Planning staff backs 15‑lot Regency Hills subdivision after traffic and sight‑distance review

Planning staff recommended approval of a preliminary plan for the 15‑lot Regency Hills subdivision on Moppin Road, saying engineering analysis shows the proposed driveway location meets stopping‑sight and required sight‑distance standards.

The recommendation came at a Brentwood Planning Commission meeting where engineering staff summarized a traffic study prepared for the applicant. The study sought the best location for the subdivision driveway given a cresting hill on the approach; staff said the driveway location achieves roughly 100 feet of clear sight distance on the subdivision street and meets stopping‑sight distance approaching the intersection on Moppin Road.

The traffic engineer and planning staff told commissioners the site’s topography forced a tradeoff: placing the driveway too close to the hillcrest would reduce sight lines, while the chosen location provides a “sweet spot” that meets both the local street standard and stopping‑sight requirements. Staff said the subdivision does not warrant a dedicated turn lane because the 15 lots will not generate enough traffic to meet the city’s turn‑lane threshold.

Commissioners pressed about the two ponds shown adjacent to the driveway. Staff said the dashed lines on the plan indicate two ponds and noted the pond design must handle the 100‑year storm. They also said the pond areas would be kept clear of structures and that landscaping that would impede sight lines would be restricted; staff proposed making compliance with the traffic study’s sight‑distance requirements a condition of approval.

The plan shows a stub street to adjacent vacant tracks; staff said the stub is intended to allow future connection if the adjoining land develops and any future development would be required to address traffic impacts at that time. Commissioners asked whether additional traffic from future development could change required improvements; staff replied that any future proposals would trigger updated traffic review and additional improvements if warranted.

The applicant also plans to remove an on‑site log cabin; staff said the structure will be moved. Engineering noted grading and pond design will be reviewed in the grading permit stage. No formal vote or final action was recorded in the presented transcript excerpt.

The planning commission closed discussion after questions about sight lines and pond design.