Commission approves 97‑lot Patterson Ridge subdivision after compromise on street connections and traffic study

The Shelby County Board of Commissioners approved a substitute resolution clearing the way for a 97‑lot major subdivision — known as Patterson Ridge — west of Billy Mayer Road, after opponents and the applicant reached a compromise on street connections and other conditions.

Commissioners heard roughly an hour of presentations from the Division of Planning and Development, neighborhood opponents and the applicant before adopting a revised set of conditions that the parties negotiated. The substitute resolution, amended on the floor to add a requirement that at least two street connections be provided (one of which must be to Billy Mayer Road) and that final connections be determined after a traffic-impact study reviewed with the county engineer, passed by a 10–1 vote.

Why it matters: The project reactivates a subdivision concept first approved in 2004 but never finally platted. Nearby residents repeatedly raised concerns about traffic, drainage and pedestrian safety; the approved conditions attempt to balance neighborhood concerns with planning principles favoring street connectivity.

Key changes and conditions Planning staff said the revised preliminary plan reduces the maximum number of lots to 95 in a submitted revision, shows walking trails, common open space, and temporary and permanent detention ponds. Planning offered an additional condition to require “a minimum of two street connections are required, one of which must be to Billy Mayer Road” and that the required connection(s) “shall be based on the traffic impact study subject to review and approval of the zoning administrator with consultation with the county engineer.”

Neighbors’ concerns and applicant response Appellant Elizabeth Carroza, who lives on Rensselaer Drive, said the community opposed multiple stub streets that would feed directly into Rensselaer and increase traffic on a narrow residential street. “Rensselaer is a 2 lane road… Any more traffic on that street is a real hazard,” she told commissioners.

Applicant counsel Josh Whitehead said engineers had produced a preliminary traffic study and a county engineer had found the connections acceptable; he said the study showed about a 16% increase in traffic on Billy Mayer if Billy Mayer were the sole access and that a left-turn lane would be added at the proposed exit. Traffic engineer Harvey Matheny told commissioners a more detailed study would quantify peak-hour turning movements and likely show either several connections or a Billy Mayer‑only access could be acceptable to traffic operations.

Other issues raised included stormwater and downstream impacts. Resident Bobby Meadows, representing neighbors near a 12‑acre lake, asked that Tennessee Department of Environment and Conservation and Bartlett engineering review drainage impacts and noted aging drainage infrastructure in the area.

Votes and procedural notes After administration presented and the substitute resolution was moved, commissioners Wright and Whaley made motions to add the traffic‑study condition. The final roll call recorded 10 ayes and 1 no; the substitute with the added condition was approved. The county staff noted that if the traffic‑study results require different connections, the final plat and memo-of-conformance process and county engineering review would provide additional review and potential appeal routes.

What remains unresolved The approved condition requires a traffic-impact study to inform which connections will be used; neighbors were warned that the study could support reopening some connections they opposed. Commissioners asked staff to confirm the appeal path and administrative review process for any later disagreements over the final plat and connections.