[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6522517,"mediaKeyId","5070777-ce942f041b9b47deff22a83034bea8e1","parentId",5070777,"title","Planning commission: quick results on other agenda items (Coles Ferry, Station Camp, Wedgwood, Hidden Creek, Carrollton)","audioSeconds",7156,"startMs",520000,"endMs",7676000,"viewUrl","/Search/View?dp=1&key=5070777-ce942f041b9b47deff22a83034bea8e1&start=520&end=7676","thumbnailUrl","https://assets.pipeline.soar.com/5070777-ce942f041b9b47deff22a83034bea8e1/thumbnail_520000.jpg","articleUrl","/articles/6522517/Gallatin-City/Sumner-County/Tennessee/Planning-commission-quick-results-on-other-agenda-items-Coles-Ferry-Station-Camp-Wedgwood-Hidden-Creek-Carrollton","mediaUrl","https://secure.pipeline.soar.com/6522517-ab5ddded4a36dd077807ea1ba9b4cb67/orig.mp4?Expires=1771149523&Signature=eWQQuZl25K95WtIN2GiQmc9Y7ZBf-b4bNnOTr9RrWxiUTFkGXRlokHZSLrwqKAJVYl93DY2D3it2SqUTYyQGb6sssx5Yn2l56UfN7Z6p6llM4Qp27kg1-KlqQcNxqiFYEVujjS-upwG4rJQO3w0dFvOJmDDwiEzBBBgcYCbHbxBOXUS2O-kGyc~hnDhAdwdigsuWudbMocR~QxY6VQ3e~nfRIVc9zDotd8gnvtDESjW9dOFWVng33xHFwUOWAs2vkfGIHfE5GI84xdPDaFje9xxJ4SUAV1gZlrxvxR88AkzYqDyzQZGge~2~8Xxo71N8myR0wu0W1pFcEgxaJWfBIA__&Key-Pair-Id=KUT5TJCACFTXG","author","Gallatin City, TN","date","2025-06-24T00:00:00Z","article","The Gallatin Planning Commission considered several additional agenda items during the same meeting and issued recommendations or approvals as summarized below. These items were handled with substantially less public debate than the Foxland Harbor Marina item.

Coles Ferry Road detached garage (Resolution 2025-063)
Staff reported the site plan for a 576-square-foot accessory structure on a 1.59-acre lot in Langley Estates met required plan elements. The commission approved Resolution 2025-063 with one condition. (Mover/Seconder: not specified in transcript; outcome: approved.)

Station Camp Master Development rezoning with PMDP (Resolution 2025-074)
The commission considered a rezoning for roughly 83 acres for mixed-use development adjacent to Big Station Camp Boulevard, which includes retail, medical, senior living, single-family, townhomes and apartments. Applicant representatives reported ongoing coordination with Sumner Station hospital regarding an access connection. Rod Harker, CEO and market president for High Point Health, spoke in favor of the hospital’s partnership on access improvements. The commission voted to approve the staff recommendation with conditions; one commissioner recorded a no vote in the roll-call discussion noted in the transcript. Staff highlighted that the hospital access was a condition to be addressed as part of the plan and recommended engineering and legal finalization before council review.

Wedgwood Townhomes (rezoning / PMDP)
The commission reviewed a request to rezone about 10 acres to MU with a preliminary master development plan for 72 townhomes on 8.2 acres (8.78 units per acre overall when excluding a commercial tract). After discussion about road cross‑sections and neighborhood connections, the applicant revised Wedgwood Drive into a three‑lane collector section and the commission approved the request while striking two staff conditions that would have required public street connections to the adjacent Bernhardt and Paisley roads. The approved plan retains alley‑fed townhomes and a small commercial frontage.

Hidden Creek Commercial (Resolution 2025-079)
An amended PMDP and final master plan for a 2‑acre MU lot north of Springdale for mixed retail and restaurant uses (approximately 49,405 square feet across two buildings) was presented. Staff recommended this be handled as a minor amendment. The applicant stated they would work with engineering to relocate a right‑in/right‑out access as requested by staff. The commission approved the minor amendment and the plan with conditions.

Carrollton Commercial Lot 2 (Resolution 2025-076)
The applicant sought approval of an amended PMDP/final plan for a roughly 1.32‑acre MRO lot. Neighbors raised concerns about lighting, stormwater discharge to HOA lands, the location of an irrigation meter/backflow device, and the possibility of retail convenience uses at the site. In response the applicant agreed to either relocate the irrigation meter at developer expense or grant an easement for it, and the commission amended staff condition 1 to remove notes allowing “convenience sales and services” and “limited retail” from the plan. The commission approved the amended plan with the updated conditions.

