Commission recommends PUD for 37.5-acre warehouse project on Amaville Road, contingent on participation agreement

Rutherford County planning commissioners on Jan. 12 recommended approval of a Planned Unit Development (PUD) rezoning for roughly 37.5 acres along Amaville Road to allow warehouse and distribution facilities, but made the recommendation contingent on a "proper" participation agreement that defines the developer’s equitable share of off‑site road improvements.

Staff told commissioners the property had previously been the subject of a different zoning application that county commissioners denied after neighbors raised traffic concerns. The current PUD pattern book shows three buildings (labeled A, B and C) with combined floor area not to exceed about 375,000 square feet; individual buildings were described in the staff report as roughly 73,000 to 162,000 square feet. Staff said no tenants are currently identified.

Traffic and access were central topics. Staff and the applicant said discussions with the Tennessee Department of Transportation (TDOT) led to a revised access plan with a single driveway location instead of two. Staff said a participation agreement is being developed with the Ocala Road project to allocate costs for off‑site improvements and that preliminary calculations place the county’s estimated share for the combined improvements in the ballpark of $60,000 for this project, subject to final methodology and negotiation.

Matt Taylor of SCC, representing the developer, said the project team will construct on‑site turn lanes and is coordinating water‑system extensions with the local utility district. Staff read an email from CUD saying domestic fire flows for the development may require extensive public‑system upgrades or a private fire tank and pump, and that such expenses would fall to the developer; Taylor confirmed the concept plan includes a tank and pump house and that routing of public water is under negotiation.

Several neighbors asked the commission to slow or deny the rezoning until road, stormwater and visibility issues are addressed. Douglas Kerrigan, a nearby resident, questioned safety on the narrow, curving Amaville Road and warned of light pollution and increased truck traffic: "Right now, if you go there, it's completely pitch black," he said, and contrasted that with the potential glow and noise from truck activity. David Steele, who lives two properties away, cited an engineer’s estimate that widening Amaville Road could cost "$4,000,000 to $10,000,000" and urged clear commitments on who will pay for long‑range upgrades and mitigation for stormwater runoff that could affect Stewart's Creek and Percy Priest Lake.

A commissioner moved to recommend approval with the condition that the Rutherford County Board of Commissioners approve a proper participation agreement that finalizes the fair, equitable monetary figure; staff and the developer will finalize methodology and present the agreement to the board for signoff. The roll call vote was unanimous and the recommendation will be forwarded to the Board of Commissioners for consideration at its Feb. 12, 2026 meeting.

Next steps include finalizing the participation agreement, continuing coordination with TDOT and CUD on access and water/fire‑flow requirements, and presenting the rezoning and any required participation agreement to the Rutherford County Board of Commissioners.