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Some Brentwood Traffic Stats

  • A just released 2011 Texas A&M Study has ranked Nashville #11 nationwide for the amount of time drivers spend in traffic. 
  • The Metro Public Works Department had the intersection of Franklin Rd with Old Hickory as the number 2 rated busiest intersection in Davidson in 2007. 
  • Metro also had the section of Old Hickory Blvd between Franklin Rd and I-65 as the fifth busiest section of non-interstate roadway in 2007. 
  • Currently the intersection of Old Hickory Blvd and Franklin Road is rated an "F" (worst rating) based on the Streets of Brentwood developer's traffic study.


Controversial Vote to Affect City Traffic

Public Hearing on January 12 – Resident Comments Needed
Should Brentwood maintain the traditional one acre density
Should Brentwood, for the first time in history, open the doors to high density residential development and the accompanying big increase in traffic?


If approved, high density housing will generate 2 to 3 times more traffic from new development than would have traditionally been permitted.
The driving experience of residents will be directly impacted by this City Commission vote.  Our main traffic corridors are all State roads (see list below). The State controls if and when these roads are expanded. If the City decides to allow high density housing, then we must be prepared to endure severe traffic problems.  
At issue is Brentwood’s plan for more senior housing. City Commissioners are considering a controversial proposal to permit government controlled high density senior housing. Alternatively, residents have suggested the City simply promote senior friendly homes on small lots with green space in keeping with traditional standards – no high density, no Federal Government control.  
This critical decision will determine the way Brentwood continues to grow, the future character of our City and the future lifestyle of residents.
What do you think? Concerned residents should attend the Public Hearing on January 12 and express their opinion. Your voice is critical to this process!
These senior housing options were reviewed and discussed at Preserve Brentwood’s Resident Information Meeting in November. Over 70 residents attended as well as Mayor Smithson and several commissioners (see list below).
As proposed, the government controlled high density senior housing option would create a new senior zoning category designed to establish government controlled senior communities.
Option I:  Federal Government Controlled High Density Senior Housing
(The City Commission will soon be voting on this option.)

City staff has developed a proposal that would fundamentally change Brentwood’s zoning and character. This proposal is for a new senior zoning category designed to establish government controlled high density senior communities. Proposal details are:
1. Housing density between 2.4 and 3 homes per acre. No green space required. (Current zoning requires a maximum of 1 home per acre where homes can be on small lots with community green space or on one acre private lots.) For example on a 50 acre tract, traditional zoning would allow a developer to build 50 homes. This proposal would allow 120 homes on 50 acres!

2. These homes will be occupied by people of all ages. At least 90% of homes must be occupied by at least 1 person 60 years of age or older. This insures that there will be a number of seniors, but also that there will be many people of all ages (over 18 yrs.). A lot of these homes will be older individuals living with younger family and friends. Statistics show that the average age in these “senior” communities is “early 60’s”. Clearly many younger people would reside in these high density developments.

3. These communities would be under the control of the Federal Government (HUD) through the Fair Housing Act and Housing for Older Persons Act (HOPA). Homeowners are subject to federal housing regulations, compliance standards, federal enforcement policies and ongoing monitoring. Homeowners can, at any time, be held liable for federal fines if the government determines the community falls out of compliance.

4. Homes must be between 2000 sq. ft. and 3500 sq. ft.

5. Homes can be detached or townhomes sharing a common wall (row houses).

6. Projected price range of homes:  $500,000 - $875,000

7. Homes must have: grab bars in the bathrooms, all doors at least 36 inches wide, at least one bedroom and full bathroom on first floor and step- free access to the main living area from the front door and/or garage entrance.

8. Would require twice the sewer service from Brentwood’s limited system.

9. Residents would relinquish control of many established technical zoning standards. City Commissioners would be given special new authority to negotiate these standards with each developer as they see fit.

Notably, very few senior residents in attendance at the Preserve Brentwood meeting supported Option I above.
Option II:  Senior Friendly Homes Built Under Current Zoning Standards
(This option has been recommended by some residents)

Residents have recommended that, moving forward, the City simply require developers build a minimum number of senior friendly homes as part of every new subdivision. This option would feature the following:

1. Senior friendly homes built on small lots with sufficient green space to retain Brentwood’s one home per acre density. This approach would utilize the City’s current zoning and technical standards.

