Commission defers Station Camp master plan rezoning amid access and timing concerns

The Gallatin Planning Commission on May 19 voted to defer action on a rezoning and preliminary master development plan (PMDP) for the Station Camp area after extended discussion about access, flooding and phasing. The applicant requested the deferral to continue negotiations about a planned connection to the adjacent hospital property and to refine conditions.

The proposal covers about 83 acres annexed into the city and requests multiple zoning districts (planned general commercial/PGC, mixed-use/MU and residential PRD) and a mix of uses including retail/office fronting Station Camp, a 300-unit apartment complex, townhomes, a senior living facility (which could include assisted living), medical offices adjacent to the hospital, and open space with pickleball courts under an existing TVA easement. Staff summarized net residential density for the residential areas at about 9.53 units per acre (excluding PGC and half the mapped flood plain).

Why it matters: Commissioners focused on a proposed signalized connection through property adjacent to High Point Health Systems. Several commissioners said the plan would not function without that connection and recommended any approval contain binding timing or construction requirements. Staff and the applicant agreed the PMDP conditions could be refined; the applicant asked the commission to allow time to continue negotiations with the hospital’s real-estate team.

Key technical and policy points discussed - Height and materials exceptions: The applicant sought height exceptions (55 feet for PGC/medical office and 50 feet for multi-family/senior living; typical zoning limits are 35–40 feet) and exceptions for façade materials in some residential areas that would later be evaluated at the final master plan stage. - Access to hospital property: The applicant and staff said the project’s viability depended on obtaining property or an easement from High Point Health Systems to create the second primary access. Commissioners debated whether zoning should be approved before that access is secured and whether the PMDP should require the road to be built in phase 1. - Flooding and Lower Station Camp Road: Commissioners raised repeated concerns about Lower Station Camp Road’s frequent flooding; some members argued a connection could provide an alternate route if flooding occurs, while others cautioned against direct access into a flood-prone corridor. - Entitlements and PMDP term: Staff noted a PMDP is valid for three years; commissioners discussed long-term risks of rezoning before access agreements are finalized and ways to structure conditions so the plan cannot be executed unless key access conditions are satisfied.

Motion and outcome The applicant requested deferral; motion to grant the applicant’s request to defer the Station Camp Master Development Plan was made by Chair Harris and seconded by Commissioner Albert. Vote: approved (ayes recorded; no opposing votes noted).

What’s next The applicant (represented at the meeting) said it would continue working with city engineering and the hospital’s real-estate staff and return with clarified conditions related to timing and construction of the hospital connection. Staff advised that if the connection cannot be secured the applicant would need to return with an amended PMDP; commissioners flagged that they would expect the access to be built with phase 1 if it is a condition of approval.