The Gallatin City Council Committee on [date not specified in transcript] heard a detailed presentation on the Greensboro Village preliminary master development plan (PMDP) and an accompanying PUD amendment for two parcels totaling about 43.5 acres.

City planner Brian Rose summarized the applicant’s request: a PMDP and PUD amendment to allow mixed residential uses, including age-restricted townhomes, multifamily residential buildings and a 125-bed assisted-living/memory-care facility. Staff materials noted the applicant requested up to 475 residential units (an increase of roughly 340 units above prior allocations), exceptions to the city’s 70% brick/stone façade requirement, and building heights that would permit 3–5 story split buildings. Rose said Plan Gallatin designates the site for general urban and suburban character areas and described required infrastructure elements including greenway connections, buffer yards and parking standards.

Representatives for the applicant, including Gary Vogel of Kaiser Vogel Design, presented site plans, architectural concepts and a drone-overlay video intended to show existing tree lines, floodplain preservation and proposed building massing. Vogel said the plan preserves roughly 61% of the site as open space and emphasized walkability and proximity to nearby retail and services.

Multiple nearby residents who spoke during public recognition described being blindsided by higher density in the submitted PMDP than earlier rounds of review had suggested. Joanne Bates, who said she lives at 120 Hicks Lane, told council the project would put “houses right outside my kitchen window” and raised worries about stormwater runoff and narrow roads. Another resident, Michelle Ju Vance, said promises of buffers, berms and preserved trees in earlier agreements had been removed in later documents and that she had hired counsel to press for protections.

Council members pressed the applicant on how density was calculated, parking supply, and whether the architecture and height exceptions were appropriate. Staff noted some units previously authorized in other parts of the PUD were moved by a 2015 density swap and that the PMDP would increase the southern tract’s overall density from about 2.88 to approximately 4.83 dwelling units per acre; the project’s calculated density for the property ranged from about 11.7 to 12.9 units per acre depending on whether assisted-living beds were counted as dwelling units. The applicant said parking would be provided via a mix of garages, under-building parking and surface stalls and that detailed parking counts would be evaluated at the FMDP stage.

After discussion, a council motion to defer the item to the council meeting on Jan. 13 passed. Council requested the full traffic study be provided ahead of that meeting and signaled continued scrutiny of building heights, parking, buffer details and the proposed architectural exception. No final approval or change to zoning occurred at the committee meeting.

What’s next: The council deferred the PMDP for Greensboro Village to the Jan. 13 council meeting and asked staff and the applicant to supply a traffic study and additional clarifications on buffers, parking and architectural materials prior to further consideration.