Neighborhoods Rally Against Zoning Changes

On May 14th, the Tallahassee City Commission held a public hearing to transmit amendments to the Comprehensive Plan to the State for review that would- among other things – allow higher density development in urban areas, including legacy neighborhoods.

However, during the public engagement part of the meeting approximately 25 neighborhood advocates spoke against the amendments arguing that the changes would result in unwanted development due to the change in allowable density provisions. The criticisms of the changes came even though the amendments include provisions that require neighbor[1]hoods to file a “neighborhood use plan” before the neighborhoods are subject to the increase in density provisions.

The proposed amendments are the result of growth management officials attempting to facilitate the Leon County population projections that show a population of 343,300 people in 2050, representing an increase of approximately 41,500 people over the next 25 years. The projected population is expected to result in the need for approximately 23,000 new housing units.

Ultimately, the city commission voted to delay the adoption of the changes until the June 11th city commission meeting to give growth management officials time to communicate with neighborhood advocates and to explore an agreement related to the proposed changes to the neighborhood zoning regulations.

The Comprehensive Plan

The Comprehensive Plan regulates how land is developed to accommodate projected population growth, how infrastructure is planned to support this growth, and how natural fea- tures are protected. The Plan includes goals like preserving the natural environment, discouraging urban sprawl, encouraging higher densities in areas with existing and planned infrastructure, and protecting the character of existing neighborhoods.

Over the last few years, a number of elected officials have voiced concerns about continuing to allow growth on the outskirts of the Urban Services Area. The argument that City Commissioners Jeremy Matlow and Jack Porter make against this type of growth is the approach costs more money and puts more stress on infrastructure like roads, water and sewer, and electric utilities. Matlow, Porter and other progressives have argued that future growth should be directed to the urban area or city core at the expense of “growing out.”

The amendments to the Comprehensive Plan address the concerns of Matlow and Porter by increasing the allowable density for development in residential areas in the urban core. However, as was demonstrated during the meeting, those that live in the urban core are not happy with the proposed changes. The Alliance of Tallahassee Neighborhoods (ATN) is concerned that the density of neighborhoods would more than double and commercial intrusion into residential areas would be allowed under the changes. ATN’s interpretation of the amendments indicates that the maximum density is increased by 100%, from 6 units per acre to 12 units per acre. This would allow, for example, for several town homes to be built next to single family homes on half-acre lots.

Also, ATN is concerned that commercial development would be allowed amid areas currently zoned as Residential Preservation, where it is now prohibited. These changes would allow non-residential uses such as retail, offices, and community services.

It is clear that growth management officials are trying address the “urban sprawl” concerns of the community by encouraging more infill development. However, this approach impacts long existing neighborhoods. To balance infill development with the desire to protect the character of existing neighborhoods, officials note they are proposing incremental increases in density provisions.

Neighborhood Meeting

 On June 4th, the Tallahassee’s Planning Department staff reported that a meeting took place with neighborhood representatives that spoke at the May 14th City Commission meeting. The city staff set up meetings to engage the neighborhoods on proposed policies and address specific concerns.

City staff discussed plan revisions that provide more locational specificity for in- creased densities in the Urban Residential Preservation and Sub-Urban Residential Preservation land use categories, provides more specificity on addressing non-conforming uses, and alleviate concerns about commercial, retail, and office uses in Urban Residential Preservation.

Additionally, Planning Department staff collaborated with the Alliance of Tallahassee Neighborhoods and the Los Robles Neighborhood on a community wide meeting. The Alliance of Tallahassee Neighborhoods and the Los Robles Neighborhood hosted the meeting on June 3, 2025, at 6:00 p.m. at the Woman’s Club of Tallahassee.

Planning staff provided a presentation on proposed updates to the Comprehensive Plan and answered questions from attendees.

The primary focus of the questions from attendees related to proposed densities in urban neighborhoods. Staff explained the proposed densities and how the increased densities proposed would only be allowed on properties that front arterial and collector roads and that the maximum allowable densities for properties on local streets would remain the same.

The issue will be addressed at the June 11th city commission meeting.