Planning commission approves 183‑lot Telluride subdivision despite traffic concerns

The Rutherford County Regional Planning Commission on March 23 approved the preliminary plan for the Telluride Subdivision, a 183‑lot development on 170.06 acres along Stewart Creek Road, after staff and county engineers described traffic and utility issues that will require further agreements.

Doug Damasi, planning staff, told the commission the plan conforms to RM zoning and proposed 15,000‑square‑foot minimum lots and multiple connections to the adjacent Brewer Point subdivision. Damasi said the applicant proposes to “rework that portion of Stewart Creek Road,” removing two 90° curves and creating a T intersection at North Road to improve safety and flow.

County engineering staff reviewed a traffic impact study that flagged delays at several intersections, most notably at Almaville (state route 102) and Burnt Knob. Mike, the county engineer leading the analysis, warned that “Most of the improvements are needed at that Ammoville and uh burnt knob,” and said the development would exacerbate existing timing and turning problems at nearby intersections.

Staff and the consultant recommended a combination of on‑site improvements (dedicated left/right turn lanes and an ingress lane where feasible) and off‑site mitigation. The record includes an example allocation approach discussed during the meeting: if this development accounts for 25% of additional traffic at a given intersection, it would pay 25% of required improvements. Damasi said the county is working with its legal department to create a framework for collecting funds and noted that some improvements fall inside the Smyrna city limits and will require intergovernmental coordination.

Damasi also raised utility and drainage considerations: the development’s upper ridge will likely require a booster from CUD to serve water at higher elevations, and the steep topography limits stormwater siting. Damasi summarized: “we feel comfortable with the preliminary plan as presented,” while noting there is “a lot of work yet to be done” with CUD, engineering staff, the state and legal on the details.

John Miner, representing SEC for the applicant, told commissioners many area improvements stem from larger background growth; he said thousands of homes are anticipated in the vicinity over the next decade and described targeted improvements the developer could reasonably complete now, including smoothing the Stewart Creek bend and restriping or widening where feasible.

Developer Oliver Constable described the homes planned for the subdivision, saying the product will be upscale single‑family residences and noting, “what we're proposing in here is about an $800,000 home.” He said the builder prefers full‑brick construction and semi‑custom finishes.

After discussion about a funds‑in‑lieu approach and the need for final engineering, a commissioner moved to approve the preliminary plan subject to staff comments, required road improvements, engineering review and negotiated funds‑in‑lieu agreements. The motion passed with one abstention: Jason Beavers abstained; the remaining voting commissioners recorded votes in the affirmative and the motion carried.

Next steps: staff will work with the applicant, the county legal office and auxiliary agencies (including CUD and the town of Smyrna where relevant) to finalize the scope, cost allocation or escrow arrangement for off‑site improvements and to confirm water and stormwater solutions. Any binding funding agreements and required permits will be completed during final plat and engineering review before construction permits are issued.