Correction Notice: Originally we reported that the measure passed unanimously. This was an error. Mayor Jeff Smith was the only “no” vote.
Coopertown has been pretty peaceful – online and in-real-life following the contentious mayoral election last year. Things have been relatively routine and not much of note worthy of reporting has been going on…Until now.
In a move that has ignited frustration and disbelief across the community, the Coopertown Planning Commission voted yesterday to approve a rezoning request for 40 +/- acres of agricultural land on Highway 49 adjacent to Oak Pointe—despite as many as fifteen unanswered questions, an incomplete site preliminary “plan”, and what several residents believe is a blatant disregard for the town’s own mixed use zoning ordinance.
The proposal would change the zoning designation from Agricultural (AG) to Mixed Use – Commercial/Residential, paving the way for a blend of dense residential and commercial development on what is currently rural farm land. Residents fear the move could bring townhomes, apartments, and even a grocery-anchored shopping center— to a quiet area not ready for such a transformation.
A Generic Plan, No Specifics, and Major Community Impact
During the meeting, the developer Mr. Michael Crawley (he is also the developer of the Drive-In Theatre/Diner in Coopertown, and owns several businesses in Springfield) openly admitted he did not yet know what the actual development would include. His comments ranged from vague allusions of possibly a “grocery-anchored” concept to potential comparisons with Pleasant View Village—though no firm details or architectural concepts were provided. He did estimate approximately 130 new housing units in the development in addition to the yet to be determined commercial spaces.
In addition to an entrance on Highway 49, the development plan also includes a new access road that would connect to the cul-de-sac at Chris Court, possibly sending excess traffic flooding through the quiet Oak Pointe subdivision. Residents in that area were not given clear information or studies to evaluate—information and studies that are seemingly explicitly required by Coopertown’s zoning ordinance for mixed-use developments.
“This was a generic plan advanced without any real detail about the housing or the commercial use,” said one resident after the meeting. “It’s going to cause major traffic increases on residential roads, right through the Oak Pointe neighborhood, and the Planning Commission just waved it through.”
A Failure of Process: What Is the Point of an Ordinance If It’s Ignored?
According to citizens who were present, it quickly became clear that the proposed plan does not meet the current standards required to advance from the Planning Commission. As currently written the ordinance has some specific requirements to be met before it can pass the planning commission to the board of mayor and aldermen. The ordinance is designed to ensure that any developer requesting a rezoning has completed critical work—yet several of those elements were nowhere to be found in Crawley’s submission.
The commission’s justification? That the ordinance requires too much up-front work from the developer—and that such work is expensive. For many residents, that excuse is exactly why the ordinance should remain as is.
“This isn’t a flaw in the ordinance. It’s a feature,” said one citizen. “It’s supposed to require skin in the game. If a developer isn’t ready to invest the time and resources to do the job right on front-end planning, they shouldn’t be rezoning the land.”
What’s more troubling to many is that even when prompted to delay the vote for 45 days—a move that could have allowed time for these unanswered questions to be resolved, or the ordinance to be fixed—the Commission declined and passed it with a single no vote from Mayor Smith, sending it to the Board of Mayor and Aldermen for final approval. Their thought process being that it will have to come back to the planning commission anyway, and those questions will be answered, and the planning commission and developer can negotiate specific details. The concern for several residents is that once it passes the Board of Mayor and Aldermen, then it all rests in the hands of the planning commission.
Illustration 13 and the Role of an Unelected Body
Adding fuel to the fire is the Planning Commission’s reliance on Illustration 13, a so-called “growth map” that envisions the town’s development over the next two decades. The 40-acre parcel in question was designated as “Mixed Use” on that map—despite heavy public opposition two to three years ago when this very parcel was attempted to be re-zoned, and when the map was being modified.
“This is the singular reason we’re fighting this again,” said one outraged resident. “That map was created by an unelected body. It has not been ratified by the Board of Mayor and Aldermen, and yet somehow, we’re being told it’s the basis for reshaping our community. That’s not how representative government is supposed to work.”
Poison Pill
Adding another layer of complexity to the conversation, Mayor Smith raised an unexpected topic during the Planning Commission meeting: a developing situation at the state level regarding Tennessee’s landfill policies. With landfills across the state reportedly reaching capacity—and cities like Murfreesboro now entangled in legal battles with landfill operators over expansion rights—the state legislature is apparently considering amendments to existing laws, particularly Tennessee Code Annotated § 68-211-701, commonly known as “The Jackson Law.” This law currently requires local government approval for new or expanded landfill sites, but proposed changes would strip that authority from towns like Coopertown, or even the county, and shift it to TDEC (Tennessee Department of Environment and Conservation).
While details remain unclear, some citizens believe the Mayor may be weighing approval of this mixed-use rezoning as a defensive “poison pill” strategy—a move to increase residential presence and complicate any potential future landfill proposals should the state override local control.
It should also be noted that the originally proposed landfill site on Highway 49 known as Highlands Landfill (which is adjacent to this property, and was acquired last year by a real-estate development firm) had yet another inspection in May of 2025. TDEC DataViewer
Public Mandate Ignored, BOMA Now Under the Microscope
The decision now heads to Mayor Jeff Smith and his Board of Aldermen (BOMA) for final approval in what will be a defining moment for the town’s elected leaders.
“Coopertown citizens may not always agree on everything,” said one resident, “but there’s one thing we were clear about when we elected this board: We don’t want this kind of speculative development in the middle of our rural areas. If it has to happen, let it happen near the interstate or along Tom Austin Highway—places actually built for it.”
Several citizens have voiced concerns that the town may be overly worried about potential litigation from developers. But as one comment pointedly noted: “If the city is afraid of being sued by a developer, maybe they should also worry about being sued by their own citizens. It only takes one person with the will and the means.”
What Happens Next—and What You Can Do
The rezoning request is expected to go before the Board of Mayor and Aldermen for a first reading in June or July, followed shortly thereafter by a final vote if it is approved on the first reading.
Residents are being urged to get involved—now. “If you care even an ounce about where you live,” said one commenter, “send your emails, and show up. This is your town. You deserve a say.”
Residents can send feedback via email (below) to the Planning Commission and BOMA members directly and should monitor official announcements for upcoming meeting dates and agendas.
Mayor@coopertowntn.org
ward2alderman@coopertowntn.org
aldermanward2_1@coopertowntn.org
ward1alderman@coopertowntn.org
robertdaleanderson@yahoo.com
PlanningCommission@coopertowntn.org
References from the Coopertown Website:
CoopertownTN.org
Meeting Dates, Times and Agendas
Mixed Use – Residential/Commercial Ordinance
Current Zoning Map
Illustration 13
Planning Commission Adoption of Illustration 13
Highlands Landfill
TDEC DataViewer
