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Commission approves South Water Manor shipping‑container retail site plan
Summary
The commission approved a site plan for the South Water Manor addition, a commercial project using stacked shipping containers for retail and office space on a 2.18‑acre lot at South Water Avenue and Factory Street, with staff conditions.
The Gallatin Municipal Planning Commission unanimously approved a site plan for the South Water Manor addition, a project that proposes stacked shipping containers as multi‑tenant retail and office space at the corner of South Water Avenue and Factory Street.
Kimberly Atley, staff planner, described the site as approximately 2.18 acres in the CS (Commercial Services) zoning district and said the applicant proposes two buildings (each about 2,256 square feet) composed of stacked shipping containers. Atley said the applicant provided additional parking (about 50 spaces), landscaping, and an alternative architectural plan for painted metal/containers; staff recommended approval of Resolution 2025‑092 with 18 conditions, including landscaping around the dumpster.
Drew Ferguson of Greenlee Design, the applicant's representative, said the applicant "agree[s] to all staff comments" and was available to answer questions. Commissioners discussed the architectural approach and expressed general support: one commissioner said he had seen similar projects done well and called the concept "really sharp." The commission voted to approve the site plan with staff's conditions.
Why it matters: the approval allows a nontraditional, container‑based commercial project to move forward in a commercial services zone, subject to design and landscaping conditions intended to address visual and access concerns.
Details: staff reported about 22 tenant units within the container arrangement and required 50 parking spaces; staff also required landscape buffering and screening. The commission recorded no public opposition during the item.
Next steps: with the planning commission approval the applicant may proceed with construction documents and permitting consistent with the 18 staff conditions of Resolution 2025‑092.
