the development?
• The property is currently classified as T2-RM (rural maintenance) within the Bellevue Community Plan’s land use policy and the application requests a reclassification to T3-NE (suburban neighborhood evolving). Planning staff has indicated in previous conversations that the T2-RM designation was intended to ensure Planning had a voice in any future developments on the parcel such as the one we propose. According to the Nashville’s Community Character Manual, T3 NE is intended for areas that are undeveloped or underdeveloped and suitable to be developed into residential developments at higher densities than classic suburban neighborhoods. This classification does not require any commercial space;

• The floodplain will remain CO (conservation policy); and,

• Once reclassified to T3-NE, Cypressbrook will request a zoning change from AR2a (agricultural) to SP (multifamily).

What happens to the farm at the end of Morton Mill Road? Have they sold their property?
• This property is under contract by Cypressbrook development, which is seeking to develop the property while providing Bellevue a connection to Metro Parks amenities.

Suburban Neighborhood Evolving policy (T3-NE)

How will this development be consistent with the Suburban Neighborhood Evolving policy (T3-NE)?
• Buildings up to four stories may be supported in appropriate locations within the Suburban Neighborhood Evolving policy (T3-NE). The T3-NE policy identifies several factors when considering taller buildings, and this proposed development would comply with all of them:

• Adequate Infrastructure (water/sewer/complete streets/sidewalks/etc.)
- Water and Sewer is available in this area per coordination with HVUD;

- The proposed Public R.O.W. / bridge will provide infrastructure for vehicles, bicycles, and pedestrian traffic. Sidewalks throughout the development will connect internal amenities and units; and,

- The proposed greenway extension/connection offers a wide path for multi-modal pedestrian transit that will ultimately feed into the large Bellevue center.


• Access to Major Transportation networks
- The proposed development entrance along Coley Davis is only a few thousand feet away from the Hwy 70S and I-40 Interchange and would have access to these two major corridors without going through any existing residential developments.


• Opportunities for higher connectivity.
- The proposed development will extend/connect the existing greenways at no cost to the city, allowing existing residents and members of the community additional means to commute and utilize existing infrastructure; and,

- The proposed bridge will allow a second point of ingress/egress for emergency services trying to serve Morton Mill Road residents.


• Proximity to existing/planned transit, with increased height benefits for areas within .25 mile of a High-Capacity Transit Station.
- The existing Coley Davis Road Shelter Park-N-Ride is located less than .25 miles from the proposed entrance into the development.


• Ability to form transition from adjacent higher-intensity development to the lower scale neighborhood interior.
- The proposed site is largely isolated from nearby residential neighborhoods due to the CSX railroad, large TVA power lines, the Harpeth River, an existing 50± acre park, Coley Davis and I-40. There’s a commercial center directly to the east of the property which is a very high-intensity type of use; and,

- The development team carefully located the four-story buildings furthest from adjacent single-family homes to provide a vertical transition in building form.


• Ability to support the viability of nearby consumer businesses.
- The proposed development will further support the existing commercial uses not only by add units/rooftops but also by providing a link with the greenway. This greenway connection (with some additional improvements off-site) will allow greenway users to access commercial businesses without a vehicle.


• Ability to provide affordable/workforce housing.
- Although the proposed units will be priced per market rate, diversity in housing types provides more affordable housing options compared to ownership.

What is the difference between Suburban Neighborhood Maintenance (T3-NM) and Suburban Neighborhood Evolving (T3-NE) policies?
• Suburban Neighborhood Maintenance (T3-NM) recognizes an established residential area with developed lots and a certain development pattern;

• Suburban Neighborhood Evolving (T3-NE) policy is for lots that don't have an established development pattern and allows for a variety of housing; and,

• T3-NE is intended to create and enhance suburban neighborhoods via greater housing choice, improved connectivity, and creative development techniques.

Would Metro consider doing a small land swap to more acreage above the flood plain to the developer to do 2 story upscale condominiums instead of apartments?
• No. Property currently owned by Metro Parks is prohibited for development via land swap. The proposed development is dedicating additional parkland to Metro Parks.

Parks and Environment Conservation

This community is surrounded by parks. Will this development endanger that?
• On the contrary, the proposed project will not only provide new park space but also access to transit to community members, connectivity to retail, and provide a key connection to a network of green spaces that improve long term community health.

Will this development threaten to pollute the Harpeth River or threaten the natural environment, including possible endangered species?
• The development team has conducted extensive studies including a Regional Constraints Analysis to ensure the development does not pose risk to the natural environment surrounding the site.

Resident Opposition

Bellevue residents don’t want another apartment complex in this area. Why are you building this in our suburban community and not elsewhere?
• Cypressbrook and its design team will continue to work with Metro Planning and Staff to provide Bellevue both a quality residential option and a connection that can expand multi-modal transportation in the Bellevue community;

• Nashville’s unprecedented growth will continue for the foreseeable future, which has created a significant need for more housing in the Metro area;

• Ariza Bellevue will not only help meet this demand but do so in a way creates needed greenspace and greenway connectivity at the developer’s expense; and,

• This property has been approached by development companies in the past and will continue as Bellevue grows. We are confident that we can provide a solution that is satisfactory for current residents, newcomers, and surrounding communities.