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A proposed Planned Mixed-Unit (PM-U) development called Summerlin which was brought before the Planning Commission in August was approved in its first of two readings by the Board of Mayor and Alderman in their first October monthly meeting.

According to a memo from Interim Planning Director Charles Rush, an ordinance “to rezone the property located along N Jackson St (Coffee County: 107, Parcel 017.00 and Coffee County 108, Parcel 095.00) from Agriculture (AG) to P-MU with the following Density 350 single family lots, 326 townhomes, and 320 multi-family units on 175 acres with additional requirements by the Tullahoma Planning Commission” was placed before BoMA.

Additional requirements laid out in Rush’s memo include “1. The Applicant (Chris Rudd) will meet with the Tullahoma Fire Department to determine a location for a future fire station. The Applicant will provide land either at the Summerlin location or will buy land that the Tullahoma Fire Department has indicated as a suitable place for a fire station (of similar value to the land proposed at Summerlin) and contribute. This condition must be met before any preliminary plats are brought before the Planning Commission. 2. The applicant will conduct a traffic study immediately following the rezoning approval to a P-MU. 3. The City of Tullahoma and its departments will review the Tax Incremental Financing (TIF). 4. The development phase which includes the 320 apartments and retail development will be presented to the PC for feedback on design and beautification.”

The ordinance stated “Whereas, a public hearing before this body was held on October 9, 2023, commencing at 5:30 p.m. and notice thereof published in the Tullahoma News on the 4th day of October 2023 at which hearing members of the public were allowed to be present and to speak on the issues, and Whereas, there being no substantial opposition to the rezoning of subject property as is hereinafter set out and same being in the best interest of the safety, welfare, and ordinary growth of the City of Tullahoma and its residents; Section 1. The Zoning Map of the City of Tullahoma, Tennessee known be hereby amended by the rezoning along N Jackson St (Coffee County 107, Parcel 017.00 and Coffee County 108, Parcel 095.00) from Agriculture (AG) to Planned Mixed-Use (P-MU) zoning districts, said property more particularly identified on the attached map. Section 2. The rezoning of P-MU will have the following density of 350 single-family lots, 326 townhomes, and 320 multi-family units on 175 acres following additional requirements by the Tullahoma Planning Commission. Section 3. That all Ordinances in conflict herewith and all provisions in the Code of Ordinances of the City of Tullahoma, in conflict herewith are hereby repealed in their entirety, to the extent of any conflicts. Section 4. That if any section, subsection, paragraph, sentence, item, or clause of this Ordinance shall for any reason be declared unconstitutional or invalid, such declaration shall not affect any other portion of this Ordinance, it being the intent that the sections, subsections, paragraphs, sentences, items, or clauses of this Ordinance shall be treated as severable. Section 5. That this Ordinance shall take effect and be in full force and effect from and after its passage and from and after its caption being published one time in a newspaper of general circulation in Coffee County, Tennessee, the public welfare requiring it.” 

City Finance Director Sue Wilson gave a presentation about the estimated impact of the development. The estimated combined revenue of the development as projected over 20 years was $41,106,479, according to her presentation. She added that the development would be generating about $3,428 in property taxes per student in the Tullahoma school system. “All of your students would be well funded through both state revenue and sales tax,” she said.

She ended her presentation stating “this looks like a very solid project.”

Alderman Kurt Glick made a motion for amendment to the ordinance that would require the apartment part of the development be made of 50% brick or masonry veneer.

The Summerlin development applicant, Chris Rudd of Beacon Acquisitions, said that he was happy to incorporate brick or masonry product into the facade of the proposed apartments, but emphasized his wish to be able to free up his architects to develop an aesthetic design for the project without constraint. He also expressed the concern that such requirements could increase rent prices down the line in the development.

He requested that the stipulation Glick motioned for be changed to the apartments facing North Jackson street to be required with 50% brick or masonry veneer.

Glick kept to his original amending motion, and Alderman Bobbie Wilson. The motion failed with only Glick and Wilson voting in favor.

The original motion was put forward again. Alderman Daniel Berry made the motion in favor of the ordinance and Alderman Jerry Mathis seconding. The first reading vote passed unanimously. The second reading will take place in an upcoming meeting.