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Commission defers Redstone Drive garage request after stormwater condition surfaces
Summary
The commission granted a 30-day deferral for a detached garage application at 519 Redstone Drive after stormwater staff raised a water-quality/detention requirement tied to an 800-square-foot impervious-area threshold and lot-size ratio questions.
The Gallatin Planning Commission on a unanimous vote granted a 30-day deferral for the site plan application for a 960-square-foot accessory structure at 519 Redstone Drive so the applicant could resolve stormwater concerns.
Charlie Peery, staff planner, told commissioners that the application had been revised to meet required building separation but that a stormwater condition — triggered when a project increases impervious area by more than 800 square feet — had been added by stormwater review. Peery said the detention/water-quality requirement can be met through measures such as bioretention or other approved practices and suggested the applicant consult stormwater staff (Ryan Fort or Lance Wagner) about acceptable options.
Applicant representative Austin Christian said he had resubmitted updated setback information but had not seen the stormwater condition before the meeting. He asked for a 30-day deferral to investigate alternatives and cost implications; commissioners granted it.
Why it matters: the condition stems from the city’s stormwater standards and its MS4/TDEC obligations; applicants and commissioners emphasized that the practical implementation can vary by lot size and ratio, and that some mitigation approaches are less costly than full detention ponds. The deferral lets the applicant obtain specific engineering options and return with a plan compatible with staff requirements.
Quotations
"That's a standard comment that is made on redevelopments or things that add more than 800 square feet of impervious area," Charlie Peery, staff planner, said of the stormwater condition.
"No. I agree a 100%. I mean, I was under the impression that we were talking about some sort of just like a silt fence around disturbed area or something throughout the construction phase. But if we're talking about potential ... power ponds are not cheap," Austin Christian said, describing the applicant's concern about detention options.
Next steps
The applicant will consult with stormwater staff to identify an acceptable water-quality/detention approach or alternatives and return to the commission within 30 days with updated plans and documentation.
