County approves 5-acre minimum in A-1 zoning, exempts urban growth areas and ends moratorium

The Coffee County Board of Commissioners voted to amend the county zoning resolution to require a minimum lot size of 5 acres in the A-1 Agriculture/Forestry district, with an explicit exemption for parcels within municipal urban growth boundaries. The commission later voted to end the 180-day subdivision moratorium that had been in place while planning work continued.

Supporters said larger lots protect farmland and rural character while opponents warned the change would restrict property rights and create discretionary approvals. Amanda Harrington, a professional planner with RCS Consultants working under contract with Coffee County, told commissioners the change “aligns with Coffee County’s comprehensive plan” and argued larger lots “deter speculative subdivision, reduce farmland fragmentation and maintain larger tracts needed for commercial agriculture.”

Opponents raised concerns about uncertainty and local control. Nicholas Northcutt of Northcutt Surveying told the commission the amendment “uses five times more property than necessary to have a house” and warned that the variance process would give appointed officials discretionary power over owners who want to divide land. “There is not any clear criteria of where a variance hold,” Northcutt said during public comment.

Several residents urged delay and broader stakeholder work. Garcey Groves, who identified himself as a lawyer from Tullahoma and said he had sent letters to commissioners, asked the body to use the moratorium to form a committee of commissioners, planning commissioners and community members to seek compromise. Sharon Lynch, a Coffee County resident, said she supported the 5-acre rule for long-term planning but urged respect in public debate.

Commission discussion included amendments and a concern from city leaders about how the change would affect parcels inside urban growth boundaries (UGBs). Commissioner Seaborn moved — and Commissioner Benton Brown seconded — an amendment to exempt any A-1 parcels inside any municipal urban growth boundary from the new 5-acre minimum; that amendment passed unanimously on the floor (18 yes). The main zoning amendment as amended passed on the full-motion vote by a count of 10 yes, 8 no.

Later in the meeting, commissioners voted by show of hands to end the county’s 180-day subdivision moratorium that had been enacted while planners and the commission considered zoning options. Commissioners and staff noted the moratorium had been intended to allow time for study; some speakers said applications that were already in the review pipeline continued to be processed.

The action changes the minimum lot size rule for A-1 property outside municipal UGBs. It does not remove other pathways for development: rezone requests and variance applications remain possible routes for landowners seeking smaller lots, and those processes continue to be handled through the planning commission and, where required, a county commission decision.

The zoning resolution item was introduced by the Planning Commission and moved on the floor by Commissioner Stubblefield and seconded by Commissioner Smith. The staff report and planning commission recommendation, and an accompanying letter from the Coffee County Farm Bureau in support, were included in the packet reviewed by commissioners.