The Gollum Plan Commission voted unanimously on Nov. 10 to approve a planned‑development amendment to allow a 54‑home single‑family detached neighborhood on approximately 7.09 acres near Bobtown Road and Rose Hill Road, subject to conditions that the applicant and staff refine architectural details.

Staff said the comprehensive plan supports denser urban‑neighborhood infill in the area and recommended approval of the PD amendment while urging adherence to the original PD 18‑20 design standards. The applicant requested several deviations to reflect a smaller‑lot, compact product — including a variable side‑yard setback (requesting 1 feet and 5 feet where 5 feet is required), a smaller garage facade offset (proposing a 6‑inch minimum), a smaller required covered‑porch percentage, and allowance for fewer large front‑yard canopy trees to suit the compact lots.

Applicant Maxwell Fisher (representing Archworks Holdings / Zone Dev) described the project as 54 attainable homes averaging about 1,700 square feet, or "about 7 units per acre," with two‑car garages for each home plus parallel visitor spaces on internal streets. Fisher said the team removed six homes from the original plan after neighborhood feedback and will maintain a preserved tree/detention area and a gated pocket park with public access. He told commissioners the development would have roughly 400 daily vehicle trips, below the local threshold that requires a traffic impact analysis.

Commissioners debated how to preserve PD design intent without making the small‑lot product infeasible. Topics included whether carriage‑style garage doors would be required, what percentage of garage doors should have window fenestration to break monotony, and an appropriate measured standard for a covered front porch in the constrained lot widths. Commissioners asked staff to work with the applicant to settle language that preserves visual variety and a higher quality of finish without requiring features that would make the product unaffordable.

Public comment included Dr. David Orr, president of the Parks at Rose Hill homeowners association, who said the developer addressed neighborhood concerns by removing homes adjacent to the HOA and that the HOA supports the revised plan.

Motion and conditions: Commissioner Cornelius moved to close the public hearing and approve zoning case Z25‑35 with staff recommendations, directing the applicant to work with staff to refine garage‑door treatments and front‑entry porch language before council. The motion passed unanimously. Staff will prepare PD draft language for city council that includes the agreed conditions and design elements.

Next steps: The PD amendment and the refined design conditions will be forwarded to city council for final action; the applicant will continue to work with staff on final elevations and permit review.