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Commission accepts Regency Hills preliminary plan with sight-distance exception and engineering conditions
Summary
The commission accepted a preliminary plan for 15 lots on about 19 acres at Regency Hills, approving an applicant request for a tangent-length exception (Article 6.24) after city engineering reviewed stopping sight-distance analysis and supported a 100-foot tangent in lieu of the 300-foot standard for this location.
The Brentwood Municipal Planning Commission on April 7 accepted a preliminary plan for the Regency Hills subdivision, a proposed 15-lot development on roughly 19 acres off Moppin Road, subject to staff engineering requirements and outstanding permit submittals.
Reagan Smith Associates presented the plan showing a cul-de-sac and a stub street to serve adjacent property. The applicant indicated that lots 13–15 will be served by a joint access-easement driveway from the rear and requested a design exception to the subdivision tangent-length requirement in Article 6.24 of the Brentwood Subdivision Regulations.
City Engineer Kevin Blackburn told the commission that the applicant’s sight-distance analysis identified geometric and topographic constraints on Moppin Road that prevent meeting the 300-foot tangent requirement; the applicant’s engineering analysis showed a 100-foot tangent length as the feasible maximum at this location. Blackburn said he reviewed the study and agreed that, given the slope, curvature and classification of Moppin Road and the short collector characteristics here, the applicant’s provided 100 feet is sufficient for this setting. The traffic study presented peak-hour counts of about 70 trips and estimated daily trips on the order of 700–800 by the applicant.
Commissioners asked about alternative mitigations, including roundabouts, warnings, or traffic-calming measures. Staff and the applicant said a roundabout would not be appropriate for the geometry and traffic volumes at this location and that flashing lights or stop-controls would be considered only if sight-distance could not be met. Possible mitigations such as speed-calming could be explored if field conditions later indicate a problem.
Jeff Dobson of Reagan Smith Associates and traffic engineer Brandon Baxter answered technical questions and confirmed the applicant will provide required grading-permit submittals. Commissioner Kaplan moved to accept the preliminary plan subject to staff notes; Commissioner Travis seconded. The commission voted to accept the plan, with staff conditions including submission of grading permits and compliance with engineering and utility requirements prior to permit issuance.