2. The required features of senior friendly homes would be determined by the City Commission with resident input.

3. New subdivisions would be required to include a fixed percentage of senior friendly homes. This requirement would be structured such that Brentwood would be assured a growing supply of senior friendly housing and developers would make a reasonable profit.

4. The Federal Government would not be involved. Homeowners could not be held liable for the Federal fines that are possible with Option I (see above Option I, #3).


  • Why would we decide to double or triple traffic from new development? Shouldn’t we be working to manage the growth of our traffic?
  • Why would we decide to involve the Federal Government when we have good alternatives such as presented in Option II?
  • Why would we decide to double our need for sewer and water service from this new development when our resources are so limited?

State Roads Serving As Main Corridors in Brentwood – the State determines if and when these roads will be expanded. Brentwood does not control these roads! The City’s ability to expand the road system is very limited.

  • Concord Road
  • Franklin Road
  • Moores Lane
  • Old Hickory Blvd.
  • Wilson Pike

 Commissioners Attending the Preserve Brentwood Meeting

  • Regina Smithson, Mayor
  • Mark Gorman, City Commissioner
  • Ken Travis, City Commissioner
  • Jack Fletcher, Planning Commissioner
  • John Magyer, Planning Commissioner
  • Jack  Moriarty, Planning Commissioner

Please mark your calendars:
Public Hearing - 7:00pm, January 12, 2016 at City Hall (2nd Floor), Maryland Way


Cities look for options to ease busy intersections

Hundreds of cars entering and exiting Interstate 65 at Old Hickory Boulevard just outside Brentwood often make this area a traffic nightmare.

Hundreds of cars entering and exiting Interstate 65 at Old Hickory Boulevard just outside Brentwood often make this area a traffic nightmare. / Shelley Mays / The Tennessean

As Williamson County grows, so does its traffic.

With the county’s overall population making it Tennessee’s sixth-largest county with a population of 183,182, the roads in the county’s three largest cities are being used like never before, mass transit aside.

Here’s a wrap-up of the busiest intersections and how the cities plan to improve the roads for drivers.


Although he does not have specific hard data on vehicle volumes, Brentwood Traffic Operations Coordinator Robbie Allen doesn’t hesitate to name the top five busiest intersections in Brentwood. These are the places where he often sees the most vehicles and largest tie-ups, day in and day out, while monitoring the city’s traffic video cameras.

In no particular order, his list includes Franklin Road at Maryland Way, Concord Road at Wilson Pike and a large stretch of Moores Lane with intersections at Mallory Lane, Galleria Boulevard and Carothers Parkway.

Franklin Road/Maryland Way: A Tennessee Department of Transportation traffic count station on Franklin Road at Harpeth Drive just north of this intersection scored an average of 24,552 vehicles a day here. That’s actually lower than in previous years. The high point was in 1999 when 37,458 cars a day came through here. In 2001, the daily average was 31,109 vehicles, and that number has been declining in recent years.

• Concord Road/Wilson Pike: It’s not your imagination that Concord Road has gotten busier. A TDOT vehicle count station installed east of I-65 detected 29,594 cars a day on average last year, the highest number in a 12-year period.

• Moores Lane: Traffic along this route continues to fluctuate. According to TDOT counts, Moores Lane east of I-65 saw 27,175 vehicles a day on average in 2012, up from 25,485 cars in 2011. But in 2010 those number were higher, with 30,008 vehicles per day.

As Williamson County’s most northern city, Brentwood shares a border and some traffic headaches with Davidson County. In fact, the Old Hickory Boulevard/Franklin Road intersection right at Brentwood’s gateway is the second-busiest intersection in Davidson County. In 2010, 65,712 vehicles a day went through this spot.

To combat growing traffic demands, Brentwood and Metropolitan Nashville will create a Regional Traffic Management Study and Signal Optimization Plan as part of the Metropolitan Planning Organization that will help synchronize traffic lights around the combined border.

