Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Land Use Development topic
No spam. Unsubscribe anytime.
Council approves Wellsprings Commons rezoning, requires key intersection fix before occupancy
Summary
The Gallatin City Council approved second reading of the Wellsprings Commons rezoning for roughly 14.6 acres, but amended approval to require construction and operation of a restricted crossing U-turn (R-cut) at Wedgewood Drive and Highway 109 before occupancy or use permits are issued.
Gallatin City Council on June 16 approved second reading of ordinance O2604-35 to rezone about 14.6 acres for the Wellsprings Commons commercial development, but added a condition requiring the developer to construct traffic improvements at the Wedgewood Drive/Highway 109 intersection and make them operational before buildings receive certificates of occupancy.
The condition followed a presentation by developer David Lockie, who said the revised traffic impact study prepared with city staff and TDOT input recommends an R-cut (restricted crossing U-turn) to manage left-turn movements and reduce conflict points. "It's called an R-cut," Lockie said, describing the design and pointing to comparable intersections on the corridor. He told the council the new study shows roughly a 60–70% decrease in conflict points and potential fatality risk compared with the existing intersection.
Why it matters: neighbors and nearby residents told the council they support economic development but worry that the existing road network, if not improved, will drive traffic through nearby subdivisions and create safety risks for pedestrians and children. "If the project's going to move forward as is, please just make it contingent upon the infrastructure that the traffic study relies on," resident Kyle Ring told the council, asking that signalization and the completion of Wedgewood Drive be required before the project opens.
Council debate focused on two issues: whether TDOT would accept an R-cut in lieu of a traffic signal at that location, and how to ensure the mitigation is completed before commercial uses generate traffic. City staff said TDOT has been engaged in early conversations and that final permit approval would come after the developer submits final engineering; the developer said he is assuming the risk of securing TDOT sign-off. City counsel and staff advised the council that permit and certificate-of-occupancy conditions can be used to enforce performance.
The council adopted an amendment that requires the traffic improvements identified in the approved traffic impact study (including the R-cut configuration shown to council staff) be constructed and functional before issuance of occupancy/use permits for buildings in the development. Vice Mayor Hayes moved approval; Councilman Fennell seconded. The amended ordinance passed unanimously.
What happens next: the development will proceed to final master development plan and permitting stages, where engineering plans, bonds and TDOT permit applications will be required. The R-cut and associated roadway work must be approved by the city and TDOT and demonstrated to be functional before certificates of occupancy are issued for the commercial buildings.
