Planning Commission defers Amos Smith townhome site plan over stormwater, open‑space and moratorium questions

The Planning Commission voted to defer consideration of a proposed townhome site plan on Amos C. Smith Road to the commission’s next meeting to allow the applicant to resolve several outstanding technical and phasing issues.

Planning staff told commissioners the proposal by New Doors Development Group LLC, represented by Wambo Associates, reduced the originally proposed unit count to 63 townhome units from an earlier plan but still raised several unresolved items in the staff report and civil plans. Staff listed conditions that must be addressed before the commission will move forward, including clarifying how open space was calculated, resolving retaining‑wall and easement details, and documenting whether an injection‑well stormwater permit from TDEC will be obtained.

The staff presentation said the parcel is approximately 6.7 acres and currently zoned R‑4 (high‑density residential). Staff noted the site lies inside an area affected by a sewer moratorium; under that moratorium only 29 housing units in this watershed can receive building permits at present. That means only a portion of the development could be served immediately by sewer taps while the remainder would be restricted until the moratorium is lifted. A staff member said the commission may approve plans now but that building permits and vested‑right clocks will not start until the moratorium is removed.

Commissioners pressed the applicant and staff on three technical points they wanted clarified before final action: (1) an open‑space plan that clearly hatched and labels the acreage used to meet the minimum open‑space requirement, (2) phase‑line and note language on the drawings making clear which infrastructure must be completed in phase 1 so that phase 2 cannot receive building permits while the moratorium remains, and (3) either proof that the applicant has applied for or obtained the Tennessee Department of Environment and Conservation (TDEC) permit for the proposed injection well or a written determination from the city engineer (or equivalent staff reviewer) that the project will meet city standards without the injection well.

Staff also identified site‑design concerns that it recommended be handled as conditions: proximity of a retaining wall to the public right‑of‑way and to waterline infrastructure, notation of emergency overflow structures for the stormwater pond, and a letter of credit or other financial guarantee tied to the final plat/recording stage as appropriate.

After discussion, Commissioner Lehigh moved to defer the site plan for one month to allow the applicant to provide the additional plan sheets and permit documentation requested by staff. The motion was seconded and carried on roll call. The commission’s action was a procedural deferral — no approvals or permit decisions were granted at the meeting.

The applicant and Wambo Associates representatives indicated they will return with revised plans showing the open‑space mapping, clearer phasing notation and a response from Shelbyville Power or the city engineer about whether the injection well is required or acceptable as proposed.

Why it matters: The action preserves the commission’s ability to review technical compliance while recognizing the constraints of a local sewer moratorium that limits the number of units that can be served immediately. Commissioners said they wanted clearer plan graphics and written notes so future reviewers and permitting staff can readily apply the moratorium limits and avoid issuing building permits for units that cannot connect to sewer service.