Portland City Council Advances Planned Urban Development Along Woods Road

The Portland City Council has taken a significant step toward approving a proposed Planned Urban Development (PUD) along Woods Road, adjacent to the forthcoming Highway 109 bypass.

 

During the August 4, 2025 meeting, the council approved the rezoning request on first reading, following a unanimous recommendation from the Planning Commission in July.

 

If granted final approval, the rezoning will change the property from County RR (Rural Residential) and RS-40 (Low Density Residential) to RM-1 PUD (Residential Planned Unit Development).

 

The proposed development spans 43.57 acres on Woods Road and includes plans for 85 single-family homes and 18 townhomes.

 

Amenities such as a dog park, walking trails, and a soccer field are also part of the project, with approximately 21 acres designated as green space.

 

The Tennessee Department of Transportation (TDOT) has approved access from the PUD onto the Highway 109 bypass, which is slated to begin construction this fall.

 

Vice Mayor Megann Thompson raised concerns about the proposed use of vinyl siding on the rear of single-family homes, advocating for brick or masonry instead.

 

“I think I’ve made a pretty good stance on PUDs lately, that I have to check off some boxes,” Thompson said. “I have asked to see the masonry carried all the way around… we’ve held other developments to that standard.”

 

Developer Eric Johnson of Jetton Property Group explained that while masonry is preferred, vinyl siding allows for easier future renovations and does not significantly impact home appraisal values.

 

“If you have a neighboring subdivision down the road build a vinyl-siding house, same square footage, and then we do a full hardy house, unfortunately, the way appraisal values are around here, you don’t get the full amount of appraisal for the hardy you put into it,” Johnson said.

 

He noted that the appraisal differences could affect the developer’s bottom line by as much as $10,000 per home.

 

“We’re willing to put a little more into the subdivision; it’s not always about the profit. But if we’re not making a profit, why would we do it?” he added.

 

Thompson suggested using masonry on homes visible from the road.

 

Chuck Thomas, CEO of Jetton Property Group, responded, “We’re hoping not to be forced into being priced out of the market when we’re trying to build a little bit nice home over there.”

 

Thomas indicated a willingness to consider Thompson’s request and to use full hardy materials to gain council approval for the PUD.

 

Alderman Brian Woodall inquired about a partnership with the city, expressing concerns over the strain on city services.

 

“There’s a drain on the services of the city. I know we weren’t able to buy a police car this year… Their being able to travel through the city is important to me,” Woodall said.

 

Alderman Charles Cole asked about the construction timeline and was informed that the Highway 109 expansion and related infrastructure would influence the schedule.

 

Thompson estimated that it would be a couple of years before the first home is constructed, with the PUD being developed in up to four phases.

 

The rezoning request is scheduled for a second reading at the council’s September meeting.

 

In other business, the council approved a change order of just over $22,000 for the Richland Park splash pad due to the discovery of soft soils requiring excavation and backfill.

 

The council also approved on first reading an update to the city’s building fees, which had fallen behind neighboring jurisdictions.

 

If approved on second reading, the new fees will take effect on October 1.

 

According to the city’s information packet, fees on a 1,250 square-foot home would increase by approximately $285.

 

An agreement for the construction of a retention basin on Airport Road was deferred until the September 15 meeting amid concerns over the city paying for dirt removal when developers are seeking adequate building material.

 

A change order of $8,750 for engineering services for the project was also deferred.

 

The proposed PUD along Woods Road represents a significant development for Portland, aligning with the city’s growth and the upcoming Highway 109 bypass.

 

The council’s discussions reflect a careful consideration of design standards, city services, and community impact as Portland continues to evolve.