Commission defers PUD for proposed equestrian facility and restaurant on Horton Highway

Rutherford County planning commissioners on Aug. 11 deferred action on a planned-development rezoning for a proposed equestrian facility, restaurant and boutique at 9180 Horton Highway (REZ-25010).

The applicant, Joshua Hein, presented a plan for an indoor riding arena, stables for roughly 18–20 horses, a farm-to-table restaurant and limited boutique retail. Hein said the facility would offer lessons and smaller riding events “once every three to six months” and that he and his family plan to live on-site.

Planning staff described the submittal as a nonresidential planned development and said that because Horton Highway is a state-maintained road, the Tennessee Department of Transportation (TDOT) will need to approve access. Staff said TDOT had requested a traffic study to resolve whether the site would be allowed one or two access points; a scoping meeting with TDOT was scheduled by staff.

Neighbors raised concerns about lighting, noise, the location of a proposed “detention pond” and the safety and paving of driveways. One neighbor who said the pond is on his property told commissioners it is a spring-fed, well-stocked pond and that he was “concerned for the future” if runoff increased. Moses Wilson (spoke as William Wilson in the record) said he was not opposed to the project but sought assurance that light and sound mitigation would protect existing homes and a family cemetery on adjacent property.

Commissioners discussed whether the PUD could lock in specific hours, event frequencies or materials. Planning staff explained that a PUD provides a pattern book that binds certain elements if approved, and that site plans, septic/sewer approvals and performance standards would still be required prior to construction. Commissioners and staff noted state-permitting requirements for septic or food-service operations (TDEC) and the need for will-serve letters for water service if applicable.

After discussion, a commissioner moved to defer the application so the applicant could provide additional specifics (hours and frequency of events, finalise the traffic/access approach with TDOT, and clarify paving and landscaping buffers). The motion to defer carried; the commission did not record a roll-call tally at the hearing.

Next steps: the applicant will work with staff and TDOT on access and traffic, refine the pattern book with operational limits (hours, event frequency), and provide required engineered site plans and permitting documentation (including TDEC approvals if a restaurant is pursued). The application will return to the planning commission once staff and the applicant have addressed the outstanding items.