Planning staff recommended denial on Thursday of a request to rezone and approve a planned development for a proposed 70‑unit, 227‑bedroom townhouse project at Macon Highway and Puritan Lane.

The recommendation from planning staff centered on three main concerns: a requested waiver to reduce conserved tree canopy from 25% to 17%, a maximum block size that staff said exceeded code unless the developer amended the plan, and the development’s offering of a single housing type rather than a broader mix that would better meet comprehensive‑plan goals.

The staff presentation described the site as a 9.549‑acre tract made from nine parcels and the abandoned right‑of‑way, and said the developer’s plan “will add to the housing supply, but only offers a single housing type.” The report urged a finer‑grained configuration and noted staff does not support the request to reduce conserved canopy. Staff also listed conditions that would be required if the commission approved the plan, including plan amendments to resolve maximum block size, trail/easement revisions requested by Leisure Services, and a pedestrian crossing across Macon Highway built to Transportation and Public Works standards.

Applicant Justin Greer of Pittman Engineering and developer Blake Underwood said they had revised plans after the last review, moved units to face Macon Highway, reconfigured the main entrance as a private drive, and proposed a total conserved and planted canopy of 60% of the site (the applicant said that figure includes newly planted canopy and compensates for the reduced conserved canopy on­site). Greer said breaking up larger buildings to preserve more trees would, on this site, increase grading, walls and utility runs and produce about 90 additional dump‑truck loads of dirt.

Public testimony was mixed. Supporters including a representative for the project noted phase 1’s market success and said the site is appropriate for more multifamily infill; neighbors raised concerns about tree canopy loss, erosion, wildlife impacts and the loss of historic mill houses. Commissioner discussion focused on density and the county’s voluntary inclusionary zoning program. Commissioner Matt noted the code already allows a density bonus in exchange for affordability through the inclusionary zoning program and questioned granting the extra density without the associated public benefit. He said, “It's only because they have an increased density in this proposal that breaking up the units encroaches further into the tree canopy area.”

After debate, a motion to recommend denial carried unanimously. The commission’s recommendation now goes to the mayor and commission for final action.

Votes at a glance: The planning commission voted to recommend denial (unanimous).