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Planning staff reviews Ramsey 109 mini-storage PUD; TDOT crossover and sewer access flagged as contingency
Summary
Sumner County planning staff presented a proposed PUD to rezone 2.61 acres north of Gallatin for mini-storage. Planners and commissioners focused on TDOT crossover access, lack of sewer, stormwater and setback clarifications; the item was referred for further review with conditions.
The Sumner County Planning Commission discussed a proposed planned unit development (PUD) to rezone a 2.61-acre parcel just north of the Gallatin city limits for mini-storage, the commission heard.
Planning staff said the parcel, currently zoned rural residential, was the subject of a prior rezoning request denied by the County Commission in 2022 and that the applicant is seeking PUD zoning limited to mini-storage. A neighborhood meeting was held in January, certified letters were mailed to adjoining owners and a rezoning sign was posted, staff said.
County staff told the commission the project team provided a trip-generation report and that the county engineer raised no immediate concerns with site access or intersection safety but that a median crossover at State Route 109 may be required and “would have to be addressed at site plan stage.” The staff presentation repeated that a TDOT commercial driveway permit will be required before commercial access is allowed on the state highway.
Staff also told the commission sewer service is not available at the immediate site; sewer exists across the railroad at the Meadows but reaching the parcel would likely take years and would be expensive. Planning staff said the absence of sewer is one reason larger-scale development in that portion of SR-109 has not occurred.
Commissioners asked for clarification on setback deviations, the surveyor’s seal and the proposed landscaping versus stormwater areas shown on the plans. Staff explained the indicated front-area stormwater treatment is intended as a bioretention area that would also perform landscaping functions and said PUD setbacks may differ from straight-zone requirements.
Applicant representatives told the commission they expect to seek a TDOT driveway permit after rezoning/site-plan approval and said the use is intentionally low‑trip compared with potential residential uses. They discussed the “chicken-and-egg” timing: TDOT typically requires an approved site plan before issuing a commercial driveway permit, while site-plan approval depends on resolving access details.
Commissioners and staff suggested possible conditions to tie rezoning to TDOT approval or to require the applicant to demonstrate an access solution before final approvals. At the end of the item the chair noted the matter was referred for further review (the transcript records “Item referred to.”), with staff to follow up on the outstanding technical items.
Why it matters: the SR-109 corridor has a multi-jurisdiction corridor management agreement that balances transportation, economic development and community character. Commission action on rezoning and access here could affect traffic patterns and development expectations along that corridor.
