Maryville planning commission delays preliminary plat for TPL Silos logistics center to June 3

The Town of Maryville Planning Commission voted 5-0 on May 20 to postpone consideration of a preliminary six‑lot subdivision for TPL Silos LLC, a proposal for a two‑building speculative logistics center on 63.25 acres, until a special meeting on June 3.

The vote followed a lengthy discussion about traffic access, intersection alignment with Silverstone Parkway and Mississippi Street, and stormwater and wetland protections. Matt Cruz, a representative of Crow Holdings, said the developer is proceeding with two of the three planned buildings and that “we don't want to create an unsafe situation in town,” and proposed limiting movements at one curb cut to reduce conflict.

Why it matters: Commissioners and residents flagged potential safety and drainage risks that could affect adjacent properties and the Mississippi Street corridor. The commission directed the developer and staff to meet quickly to refine the entrance alignment and to complete a traffic study before the plat moves forward.

Commissioners heard that the subdivision proposal (filed as P3PS1-0525 by petitioner TPL Silos LLC) is for two logistics buildings on property zoned CIS (Commercial Industrial). Staff said surface water would be collected by storm sewer and directed to three interconnected detention basins that discharge to a culvert on 70 Third Avenue, and that other flow would go to an existing wetland that the applicant plans to preserve and mitigate off-site in coordination with the U.S. Army Corps of Engineers. Planning staff told the commission that sanitary sewer and storm plans had been submitted and reviewed; the commission and developer agreed more detailed engineering and a traffic study are needed.

During the public comment period, two nearby residents said they worried about stormwater runoff and truck headlights. Nick Petrovsky, of 7676 Mississippi Street, asked that stormwater be directed so his property would not flood: “I want them to have the project. I just want to make sure... we don't get flooded.” Jerry Geyser, 7507 Mississippi Street, said an existing curb cut and approach are in the general area and urged the developer and town to coordinate on the alignment to avoid impacts to homes.

Several commissioners and staff described traffic concerns along Mississippi Street, including the short distance between signalized intersections and the potential need for a new signal or a re‑alignment of local connectors. Commissioner Brian (surname not specified) urged engineers to consider a signal and detailed ingress/egress plans; staff and the developer said a traffic study will define needed improvements.

The commission kept the public hearing record open through the postponement process and set a special meeting for June 3 (the commission's regularly scheduled workshop date) for the parties to meet and for the commission to take further action. Commissioner Pettit moved to postpone for two weeks; Secretary Chris Mellon seconded. The roll-call vote recorded five yes votes, and the postponement passed.

The commission noted the item remains in a preliminary review stage: planners and the applicant will meet to resolve entrance alignment and lot-line questions, complete outstanding civil and stormwater plan revisions, and produce a traffic study that will inform any required roadway or signal improvements. Staff and the applicant agreed to meet in the field the following day to walk the alignment and attempt to resolve immediate concerns before the June 3 meeting.