Commission approves two Century Communities subdivisions amid debate over roundabouts and traffic calming

Rutherford County planners approved two subdivision proposals from Century Communities on Dec. 8 after extended discussion about traffic calming, long straightaways and school‑time traffic impacts.

Cottageham Square (124 lots on approximately 205 acres) was presented by planning staff and the county’s traffic reviewer, who noted multiple access points and the developer’s proposal of roundabouts to control speeds in the western pod. Staff said the traffic study included school‑time counts and that no additional turn lanes were warranted on North Road or Armstrong Valley because the counts did not meet warrant thresholds; outstanding engineering comments (fire hydrant spacing, photometric and landscaping plans) were to be addressed at construction plan review. The commission approved the plan with staff comments.

Hawthorne Hollow (164 lots on roughly 105 acres) generated particular debate about long, unbroken straightaways that traffic reviewers said could encourage speeding. County staff suggested measures such as roundabouts or chicanes; the applicant’s engineer (Jeff Hines, Catalyst Design Group) and developer representative Trey Woodrow proposed raised medians with landscaping and three‑way stops as a compromise and said they could add roundabouts if the commission preferred them. Highway superintendent Greg Brooks and others expressed concerns about maintenance of landscaped medians, irrigation, sight lines and emergency vehicle access; staff indicated they would work with the developer and fire marshal to find solutions acceptable for operations and safety. Commissioners voted to approve Hawthorne Hollow with staff comments, and directed staff to continue working with the applicant on traffic‑calming details.

Direct quotes from the record include the traffic reviewer: "They did look at several intersections in the area...they did look at school time traffic as well," and the developer: "If the roundabouts are good and that's what the body wants, we could certainly implement them here." Highway superintendent Brooks warned about long straightaways and noted equipment and maintenance concerns for any raised‑median treatments.

What this means: Both subdivisions proceed to the construction plan stage, where staff will require the outstanding engineering items to be resolved and will review whatever traffic‑calming elements are incorporated into final plans. The commission asked staff to consider whether county subdivision regulations should be adjusted to set defensible triggers or standards for turn lanes and traffic‑calming features in new developments.

Next steps: Staff will continue plan review during construction‑plan submittal and report back on specific traffic‑calming designs and fire‑department access assurances.