Murfreesboro — The Rutherford County Investment Committee on Nov. 6 voted to forward a positive recommendation to the full county commission for a proposed 17.6‑million‑dollar Tax Increment Financing (TIF) for the Twinning Station mixed‑use project in the City of La Verne, conditioned on a finance‑director review.

La Verne attorney Madison Haines and developer representatives described the project as a mixed‑use development with roughly 630 residential units (townhomes and multifamily), about 164,000 square feet of commercial space including a potential 50,000‑square‑foot grocer, parks and trails, and a donated fire‑station lot. The TIF features a 75/25 split in incremental taxes between the TIF and the city/county and includes performance provisions: no TIF revenue would be rebated until required public infrastructure is completed, developers must begin public infrastructure within 12 months of closing and complete it within 42 months, and certain transfers/assignments are restricted during that period.

Economic case: Younger Associates presented an impact analysis estimating a roughly $350 million capital investment during construction, an estimated $244 million in annual economic activity when complete, and sizable sales‑tax and property‑tax gains. The presenters said the TIF would generate local taxes and that a 20‑year TIF would be used to borrow against projected increments (presenters cited a net present value used for borrowing of roughly $17.7 million and a 75/25 distribution). Analyst Corey Van Blaercom said the project ranks high among TIFs the firm has reviewed, noting a 4.85 benefit‑to‑cost ratio.

Commissioner concerns and conditions: Commissioners asked detailed questions about clawbacks and whether land would revert to the IDB or remain with the developer if obligations weren't met. County commissioners also asked whether school finance staff had been consulted; presenters said they had not met with the county finance director or school finance director but committed to meet the county finance director within five business days. La Verne officials emphasized that the city has already funded significant road improvements tied to the site and that the city purchased the land to control development outcomes.

Vote: The committee amended a motion so the county's positive recommendation is contingent on the finance director reviewing the materials and meeting with city/developer teams; that amendment passed and the committee recorded the roll call (majority yes, two no votes recorded). The amended recommendation will go to the full commission for final action. Presenters said a portion of the TIF proceeds would be used to fund public roads and utilities and that the TIF structure is intended to incentivize the developer to build the public infrastructure before receiving rebates.

Provenance: Presentation begins at 00:35:34 and the committee roll call on the forwarded recommendation is recorded at 01:14:07 in the meeting transcript.

Speakers quoted or referenced: Madison Haines (La Verne attorney); Graham Coates (La Verne planning = city representative); Landeli (Equitable Property Company, developer); Corey Van Blaercom (Younger Associates).