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Brandon adopts new comprehensive zoning ordinance after heated public hearing
Summary
After a multi-hour public hearing with developers and residents objecting that the map conflicts with the city’s May 2025 comprehensive plan, the Brandon Board adopted a 2026 comprehensive zoning ordinance and official zoning map that sunsets the TND district and creates new residential classifications and PUD pathways.
The Brandon Board of Aldermen voted on April 6 to adopt a new 2026 comprehensive zoning ordinance and official zoning map after a public hearing that produced sustained objections from developers and local property owners.
City staff and planning consultants told the board the ordinance is intended to reorganize and modernize district names, use classifications and development standards. The draft removes the TND district and establishes new low-density residential categories (RE43, RE32, RE21), adds an R-12 suburban neighborhood district and clarifies how PUDs (planned unit developments) will be used as a flexible tool for higher-density proposals, planners said.
Developers and property owners questioned the changes. Mike Heilman, a Jackson-based attorney speaking for Heartland Development Company, said the proposed zoning map is inconsistent with the city’s May 2025 comprehensive plan and that rezoning RM-4 or medium-density parcels to R-12 would raise minimum lot sizes and substantially increase costs for buyers and developers. "The new zoning plan and the map do not comport at all with the comprehensive plan," Heilman said during public comment.
Edwin Salas, another representative for affected landowners, said the proposed 2026 classifications replace RM-4 with RM-8 and increase minimum square footage and lot-width requirements across multiple categories, which he said would remove an affordability tier and reduce the pool of potential buyers.
City planning staff and the city’s consultant responded that the land‑use categories in the comprehensive plan are intentionally broader than zoning districts. Gray Oots of CMPDD (a planning district) told the board R-12 can fall within a medium-density range depending on lot configuration and that PUDs remain available to seek higher density while preserving open space and addressing stormwater and traffic concerns.
Board members discussed stormwater, traffic and long-term infrastructure before taking action. The board adopted the ordinance by motion after the hearing, directing the map and ordinance be posted in the community development office and on the city website.
The ordinance repeals conflicting prior ordinances and becomes effective per its terms; the board will include the adopted materials in the city code. The board did not amend the adopted comprehensive plan as part of the action.
The zoning adoption follows months of planning sessions and staff work; several members of the public and developer representatives asked the board to delay for additional review, while staff said the new rules provide clearer, modern standards and tools (notably PUDs) to manage growth. The board adjourned after completing the session.
