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Vintage developer seeks PRD-to-PUD amendments and offers nearly 20-acre park; commission defers amendments but refers donation to council
Summary
Developers proposed converting an existing PRD to a PUD to add small office suites, reduce minimum building separation from 30 to 20 feet and donate ~19.69 acres to the town as a public park in lieu of some impact fees. Commissioners deferred the amendment to give staff and the applicant time to narrow allowable commercial uses but approved a mandatory referral of the park donation to council.
Developers of the Vintage/Harbor Brook project asked the Smyrna Planning Commission on Dec. 4 to amend an approved PRD to allow small office suites in multifamily buildings, reduce minimum building separation from 30 to 20 feet, and to donate roughly 19.69 acres of parkland to the town.
Staff explained the amendment would convert the PRD to a planned‑unit development allowing up to 10 office suites per phase; staff asked for more details and a narrowed list of allowable uses after raising life‑safety and occupancy concerns because the suites are embedded within residential floorplates. Staff also said phase 1 had been built and that the proposed changes do not add units, only increase placement flexibility. The proposed reduction in minimum building separation is not intended to increase unit count, staff said.
Rob Olson, representing the developer (SCCM), and John Blankenship of TDK said the small suites measure about 10 feet by 10 feet (approximately 100 square feet) and were conceived initially as ancillary private offices or tenant amenities. Olson asked for a deferral to work with staff to “whittle down” the list of allowable uses so the spaces are not used for heavy public‑facing retail or services.
Several commissioners expressed concern about allowing public‑facing commercial activity within interior residential hallways. One commissioner suggested limiting uses to tenant‑only or otherwise restricting public access; another asked staff to consider uses that would limit foot traffic. A resident (David Steele) raised concerns about the park's adjacency to his property and asked about access and fencing.
Separately, the developer proposed donating roughly 19.69 acres as a completed park — including an 18‑hole disc golf course, hard‑surfaced walking trails, pavilion and parking — in exchange for an agreed value offset against impact fees. Staff told the commission the donation is estimated to provide about $1,500,000 in improvements and that an impact‑fee offset agreement will be considered by the town council.
After discussion the commission voted to defer the PRD amendment for 30 days to allow the applicant and staff to refine the permitted‑uses list. The commission separately approved a mandatory referral of the proposed park donation to the Town Council for review of the impact‑fee offset agreement.