Brentwood is also looking to update its Major Thoroughfare Plan in relation to a Brentwood 2020 Plan update.

you may see the full original article here:


Power panel talks county growth, transit woes and schools
Power panel talks county growth, transit woes and schools | Williamson County Association of Realtors,WCAR,Williamson County TN news,Brentwood TN news,Brentwood Home Page,BHP

Tiffany Cheuvront, WCAR's executive vice president, addresses WCAR member while Kirk Bednar, Jeremiah Pyron and Dr. Mike Looney look on.

The bottom line about Williamson County? Growth is here, and more growth is coming, but 99 percent of it will likely be within the county’s incorporated towns and cities.

That was the consistent message shared by the people whose job it is to know these things: County Mayor Rogers Anderson, Franklin Mayor Ken Moore, Brentwood City Manager Kirk Bednar, Spring Hill Mayor Rick Graham, Williamson County Schools superintendent Dr. Mike Looney, Interim director of the county’s office of Economic Development Jeremiah Pyron and Franklin Tomorrow executive director Mindy Tate to members of the Williamson County Association of Realtors.

"We can’t build our way out of transit issues."

Brentwood City Manager

The panelists spoke at the association’s May membership luncheon held at WCAR's Brentwood headquarters in Westgate Commons.

In regards to the county’s land planning and land usage, Anderson told those gathered in WCAR’s Brentwood headquarters that while the county saw a 45 percent population growth between 2000 and 2010; only one percent of that growth was in the county’s unincorporated area.  “The model we’re using is working,” he said.

But while the rural nature of the county will likely remain much like it is today, most of the incorporated areas are growing and are projected to keep growing, which gives (School Superintendent) Looney pause – and was the source of some funny one liners between the superintendent and the mayor of the county which funds the local school system.

Moore said the most recent population estimate for Franklin is 66,000. In 2020, that number is expected to reach 91,000. By 2040, it could reach 120,000.

The City of Spring Hill is in the midst of re-evaluating and redirecting its economic development mission, Graham said. That doesn’t mean economic development isn’t happening there. Just a few years ago, the city had significant financial woes and only $3 million in the bank. Today it has $16 million and “we’re growing, we’re booming … We’re blessed,” Graham said.

In Brentwood, the city will be built out in 20 years which will bring stability as far as population growth goes, Bednar said, “but we can’t build our way out of transit issues.”

And transit and transportation issues were a hot topic among the panelists. 

Tate cited Franklin Tomorrow’s recent Vision Survey results that indicated that while nine out of 10 respondents rated their quality of life in Franklin as good or excellent, one of the things residents most wanted was improved greenways to encourage connectivity via walkways and bikeways between different areas of the city.

WCS' superintendent Dr. Mike Looney high fives a WCAR member while Dr. Ken Moore, Franklin's mayor, looks on.

Anderson mentioned NashvilleNext, the new initiative launched by the Metropolitan Planning Organization (MPO) that is charged with looking at what the region is going to look like in 2040. He said projections indicate that Middle Tennessee could have one million more people in 2040 than live here now.

“That’s a lot of people,” he said. And those people will bring with them a lot of transportation needs, he added.
“We love our cars in Williamson County. We LOVE our cars in Williamson County,” Anderson stated. “But there’s not a lot we can do out on the highways,” to ease congestion.

Tate said one issue is that people here have no concept of public transportation or even how to find out about alternatives to their cars. Looney noted that only 65 percent of the county’s students ride school buses to school. “Car riders” contribute 10,000 car trips to county roads every day, he said.

If Pyron’s office is any indication, growth in the area of corporate and company relocations will continue at a swift pace. The Office of Economic Development recently merged with the Williamson County Chamber of Commerce, which itself just formed less than a year ago from three independent chambers.

“We do have a pretty full pipeline,” Pyron said of companies who have expressed interest in the area.

The county’s great quality of life, great schools and vibrant community “didn’t happen by happenstance,” Tate said. “It’s going to take everyone to make sure it stays as good as it is.”

She encouraged all attending to become engaged in the community at large.

