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Council advances Station Camp master plan PMDP for council review despite floodplain access questions
Summary
Gallatin’s City Council voted July 8 to forward an 83.82-acre Station Camp master plan and rezoning package—covering commercial, mixed-use and residential districts—to the council for final consideration while asking the developer and staff to resolve flood-crossing and emergency-access concerns.
The Gallatin City Council voted July 8 to advance a large preliminary master development plan and associated rezoning for an approximately 83.82-acre mixed-use master plan (Station Camp Master Plan) to the council for final action.
What the project would do: The submission would rezone acreage into three districts—about 11.97 acres to PGC (general commercial), about 33.17 acres to MU (mixed use) and about 38.68 acres to R-10 PRD (medium-density residential with planned residential development)—and proposes a mix of single-family lots, townhomes, senior-living units, multifamily apartments and retail/medical office frontage north of Highway 386 and west of Big Station Camp Boulevard.
Staff and applicant said the plan complies broadly with Plan Gallatin’s guidance for mixed-use growth at this corridor and provides an internal network of public roads. A notable site-planning change gained during review: the applicant obtained access rights and will convert the existing private hospital driveway to a public road alignment that ties to the project road network and aligns across the street with a McCain Station intersection—staff and the applicant said that change was critical to vehicle circulation and emergency access.
Outstanding issues discussed at the work session included the proposed south access across Lower Station Camp Creek Road. Staff and several councilmembers identified standing floodplain and periodic flooding along Lower Station Camp Road as a concern, and asked whether that access was the best choice given flood frequency; staff explained the chosen crossing represents the narrowest available location across the floodplain for a public road, and added that fire separation and emergency access distances were considered. Council asked staff and the applicant to confirm flood-crossing design and emergency access details before final approval.
Other planning details: - Density: the MU district segment and proposed unit counts yield an aggregate density near Plan Gallatin’s upper-range guidance; the applicant proposed 478 total units including 130 senior-living units, for a net density of about 14.41 units per acre in the MU portion (3,023 sq. ft. per unit proposed). Staff noted the R-10 PRD portion will provide more than the minimum required open space (roughly 50.59% open space within the R-10 PRD boundaries, exceeding the 25% minimum). - Architectural exceptions: the applicant requested alternative architectural compliance for several building types and height exceptions (residential up to 50 feet, commercial up to 55 feet) that the council will consider at later hearings.
Council action: The council voted to forward the Station Camp PMDP and rezoning to a future council meeting by a majority voice vote (motion by Councilman Carter; second by Councilman Fan). The motion passed and will be scheduled for council consideration; staff will supply more detailed flood‑crossing, emergency-access, architectural and parking information ahead of the public hearing.
Next steps: Staff and the applicant will coordinate additional engineering to address flood-crossing design and to confirm emergency-response access and street cross-section before the ordinance and final PMDP return to the council for first reading and public hearing.
