Committee backs rezoning, recommends ‘Woodford Way’ overlay for new commercial corridor

The Tupelo Planning Committee voted May 4 to recommend rezoning approximately 226.59 acres along Gloucester Street and the newly built Woodford Way from Agricultural Open to Regional Commercial and to forward an amended overlay district for council approval, with the committee changing the recommended name to the "Woodford Way Overlay District." The recommendations will go to the city council for final action in June.

Tanner Newman, Director of Development Services, told the committee the city requested the rezoning to support development now that phase 1 of Woodford Way is complete and phase 2 is underway: "This is a request from the city of Tupelo to rezone, route 226.59 acres... to be rezoned regional commercial," he said, framing the overlay as a tool to set design guidelines and coordinate future curb cuts and connector streets.

Mike Waters, representing an affected parcel, said mailed notices were unclear and asked whether rezoning would immediately raise taxes. Newman and other staff clarified rezoning itself does not change tax assessments; taxation would change only if and when property is developed: "There would be no changes in the taxation, unless there was some type of development on property," Newman said.

Staff described how the overlay would work: requiring developer‑built street connectors to be built to city standards if the city is to accept them later, setting where curb cuts will be allowed, and establishing a review/appeals path that routes staff appeals to a panel including the city engineer and public works and development services directors. Newman said the overlay is intended to be proactive about traffic and design so Woodford Way does not develop into the same congestion issues the city faces elsewhere.

Committee members asked detailed questions about boundaries, whether the Target parcel and existing rezoned parcels would be included, and MDOT's control of Gloucester Street for signalization decisions. The committee amended the overlay language and voted to recommend adoption to the city council with the new name "Woodford Way Overlay District."

The committee also voted to table proposed updates to chapters 2, 4 and 11 of the Tupelo development code (including downtown overlay guideline updates and congregate‑living standards) for action at its June meeting. Staff said chapter 5 downtown updates will also be taken up in June. The committee set a work session for May 28 and scheduled the next public meeting for June 1, 2026.