Rutherford County OKs mini-storage rezoning and a 37-acre warehouse PUD with participation agreement
March 13, 2026 | Rutherford County, Tennessee
This article was created by AI summarizing key points discussed. AI makes mistakes, so for full details and context, please refer to the video of the full meeting. Please report any errors so we can fix them. Report an error »
Rutherford County commissioners voted March 12 to approve two rezoning requests: a small planned-unit development for a mini-storage facility (Russell Ranch LLC) and a larger planned-unit development for warehouse and distribution uses (Beacon Acquisitions/Chris Rudd) along Amaville Road.
Planning Director Doug DeMasi described the Russell Ranch proposal as a 3.8-acre mini-storage site at 1070 B Franklin Road with a 62,000-square-foot concept plan; staff and the planning commission recommended approval and no members of the public spoke in opposition. Commissioners voted to adopt the planning commission s unanimous recommendation.
On the Beacon Acquisitions application, DeMasi told the commission the proposal would rezone roughly 37.5 acres from residential medium density to a PUD allowing distribution and warehouse buildings (three buildings up to a combined 375,000 square feet). The application followed an earlier EAC zoning request that was denied after public hearing in 2025; the developer revised the approach to a PUD and completed a traffic study. DeMasi said the participation agreement attached to the packet spells out on- and off-site road improvements, including developer-funded turn lanes and a portion of a traffic signal project.
Multiple neighbors spoke during the public hearing, emphasizing that existing sight-line issues, the Amaville Road/Interstate 840 overpass and current crash history make new industrial traffic—particularly semitrailers—a safety concern. Kelly Hill of the South Haven neighborhood told the commission, "Our roads in this area are not currently designed to support regular semi truck traffic," and asked that infrastructure be required before development.
Commissioners debated whether the participation agreement secures off-site ramp improvements or only funds a portion of them; DeMasi said right-and-left turn lanes into the development would be built as part of the project and that the participation agreement identifies contributions toward other off-site improvements, to be finalized in an executed agreement. The commission approved the Beacon PUD conditioned on execution of the participation agreement; Commissioner Oliver recorded a nay on the final voice vote and asked that her opposition be noted in the record.
Why it matters: The Beacon project would change the land-use character along Amaville Road and add large-scale warehouse capacity in a corridor neighbors say is already strained. The participation agreement aims to shift some road-improvement costs to the developer but leaves timing and some off-site funding questions to future agreements and capital planning.
Next steps: Execution of the participation agreement and future engineered site-plan review, permitting and any required TDOT approvals (Franklin Road and interchanges) before construction.
Planning Director Doug DeMasi described the Russell Ranch proposal as a 3.8-acre mini-storage site at 1070 B Franklin Road with a 62,000-square-foot concept plan; staff and the planning commission recommended approval and no members of the public spoke in opposition. Commissioners voted to adopt the planning commission s unanimous recommendation.
On the Beacon Acquisitions application, DeMasi told the commission the proposal would rezone roughly 37.5 acres from residential medium density to a PUD allowing distribution and warehouse buildings (three buildings up to a combined 375,000 square feet). The application followed an earlier EAC zoning request that was denied after public hearing in 2025; the developer revised the approach to a PUD and completed a traffic study. DeMasi said the participation agreement attached to the packet spells out on- and off-site road improvements, including developer-funded turn lanes and a portion of a traffic signal project.
Multiple neighbors spoke during the public hearing, emphasizing that existing sight-line issues, the Amaville Road/Interstate 840 overpass and current crash history make new industrial traffic—particularly semitrailers—a safety concern. Kelly Hill of the South Haven neighborhood told the commission, "Our roads in this area are not currently designed to support regular semi truck traffic," and asked that infrastructure be required before development.
Commissioners debated whether the participation agreement secures off-site ramp improvements or only funds a portion of them; DeMasi said right-and-left turn lanes into the development would be built as part of the project and that the participation agreement identifies contributions toward other off-site improvements, to be finalized in an executed agreement. The commission approved the Beacon PUD conditioned on execution of the participation agreement; Commissioner Oliver recorded a nay on the final voice vote and asked that her opposition be noted in the record.
Why it matters: The Beacon project would change the land-use character along Amaville Road and add large-scale warehouse capacity in a corridor neighbors say is already strained. The participation agreement aims to shift some road-improvement costs to the developer but leaves timing and some off-site funding questions to future agreements and capital planning.
Next steps: Execution of the participation agreement and future engineered site-plan review, permitting and any required TDOT approvals (Franklin Road and interchanges) before construction.
View the Full Meeting & All Its Details
This article offers just a summary. Unlock complete video, transcripts, and insights as a Founder Member.
✓
Watch full, unedited meeting videos
✓
Search every word spoken in unlimited transcripts
✓
AI summaries & real-time alerts (all government levels)
✓
Permanent access to expanding government content
30-day money-back guarantee
