A planning commission hearing on a proposed townhome development on Stainless Smith Road focused on how the project’s green‑space calculation complies with the municipal code.

Staff described the application as a New Doors Development Group LLC proposal for roughly 63 two‑story townhome units on about 6.04 acres in the R‑4 (high‑density residential) district. Commissioners and neighbors flagged differences between the number of units on the agenda (66) and the resubmittal (reduced to 63) and asked for a clear, verifiable open‑space calculation.

Commissioners pressed staff and the applicant for details about whether setback areas and stormwater features count toward the 30% gross‑project open‑space requirement and how the code’s definition of “usable/active open space” applies. Staff noted that TDEC had approved an injection well and that drainage calculations were intended to ensure post‑development peak discharge would not exceed predevelopment levels; however, commissioners said the open‑space language and the sub‑regulations leave room for differing interpretations.

Members asked for documentation showing how the gross project area and the usable open‑space percentages were computed (whether calculated to lot lines or setback lines), and whether storm ponding or buffer yards were excluded. Staff said submitted materials included updated figures but that the explicit calculation method was not printed in the packet and recommended that staff or the applicant provide the step‑by‑step calculation and mapping.

Several commissioners said the code could be clarified so “every patch of grass” is not counted as active open space; one member suggested the project would benefit from PUD‑style standards to clarify buffers and active amenities. A motion to deny was briefly put on the floor but later withdrawn as discussion continued; the record does not show a final construction approval at this meeting.

Next steps: staff and the applicant were asked to supply a documented open‑space calculation, indicate how setbacks and buffer yards were treated, and clarify whether any remaining technical comments (including three items John Freeman raised relating to utility coordination) can be addressed during the construction phase. The commission left the item pending additional documentation.