“When we say engage, we mean people need to get out of their silo and to take notice of what is happening around them.”

David Logan of SilverPointe Properties moderated the panel.

WCAR serves real estate professionals and consumers in Williamson County. Established in 1962, it now has 1400 member.


$110M sought for city projects

Transportation fixes take top billing on 6-year plan

Apr 12, 2013   

Written by

Bonnie Burch

The Tennessean

BRENTWOOD — Road improvements top the list for Brentwood’s Capital Improvements Program, a six-year plan of the projects the city hopes to tackle during that time period and how to pay for them.

The plan, which includes $110.2 million in city, state, federal and private funds, will face final city approval on June 25, but public hearings are scheduled for the May 28, June 10 and June 25 meetings, as well.

As planned, Brentwood is expected to invest $68.3 million in the upgrades and improvements over those years, with about $38.6 million in “pay as you go” money coming mostly from the city’s general fund. The city expects to issue new general obligation bonds for $11.8 million and $12.3 million in water and sewer bonds in that six-year period.

The CIP document exists as a blueprint for these programs, but items could be added or removed during that time, with money allocations and completion times reeled in or pushed out depending on new information.

“It’s a moving, living document,” said City Manager Kirk Bednar.

Transportation fixes, which account for about 50 percent of the CIP plan, will take up a majority of the funding. About $41.8 million of the total CIP is dependent on intergovernmental revenues, both state and federal dollars, most of which are earmarked for state highways in Brentwood, including the widening of Concord and Franklin roads.

City takes lead in Concord widening

Brentwood is leading the Concord Road widening project between Jones Parkway and Arrowhead Drive, which will include three lanes and a separate bikeway. The city will pay for design and right-of-way acquisition plus a 20 percent match to secure $3.64 million in federal construction funding on the $4.92 million project. Construction is targeted for later this summer and will take about a year to complete.

The Tennessee Department of Transportation is handling the bulk of a 3.6-mile widening of the roadway between Edmondson Pike and Nolensville Road, but Brentwood agreed to pay for engineering services and right-of-way acquisition in the estimated $20 million project.

“We still have a few parcel issues to clear up before TDOT can build this, but we’re getting that done as expeditiously as possible. It’s a two-year project and a major disruption for the east side of town. No doubt about it,” said Bednar.

TDOT has now set the time schedule to award the building contracts in the summer, with construction beginning in the fall at the earliest.

In order to fast-track the project, the city has also agreed to pay for engineering and right-of-way acquisition, with TDOT taking care of utility relocations and construction costs to widen 2.2 miles of Franklin Road from Concord Road to Moores Lane to four driving lanes plus a center turn lane. One business, Len Rossi Health Food Store, would have to be relocated. TDOT is expected to provide construction funding for the $15.6 million project in fiscal year 2015.

Utilities, including water line connections and sewer system improvements, are almost 21 percent of the CIP. In order to comply with the Tennessee Department of Environment and Conservation, Brentwood will have to decide whether to put holding tanks in the sewer pumping station or continue to rehabilitate its sewer system without them, Bednar said.

About $12.76 million will be taken to build the new Marcella Vivrette Smith Park, with about $1.53 million earmarked for a smaller unnamed 24-acre green space on what is known as “flagpole property.” The projects make up part of the Parks and Recreation portion, about 14 percent of the CIP.

Facilities and equipment, which takes up about 8 percent of the CIP, includes a full-scale update to the Brentwood 2020 Plan, with a comprehensive update of the city’s Master Thoroughfare Plan to start in the 2014 fiscal year. The last update was in 2006. During the six years, the city plans to replace 12 police vehicles, buy four automatic external defibrillators for the fire department and purchase a mobile traffic signal maintenance vehicle.

Technology needs account for a little less than 6 percent of the programs and include working with Williamson County and Franklin in implementing a radio system put into all county schools in case of emergency situations. If the plan comes together, Brentwood’s share in the project could top $3 million and be set up around 2015.

Storm drainage improvements are expected to take less than 1 percent of the CIP budget.

Contact Bonnie Burch at 615-771-5421 or