Frequently Asked Questions
What is The Heel?
- The Heel is a master-planned, mixed-use development just north of the intersection of I-10 and US-90 in Tallahassee.
- The Heel consists of 900 acres, which will include homesites, retail and commercial space, light industrial, and office space.
- The residential component of The Heel will be a mix of multi-family, townhome, and single-family residences, providing a needed blend of price points on different lot sizes to serve a variety of homeowners.
- There is a maximum of 2,107 housing units allowed. The developer is not asking for more.
Who is developing The Heel?
- The Heel is being developed by GreenPointe Developers, which has an extensive history developing master-planned and mixed-use communities.
- GreenPointe Developers prides itself on cultivating unique communities that utilize creativity and regionally-appropriate architectural and environmental sensitivity. Placemaking is a central focus in every GreenPointe community.
Is the developer of The Heel seeking any sort of amendment or land use change?
- No. The developer is not requesting any land use change and intends to develop the project in compliance with the City’s Comprehensive Plan.
- The Comprehensive Plan currently allows for a mix of uses for the property such as residential, commercial, retail, light industrial, school, community facilities, open space, etc.
- The area in which The Heel will be located was always planned to be developed in phases, under the terms of the Welaunee Critical Area Plan. Any future development in the area outside of this parcel will be subject to separate review and development approvals.
Will the The Heel development affect the current plans for conservation and greenways of the Welaunee Arch, as specified in the Welaunee Arch Master Plan?
- No. The Heel sits to the south of the current areas in the Welaunee Arch that have been designated as open spaces, conservation areas, and public greenways, and it will not affect these parts of the Welaunee Arch specified in the Welaunee Arch Master Plan.
- Because The Heel shares a northern boundary with the Welaunee Arch and abuts the Miccosukee Greenway and conservation area, the development will take this into consideration and will utilize a design that is respectful of and complementary to the larger Welaunee area.
How will traffic from The Heel affect the area?
- One of the major transportation benefits of a mixed-use master plan is the ability to internally capture traffic through multiple uses in the community, reducing overall traffic trips in the area.
- Detailed traffic analyses will be undertaken during the planning stages, and any necessary infrastructure improvements required by the city will be incorporated in the design of the development.
- A new connection to Miccosukee Road will not be made for a number of years – it is not part of the first phase of the development.
- There will be a turn lane and other improvements to Mahan Drive, and a new signal will likely be added, determined in consultant with the City of Tallahassee and FDOT.
- The Northeast Gateway-Welaunee Boulevard connector, which is an intergovernmental-agency-funded project, is currently in the planning/design phases. This connector has been designed to improve connectivity and reduce traffic pressure throughout the transportation corridor in the area and will benefit northeast Tallahassee communities and residents, as well as The Heel.
What about existing wetlands on the property? What about runoff and stormwater issues? How will this affect Lake Lafayette?
- The City of Tallahassee does not allow impacts greater than 5 percent to wetlands, and this project will preserve the entire existing wetland strand on the property.
- The project will comply with all City, State, and Federal environmental regulations. There are environmental studies currently underway that are required prior to any development that will address factors such as stormwater and conservation.
- All stormwater will be detained on the property through stormwater ponds, and there will be no additional flow offsite.
- There will no additional runoff or stormwater flow into any surrounding neighborhoods or areas.
What about impacts on the local environment?
- The project will comply with all city, state, and federal environmental regulations. There are environmental studies currently underway that are required prior to any development, that will address factors such as stormwater and conservation.
- Significant areas of The Heel are currently harvested for planted pine, but GreenPointe recognizes that The Heel contains signature areas of tree canopies, including oak hammocks, and will take an inventory of the unique natural features of the property. Designs will utilize environmentally-friendly elements and passive public recreation, as has been done in other GreenPointe developments.
Why do we need more development in this area? Doesn’t the Tallahassee area have enough existing housing?
- The Tallahassee Metropolitan Statistical Area has one of the fastest-growing economies per capita of any Florida city, and this is expected to continue. Population projections for Leon County indicate a growth of more than 53,000 additional residents by 2045, according to the Bureau of Economic and Business Research.
- Current demand for housing is extremely high, inventory of existing homes remains low, and prices are continuing to rise. The existing shortage inhibits economic growth, and building new homes in areas that have been previously identified as approved growth corridors in the Comprehensive Plan will help alleviate this shortage and the high demand.
- The Heel will not only provide a welcome variety of residences and price points on multiple lot sizes, its development as an enhancement in a key area of Tallahassee – providing additional commercial, retail, and office employment opportunities.
What is the timeline for development?
- The development is currently in design and permitting, which will take approximately 12-18 months. Construction will commence after receipt of all required City and State permits.
Is the project really called “The Heel”?
- The Heel is only a temporary working name. Prior to development, the developer will select and release the name of this exciting new community.
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