Portland City Council Tightens Duplex Regulations Amid Community Growth

In a decisive move to shape the future of housing in Portland, Tennessee, the City Council has approved significant amendments to the city's zoning ordinance, focusing on the regulation of multi-family residences, including duplexes.

 

During the December 1 meeting, City Planner Nate Heisler outlined the proposed changes, emphasizing the need for a more structured approach to duplex developments. "This conversation has centered around what to do with duplex uses currently," Heisler stated. "After having conversations with the Planning Commission, I think the best way is to break it up into three facets."

 

Under the new regulations, all multi-family residences, including duplexes, will be required to be part of a Planned Unit Development (PUD). Previously, PUDs were mandatory for duplexes on properties exceeding two acres, while smaller lots had more lenient requirements. This amendment aims to ensure that developments, regardless of size, undergo comprehensive planning and community review.

 

Mayor Mike Callis highlighted the importance of streamlining the approval process and determining the effective date for these changes. Heisler added that the benefit of this approach is that the council would see a development plan for smaller lots instead of just a property map like they would with a straight rezoning.

 

Vice Mayor Megann Thompson noted the Planning Commission's previous discussions on introducing a Minor PUD zoning category, stating, "The consensus seems to be there." She proposed a two-year window for implementing these changes, aligning with the city's "Preserving Portland" plan, which focuses on sustainable growth and maintaining the city's unique character.

 

The council also debated whether to grandfather existing lots that currently qualify for duplexes. Alderman Brian Woodall supported a sunset clause, emphasizing the importance of due diligence. In contrast, Alderman Vince Ellis expressed concerns about removing existing rights from property owners.

 

Thompson introduced an amendment to remove duplexes as an allowed use from all zones except R-1, effective two years after the creation and approval of a Minor PUD zoning. The amendment passed with a 4-2 vote, with Ellis and Alderman Charles Cole dissenting. The ordinance itself was subsequently approved by the same margin.

 

In addition to zoning changes, the council addressed off-street parking regulations for multi-family units. The new ordinance increases the requirement to two parking spots per unit, up from the previous 1.5, and mandates guest parking based on the total number of units.

 

To enhance accessibility and efficiency, a resolution was passed requiring all project and permit submissions to be digital. This move aims to streamline processes and improve record-keeping.

 

In a bid to attract new businesses, the council approved a recommendation from the Industrial Development Board to create a Payment in Lieu of Taxes (PILOT) program, specifically targeting the development of a hotel in the city.

 

Sherri Ferguson of the IDB noted that while similar programs have been used for industrial purposes, this marks the first application for a commercial project. "When you're doing a PILOT for commercial, you're actually going to receive sales tax even though you're abating their property tax for a short period of time. We're hoping to have double the sales tax income from what you're losing on property tax," Ferguson explained.

 

Mayor Callis added that the city had worked with Robertson County on a similar agreement for the planned Travel Centers of America location along the Highway 109 Bypass.

 

The council also approved $83,900 in appropriations for 15 nonprofit agencies as part of the city's 2025-26 budget. The largest allocations include $27,500 for the library and $22,500 for the Chamber of Commerce.

 

Looking ahead, the council approved a request to place a half-cent sales tax increase on the May 2026 election ballot. Previous estimates suggest that this increase could generate approximately $1.3 million in revenue, earmarked for public safety needs. "Part of our city's already at 2.75 percent... we hope people will go out and vote for this," Callis stated.

 

In other developments, the council approved a three-year agreement with UDP Tennessee Hauling to provide roll-off dumpster hauling services. Public Works Director Carlton Cobb estimated that this new contract would save the city around $10,000 annually compared to the current provider.

 

Mayor Callis also announced that the Richland Park splash pad is tentatively scheduled to open on Memorial Day weekend in 2026, adding a new recreational feature for the community.

 

The next City Council meeting is scheduled for January 5, 2026.