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Council defers Reserve of Sullivan subdivision after concerns about lot widths and density
Summary
Council deferred consideration of PD2504/PD2505 (Reserve of Sullivan, 84 lots + two commercial lots) to Jan. 13, 2026, after councilmembers and residents questioned proposed lot widths (40–50 ft), net density calculations, and integration with the city’s master-plan revisions. The developer agreed to analyze larger-lot alternatives.
On Dec. 9 the City Council deferred a preliminary planned-unit development for 33.1 acres on Sullivan Road (PD2504/PD2505, "Reserve of Sullivan") to allow staff and the applicant to study alternatives to the proposed 40–50-foot lot widths.
Jeff Diamond of Quality Engineering & Surveying, speaking for applicant Southern Ventures Development LLC, said the design meets the city’s PUD standards as measured by the city’s net-density calculator and that the proposal asks for 84 lots—about 70% of the maximum number cited by the developer under the city’s formula. Diamond said the smaller lots reflect market realities and that the plan preserves large open/conservation areas and will require traffic and drainage impact studies.
Several councilmembers, including Roy, Meyer and others, said the proposed frontages were substantially narrower than nearby Biltmore lots and pressed the applicant to examine scenarios in which lots on the front portion were widened to 50–60 feet. Council members said they preferred to avoid a final vote that could result in a denial and therefore opted to defer to allow the developer to return with analyses on lot-width alternatives and economic viability.
Public commenters raised similar concerns about density and infrastructure; TJ Johnson, planning-affiliated commenter, and the planning staff discussed how net-density calculations incorporate required open space and conservation areas. The applicant agreed to revisit lot widths and return to council in January with more information.
The council recorded a motion and roll call to defer the preliminary PUD to the Jan. 13, 2026 meeting.