Procedure and next steps
Most of these approvals (other than Foxland Harbor Marina) proceed to City Council for final action where required by the city’s zoning and PMDP process. Several items will require final engineering, stormwater and traffic reviews or specific written agreements (for example, the Station Camp rezoning access agreement with the hospital and updated traffic information for Carrollton and Hidden Creek lots).

Votes and formal actions recorded (summary)
- Coles Ferry detached garage (Res. 2025-063): approved (motion and second noted in transcript; detailed tally not specified).
- Station Camp rezoning/PMDP (Res. 2025-074): approved with staff conditions; one recorded no vote noted in transcript; staff asked for finalized access agreement with the hospital before council.
- Wedgwood Townhomes (rezoning/PMDP): approved; commission removed requirements to connect Bernhardt and Paisley to the new development as requested by applicant and neighbors.
- Hidden Creek commercial (Res. 2025-079): approved as a minor amendment with conditions; applicant to work with engineering on the right‑in/right‑out relocation.
- Carrollton Commercial Lot 2 (Res. 2025-076): approved with amended conditions; plan note on convenience sales and services removed; irrigation meter/backflow issue to be resolved by developer (relocation or easement).

What residents said
Neighbors who spoke at public comment repeatedly asked for additional traffic analysis, limits on retail/convenience uses that could generate higher traffic, assurance of buffer landscaping and facade materials, control of lighting to city code levels and clarification or correction of stormwater discharge paths. Commission and staff repeatedly noted that final engineering, stormwater and site‑specific design elements are addressed at the FMDP/engineering stage and through city conditions.

Where to find documents
Staff presentation materials, the developer’s resubmitted plans and the commission’s written conditions are part of the public record and will accompany each item to City Council when required.","mediaType","Video","parentTitle","City of Gallatin 2025-06-24","oneSentenceSummary","The planning commission approved or recommended several land‑use items on the agenda: Coles Ferry detached garage (approved), Station Camp rezoning (approved with conditions and hospital access coordination), Wedgwood townhomes (approved with connector exceptions), Hidden Creek commercial (minor amendment approved) and Carrollton Lot 2 (approved with revised conditions).","taxTitle","Gallatin City , Sumner County, Tennessee","taxId",52803,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6522521,"Planning commission forwards amended Foxland Harbor Marina plan to city council after lengthy public comment",6543,632000,7175000,"/Search/View?dp=1&key=5070777-ce942f041b9b47deff22a83034bea8e1&start=632&end=7175","https://assets.pipeline.soar.com/5070777-ce942f041b9b47deff22a83034bea8e1/thumbnail_632000.jpg","/articles/6522521/Gallatin-City/Sumner-County/Tennessee/Planning-commission-forwards-amended-Foxland-Harbor-Marina-plan-to-city-council-after-lengthy-public-comment","https://secure.pipeline.soar.com/6522521-a40389094fd989ff2958886e36205349/orig.mp4?Expires=1771149523&Signature=Ipnt8jNGHuHlUi~tPWD0Lxi1cZp1qfKeZjsA2EmPlV2FzNGSIADMdfOBNkc1z5KafWin7YRe9O7nH0hOnajLeh~iE1d5~W1IYpCyOIPS8oVkOJlhTrc1ujkfYFXd81~7-QtUcZIsUeDiVBRwuh-F4GlWINfg~W-Yhp54HryxhAhhLtnK8rRQjpiZkbKgUV0v8sPkm1PHH~2q6lV4ZE4L09RT6rw1kAaR7BGwyPKdgBUyEd1IXtvGF80S8nMWn2ktVFCpUeoq9pfC5xMA-fWK9zg6Gm3OZJmqQIK~eho3x7jwyOu9yKoxCtkdzhsuLMPI7Yy0tvQmx9o2aAPW2kIK4Q__&Key-Pair-Id=KUT5TJCACFTXG","The Gallatin Planning Commission voted to forward the amended preliminary master development plan for the Foxland Harbor Marina (Resolution 2025-069) to City Council with a positive recommendation and staff conditions after extended public comment and debate. Staff and the applicant described the proposal as a reconfigured marina-area development that removes previously proposed dry storage and a hotel and increases residential units on the land portion.

