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River Bend subdivision approved after extended debate over Jenkins Lane width, sidewalks and masonry
Summary
Commissioners approved the River Bend preliminary master development plan after detailed discussion about whether Jenkins Lane should be built as a 26-foot paved section (to ease future curb-and-gutter installation) or a standard 24-foot section, and about timing for south-side sidewalks and masonry requirements.
The Gallatin Planning Commission approved the amended preliminary master development plan for River Bend (16.57 acres; 146 townhomes) on Nov. 17 after lengthy discussion about road design, sidewalks and building materials.
Engineer and planning staff stressed constructability concerns for Jenkins Lane, recommending a 26-foot paved section in areas without curb and gutter so future curb-and-gutter installations can be added without extensive saw cutting. An engineering representative explained that a 26-foot section provides a paved shoulder and additional compacted subgrade that simplifies future curb construction. "The 26 feet in width is just for the section that doesn't have curb and gutter," the engineering staff said, adding that the extra width helps when curb and gutter are added later.
Developer representatives asked for flexibility, saying they preferred a 24-foot standard asphalt section in places and sought to defer the south-side sidewalk until adjoining property develops. Christopher Wood of Kaiser Vogan Design said the proposal includes 1,300 linear feet of Jenkins Lane and requested a 24-foot section and reduced masonry requirements in some places, citing constructability and the need to balance costs to get the project built. "We'd like to request that that be just standard 24 foot wide asphalt section instead of the 26," Wood said.
Commissioners weighed the long-term benefits of building a paved shoulder now against the added cost and the possibility that adjacent properties will later construct curb and gutter. Several commissioners suggested requiring that the subbase and compacted gravel be extended and verified now so future curb-and-gutter installations can tie in cleanly, while allowing some sidewalk elements to be deferred until neighboring parcels develop.
After an initial motion to strike several conditions failed for lack of a second, commissioners remade a motion and ultimately approved the plan. Engineering follow-up was directed: staff will verify subgrade and compaction requirements and applicants must address those details in the final master plan.
Next steps: the developer must submit a final master plan addressing staff conditions and engineering requirements, including verification of subgrade depth and floodplain-related items where applicable.
