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Commission approves Oak Grove Farms site plan after changing stormwater and connectivity conditions
Summary
The Planning Commission approved a site plan for Oak Grove Farms, a proposed 29,400 sq. ft. agricultural market and greenhouse complex on West Main, after striking two staff conditions and adding a rain-garden requirement in the northeast corner to address water-quality concerns.
The Gallatin City Planning Commission voted unanimously to approve the Oak Grove Farms site plan for a 29,400-square-foot building, greenhouses and a covered shelter on a 4.02-acre Commercial General property east of Maple Street and south of West Main.
Commission discussion centered on two planning department requests: (1) additional on-site routing of stormwater currently conveyed to West Main Street and (2) physical connectivity between the proposed site and adjacent commercial parcels (including a bank and a CVS). Engineering staff recommended removing two parking spaces adjacent to each proposed driveway throat or otherwise lengthening throat distances to reduce conflicts with Main Street traffic and suggested that a frontage road could provide longer-term connectivity as properties redevelop.
Applicant representative Andy Leith (Greenlee Design) and architect Robin Hood said topography and existing grades make a practical connection to adjacent properties difficult without coordinated redevelopment because there is roughly a 5–7-foot elevation change between the subject parcel and immediate neighbors. Leith said the project reduces impervious area draining directly to West Main and that much of the site will be treated for water quality on-site; he asked the commission to remove the staff conditions that required capturing upstream runoff and a system of connectivity that would be impractical to build without full redevelopment of neighboring parcels.
After discussion commissioners amended the staff recommendation. They removed the staff condition that required directing upstream drainage to an on-site treatment location and removed the staff condition regarding the mandatory physical connectivity design that staff had recommended. In place of the stormwater requirement the commission added a new, specific condition requiring the applicant to design and install a rain garden on the site’s northeast corner to provide localized water-quality treatment where feasible. Commissioners also authorized the applicant to adjust parking layout to address throat-length concerns, provided vehicle- and pedestrian-safety measures are shown on revised construction plans.
Andy Leith said the applicant will move HVAC units and make minor layout adjustments to improve sightlines and, where feasible, add on-site water-quality measures. Architect Robin Hood said the design team will submit revised grading and HVAC placement exhibits to staff for review.
The commission’s approval modifies staff’s recommended conditions but preserves other standard requirements including façade materials and connectivity language to the extent practicable; the applicant will submit final construction plans consistent with the revised conditions.
