Commission defers 105-acre Manchester Pike PUD after residents raise traffic, drainage and cemetery-access concerns

Rutherford County planning commissioners voted April 17 to defer action on a rezoning and pattern-book application for a large warehouse and commercial planned-unit development (PUD) at Manchester Pike and the Joby Jackson corridor after residents raised concerns about traffic, drainage and access to a family cemetery.

The proposal (case REZ25005) would rezone about 92.71 acres to Planned Unit Development and roughly 12.51 acres along Manchester Pike to Commercial General (CG). The applicant’s pattern book shows approximately 643,500 square feet of warehouse/distribution space in seven buildings, with flexibility up to 700,000 square feet and construction staged in three phases.

Planning staff and traffic reviewers described required roadway improvements identified in the applicant’s traffic study, including turn lanes at the two proposed entrances and a traffic signal to be installed “as warranted” by the Tennessee Department of Transportation (TDOT). Staff noted the possibility that TDOT could require a continuous three-lane section along the property frontage to accommodate the turn lanes and to reduce weaving; the developer said it would coordinate with TDOT.

Mike (traffic staff) told commissioners the study recommends a northbound right and a southbound left at each entrance and that TDOT’s signal and access requirements will govern final treatment. Staff also flagged on-site constraints including existing wetlands and floodplain, and noted the Henderson Family Cemetery on the property will need a perpetual access easement if the project proceeds. “We just can’t fence it off and not have access,” staff said.

Applicant representatives said they revised the pattern book after neighborhood meetings and have made commitments to reduce impacts on adjacent neighborhoods. Matt Taylor of SCC, representing developer Joe Swanson Jr., said the buildings’ maximum height is proposed at 40 feet and that the plan moved the northern building (Building G) farther from homes after neighbor feedback. “We committed to not touching at least 25 feet along that whole northern property line,” Taylor said, and the team pledged the back access road behind Building G would be fire access only, with no roll-up loading doors facing the neighborhood.

Multiple residents spoke during the public comment period and raised similar concerns. Laura Jones, who said she lives on West Big Richland Road, told commissioners she was worried the development’s filling and grading would displace stormwater onto neighboring properties and urged careful review of detention capacity. Don Williams, a homeowner on Manchester Pike, described routine traffic backups and said the addition of tractor-trailer traffic along Manchester Pike at times of interstate congestion would worsen local circulation.

First-responder officials said county fire services and code requirements provide mitigation: Chief Sanders said the county’s fire department is prepared to respond to warehouse facilities and noted that the buildings will be required to meet building-code and fire-protection standards, including alarms and sprinklers.

Commissioners asked staff and the applicant for several commitments and follow-ups before deciding the application, including: a firm signal-warrant analysis and a written commitment on whether and when a three-lane section would be constructed between entrances; documented coordination with TDOT on access control; a clear plan for perpetual access to the Henderson Family Cemetery; confirmation of wetland delineation and any TDEC/Corps of Engineers mitigation steps; and a will-serve letter for sewer (staff said the applicant has a water will-serve letter but not a sewer will-serve at this stage).

After those requests, Commissioner Michael Shirley moved to defer the item to the next meeting to allow staff and the applicant to provide the requested information; the motion was seconded and carried on a roll-call vote.

Next steps: staff will work with the applicant to revise the pattern book and provide additional traffic, drainage and utility documentation. The commission asked staff to check the city of Murfreesboro’s comprehensive-plan guidance for the adjacent city-owned parcels and to seek a clearer written commitment from the developer on traffic improvements and cemetery access prior to returning the matter to the commission.