Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Land Use And Development topic
No spam. Unsubscribe anytime.
Council defers Twin Ponds rezoning after hours of resident opposition and new staff conditions
Summary
The Gallatin City Council deferred a second-reading vote on rezoning 131.64 acres for the Twin Ponds subdivision after nearly two hours of public comment and late staff amendments that prompted concern from council members about timing and fire access.
The Gallatin City Council on Jan. 7 deferred a vote on a proposed rezoning for the 131.64-acre “Twin Ponds” subdivision along Long Hollow Pike after extensive public comment and late amendments from city staff.
Residents who live near the site told the council the project — proposed to change the property from agricultural to R-10 Planned Residential Development to allow nearly 300 units — would increase traffic, strain schools and utilities, and harm the corridor’s rural character. Several speakers also raised water-quality and flood concerns tied to Rankin Branch and Town Creek, which they said are impaired waterways that feed the Old Hickory watershed.
The proposal drew repeated pleas from neighbors to reject or rework the plan to better match the surrounding low-density uses. “Changing the zoning from agricultural to R-10 PRD to accommodate nearly 300 tightly packed units… undermines the bridal essence that drew so many of us here,” said resident Eric Schaeffer, who lives in Saint Blaise Retreat. Resident Erin Bookout told council members she believes the streams that cross the site are impaired and warned of effects on Gallatin’s surface-water drinking source. “With every rainfall that washes road oil, debris, and toxic substances such as fertilizer… you are poisoning Gallatin’s drinking water,” Bookout said.
City planning staff presented an amended, second-reading ordinance and two substantive new conditions they were asking the council to adopt before any final action. Planning Department head Brian Rose outlined corrections to the legal description of the property and an expanded construction requirement for a Bison Trail extension through the development, plus a requirement that a fire-access road connecting to Saint Blaise Road be gated at both ends with Knox locks and certified by an engineer to support and turn the city’s largest fire apparatus. Rose said the southern connection must be built before issuance of building permits for “phase 4” as currently shown in the preliminary master plan and that timing must conform to section D107.2 of the International Fire Code concerning multiple fire apparatus access roads.
Several council members said the new language was introduced too late for adequate review. “These are a lot of changes brought to us the day of a vote,” Councilmember Molly Schmitz said, and moved to defer the second reading to the next council meeting to allow time for staff, the fire chief and council members to review the additional conditions. The motion to defer carried on a roll-call vote (see “Votes at a glance” below): Councilman Alexander — yes; Councilman Carter — yes; Councilman Fan — no; Councilman Fennell — no; Councilman Jones — yes; Vice Mayor Hayes — no; Councilman Duvantes — yes. The council therefore did not adopt the ordinance and the item will return for further consideration.
Why it matters: The Twin Ponds parcel is along Long Hollow Pike, a corridor multiple residents described as a treasured rural gateway into Gallatin. Many speakers cited Plan Gallatin text they said designates the area for “minimal change,” and asked the council either to deny the R-10 request or require lower density, larger lots, expanded buffers and a corridor overlay to preserve rural character.
What remains outstanding: Residents asked for clearer hydrology and drainage modeling, a definitive list of projected school assignments and capacity impacts, and a written engineering certification for the proposed gated fire-access road. Staff added the Knox-lock and engineer-certification requirement to address emergency access concerns, but council members asked for time to consult with the fire chief about the operational impacts of two gated accesses.
The council’s deferral pauses the formal approval clock on the developer’s plan and gives staff and council time to review the new conditions and the community’s written comments. The item will be scheduled for a future council meeting; no new hearing date was set during the Jan. 7 meeting.
