Planning commission approves PUD amendment for Sulphur Springs Road development

The Rutherford County Regional Planning Commission on July 14 approved a planned-unit-development amendment (RAZ 25016) that lets the SpacePark/Stone Lake development on Sulphur Springs Road be built as four separate buildings rather than the two originally authorized, while keeping the previously approved cap of 1,500,000 square feet for the site.

The decision matters to neighbors and county planners because it preserves the overall square-foot cap but alters building layout and circulation, prompting additional traffic mitigation commitments from the developer and a landscaping/berm buffering commitment intended to reduce headlight and noise impacts on adjacent homes.

Doug DeMasi, planning staff, told the commission the property — roughly 157 acres in Commission District 3 — was rezoned as a PUD in 2022 with an approved configuration of two buildings (one about 1,100,000 sq ft and another about 373,000 sq ft) and a combined maximum of 1,500,000 sq ft. He said the applicant asked to amend the pattern book to allow up to four buildings that, in total, would not exceed the 1,500,000-square-foot limit. DeMasi said the amendment process required the same public hearings as the original PUD and that the applicant held a neighborhood meeting on May 27.

Rob Molchan, representing Stone Lake Partners, said the developer prefers smaller building footprints because they are easier to lease than a single 1.1 million-square-foot building that had been envisioned earlier. "What Stone Lake is wanting to do is... make smaller buildings," Molchan said, explaining the change is aimed at marketing and leaseability. He also confirmed the developer is amenable to making the main internal roadway a private drive built to county standards.

Traffic and roads: Planning staff said the applicant submitted an updated traffic study reviewed by a third-party traffic consultant, Neil Schafer. In addition to previously committed improvements from the 2022 approvals, staff said the developer agreed to three additional improvements identified in the updated study: (1) a turn lane from I-840 eastbound toward the three-way stop at Liana Road; (2) an eastbound right-turn lane to the I-840 southbound on-ramp with about 200 feet of storage; and (3) an additional right-turn lane from the I-840 southbound off-ramp with about 300 feet of storage. Staff and the applicant said making the internal access a private road would not change traffic volumes but would leave maintenance responsibility with the developer rather than the county.

Buffers, noise and lighting: The PUD continues to require industrial properties to provide a Type 3 buffer; staff and the applicant said the project retains a 150-foot preservation/buffer band along the southern edge adjacent to residences. The developer confirmed a sound study was performed and reiterated a prior commitment to a 12-foot-tall sound wall at the entrance nearest an adjoining home. Commissioners asked the developer to add a berm and additional evergreen plantings at the ends of long trailer/drive aisles to reduce headlight intrusion; Molchan said the developer would include a berm and an evergreen buffer at the pavement edge adjacent to the preservation area.

Public comments and resident concerns: Nearby residents raised issues during the public-hearing period. Thomas Clark of 3300 Shacklett Road said the revised layout brings building massing closer to his property and that a 150-foot tree buffer may not prevent impacts from 24-hour industrial operations. "My understanding, if it don't exist on this PUD, then we don't have any leg as as citizens to stand on," Clark said. Elizabeth Clark, also of 3300 Shacklett Road, asked who residents should contact if blasting for site preparation cracks foundations and pressed for construction-hour limits; planning staff and county representatives said construction-hour limits are not codified and that preconstruction meetings ask contractors to be reasonable but the county does not have specific hour restrictions. County officials said preblast surveys are typically required for properties within a certain distance and that, if a preblast survey is performed and damage later occurs, the developer or site contractor is responsible for repairs.

Stormwater and environmental controls: The applicant said stormwater ponds have been enlarged compared with the previous plan and that detention capacity remains at least double county standards. Staff said final construction plans will be reviewed to confirm pond sizing and impervious-area calculations.

Vote and next steps: Commissioner (name recorded in roll call) moved to approve the amendment with staff comments and the changes requested during the meeting; a second was offered. The roll call vote recorded multiple yes votes and the motion carried. The planning commission recorded the motion as approved and noted that all rezoning/regulation amendment requests will be considered by the Rutherford County Board of Commissioners at its Aug. 14, 2025 meeting unless deferred or withdrawn.

Votes at a glance: The planning commission approved the PUD amendment (RAZ 25016) to permit up to four buildings on the SpacePark/Stone Lake site while keeping the total building area capped at 1,500,000 square feet; the approval includes the developer's commitments to the additional traffic improvements identified in the updated traffic study and to added berm/evergreen buffering and preservation of a 150-foot buffer.

The planning commission's action does not change the county zoning map itself; it is a recommendation/amendment that will be forwarded to the Board of Commissioners for consideration on Aug. 14, 2025.