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Planning commission approves Arbor Valley Phase 6 PUD modification and final plat with conditions
Summary
The Spring Hill Planning Commission approved a PUD modification and the final plat for Arbor Valley Phase 6, citing reduced impervious area, added visitor parking and revised architectural variety; commissioners discussed on‑street parking in the public right of way and maintenance responsibility.
The Spring Hill Planning Commission approved a planned development modification and the final plat for Arbor Valley Phase 6, a residential phase submitted by Reagan Smith, by voice vote, 5-0.
Staff and the applicant told the commission the proposed changes reduce overall impervious area, add visitor parking, and increase exterior-design variety. Missy Stahl, CIP director, said the applicant provided additional material percentages and clarified roof ridge and façade variation.
The modification (PDM 17-23-2025) reduces estimated impervious area for the phase from about 10.3 acres under the approved 2019 plan to about 7.9 acres — a roughly 23% decrease, staff noted. The final plat (PPL 17-22-2025) adds 16 on-street visitor parking spaces along Riverbend Road and Ruby Creek Road and proposes approximately 17 different façade styles across four building masses, including 10 brick treatments and multiple cement panel and trim colors.
Matt Hamilton, representing Reagan Smith, confirmed the applicant provided the architectural materials and percentages staff requested and that the applicant agreed to the listed staff conditions of approval. Sam Chrisman, also representing Reagan Smith, said the developer prefers to retain some on-street parking within the public right of way as was allowed in Phase 1 and requested the city assume maintenance responsibility for those spaces; public-works staff replied that maintenance by the city is not standard when the parking mainly serves a private development.
Commissioners pressed for clarity on trash collection and alley access after the rear-alley product change; Sam Chrisman stated individual trash pickup would continue and that he did not believe alley removal would affect waste-collection routes.
Staff recommended approval of the PUD modification with seven standard conditions and approval of the final plat with 19 standard conditions plus one site-specific condition concerning parking configuration. The commission voted to approve both items, each by a 5-0 vote.
The approvals allow the developer to proceed with the revised Phase 6 designs and the plat recordation subject to the listed staff conditions. The city will continue to retain responsibility for final plan review and code compliance as the files move forward.