Jim Carpenter, staff planner, told commissioners the amended plan covers about 7.38 acres and would replace previously proposed dry storage and a hotel with four condominium buildings (112 units) and two mixed-use buildings with roughly 5,000 square feet of potential restaurant and retail space on the property. Carpenter reminded the commission that “what is in the water is controlled by the Army Corps and their permitting process. The city of Gallatin only has purview really to review what is on land.” He said the amended plan would raise the total unit count for phase 2 to about 170 units, lower than an earlier 2008 approval of 284 units for the overall plan.

The applicant’s planner, Matt Huff of Gamble Design Collaborative, said the project team had removed dry storage and the hotel in response to community feedback. “We removed the dry storage. We removed the hotel,” Huff told the commission, and said the amended plan ties a waterfront restaurant and an outdoor plaza to the condo and mixed-use buildings.

Public speakers represented a broad cross-section of neighbors and regional interests and raised repeated concerns about traffic, shoreline and water-quality impacts from dredging and boat wakes, lighting, building heights, short-term rentals and the project’s scale relative to residents’ expectations. Representative comments included:

- Nick Federer (Foxland Harbor resident): “I respectfully urge you to require a formal and independent traffic study prior to any approvals, mandate restrictions that prohibit rentals, particularly short term rentals, [and] reject any inclusion of public retail restaurants and entertainment venues within the neighborhood.”

- Tim Weeks (Sierra Club Middle Tennessee Group): “This marina proposal is contrary to these values…These problems will only multiply due to the size of this marina and its plans to accommodate very large boats, let alone the dredging, during the construction process.”

- Tom Lee (attorney, Nelson Mullins, representing Friends of Old Hickory Lake) cited state boating law and the statutory definition of a marina in Title 68, saying in part: “A marina is a dock providing mooring for watercraft and boathouses and offering supply, repair, or other services, including electric power supply for remuneration.” Lee argued that the combination of service uses and residential units near a marina merited additional time and study.

Residents from Foxland Harbor, Fairview Plantation and adjacent neighborhoods presented homeowner survey results they said reflected strong opposition to many aspects of the amended plan: higher-density condominiums, a fuel dock, dry storage and a hotel. Neighbors and interest groups asked that any condominium units be restricted from short-term-rental use and that the commission require traffic mitigation, streetscape buffering and written, enforceable conditions on building materials, lighting and access.

Applicant representatives said the plan had evolved over 15 years and that recent changes sought to respond to community concerns. Huff and other members of the design team said the amended plan reduces overall unit counts relative to some prior approvals and that the team had removed the most controversial elements (dry-storage and hotel) after hearing neighbors.

Commission deliberations focused on whether the amendment should be classified as a major or minor change to previously approved plans and on the sufficiency of materials and traffic analysis submitted so far. The commission first voted to treat the filing as a major amendment. On the question of a recommendation to City Council, an initial motion to forward the plan with a positive recommendation resulted in a tie; commissioners then voted to reconsider, and, after reconsideration, the commission voted to forward the plan to City Council with staff conditions. The transcript-recorded roll call on the final recommendation included Vice Chair Morrell — yes; Mr. Perrier — abstain; Mayor Brown — aye; Councilman Phan — yes; one commissioner recused. (A final, detailed traffic review and any required off-site mitigation will be reviewed as part of engineering and the FMDP process.)

What the commission can and cannot decide: several speakers and staff reiterated that Army Corps of Engineers permits govern what can be built in the water and that the city’s authority is limited to land-side elements — building locations, access and site design. Several residents asked the commission and staff to require that any future approvals include codified, enforceable conditions addressing building facades, lighting limits, buffering and explicit prohibitions on short-term rentals if the community desires them.

Next steps: Because the commission classified the application as a major amendment, the matter will go to City Council for review. Council will receive the staff conditions and the commission’s recommendation; additional traffic, stormwater and engineering review remains part of the next steps for permitting and any future final master development plan submission.","After more than two hours of public comment and questions from commissioners, the Gallatin Planning Commission voted to classify the amended preliminary master development plan for the Foxland Harbor Marina as a major amendment and forwarded it to the City Council with staff conditions.","actionData","errors"]

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Planning commission: quick results on other agenda items (Coles Ferry, Station Camp, Wedgwood, Hidden Creek, Carrollton)

Planning commission forwards amended Foxland Harbor Marina plan to city council after lengthy public comment