Planning & Zoning - Regular Meeting

First case we have tonight was a continued case from January is the Yates addition to Hoover.

All right. Um so starting with the active cases S92536 Yates addition to Hoover. This property is zoned R1. Sorry. and um it is located at 232 Caliiente Drive in Martinwood Estates. Um the purpose of this plaid is to adjust the property line dividing lot one block two of Martinwood Estates first sector and lot 21 block two of Martinwood Estates fourth sector. uh staff recommends that the applicant request a continuance so that all comments can be addressed and if no continuence request is forthcoming um staff recommends denial.

So how many I think we only do this continuance three times, right? How many times we've done this? There are no um limitations on the number of times you can ask for a continuence on a subdivision case. Uh we have continued this one since uh September, I believe. That's right. So, what's the story? Well, I actually had a conversation uh briefly with the um surveyor this afternoon and um they did communicate to me that they are wanting this to be continued. Again, they're coordinating with the property owner as to how to proceed.

Okay. You're not recommending that we turn it down. You recommend we continue? Uh when those comments were crafted on Friday uh and Thursday of last week, we had not yet heard from the surveyor in this particular case. Uh surveyor got in touch with us this afternoon asking for this one to be continued. Okay. Any questions on this one? Okay, great. Next one.

S12601 Everly Phase F. Uh, this property is zoned plan unit development PUD. Um, the property is located in the west um west of Everly Parkway north of Everly phase 1C. Uh the purpose of uh this is to create of the plaid is to create 42 residential lots, two multifamily lots and three common area lots. Um staff recommends approval contingent on Revo Crescent being platted as a private ride ofway in this phase, phase 1F. um a preliminary plat and construction of the remainder of Everly Parkway and the gated connection to Orchard Avenue being performed so that the final plat for phase 1F and the remainder of Everly Parkway um are considered at the same time. Um the applicant um we need the applicant to address the technical comments that are marked up on the plan set as well. We need to hear from him,

sir. We need to hear from him tonight. You're saying you you want to hear from the comments on the plat? You want No, sorry. I just mean that we want um the applicant to agree to address the comments on the plan set.

And Mr. Chair, just a note on uh the second contingency uh that there be a preliminary platinum construction plan submitted for Everly Parkway. Um, according to the plan unit development, uh, as the developer moves on from the area designated as the village center for the Everly plan unit development, the remainder of the parkway is to be completed and uh, that connection point between the parkway and the stubout of Orchard Avenue and Ross Bridge uh, is to be gated initially. Um the PUD ordinance stipulated that should the school system utilize property donated to them within the Everly PUD um be utilized for school facilities that the gate would be removed or left open. Uh but initially it would be gated for emergency services and uh and other public uses. Well, not public uses um governmental uses. And so this phase 1F is the last phase of the village center sector of the Everly put. Um spoken with the developer concerning the time frame for the uh preliminary plat construction and final plat of the Everly Parkway and they were agreeable to that time frame.

Okay. Any questions on this one? Yes, Mr. Chair. I do have a quick question. Um, it's not directly related to site phase 1F, but it is related to Everly Parkway and Highway 150. Do we have an update on when the traffic signal controlling that area is supposed to be in place? U, we're working on an update right now with the developer. Um, so we should be able to have that to you um in a day or two. Definitely by the end of the week. Yes. Okay. Thank you. Yes. Any other questions?

Uh on the first comment, the Rio Crescent being plotted as a private rideway. Is it It is being designed to standard details and will be accepted as a public street in the future though. Correct.

That's right. With the pavement structure and so forth. Um that one is the one that's got, sorry, I can't see. I believe it's got parking on it. is the reason um it's got the parking there um for that um center. And so to be consistent with what we've done um for the streets that have parking on them, we've tried to make those not be public streets so that the city is not reservicing parking for a private development. I'll also say that um the use that's contemplated for lot A1 um uh the proposal at this time is for that to be an assisted living um facility uh smaller scale facility and uh there are some at least in the conceptual phase uh some turnouts pickup drop off areas associated with that that are a little outside of the norm for what would be directly adjacent to and connecting with a public street. So in order to in our opinion um simplify the maintenance responsibilities along that stretch i.e. not have city tax dollars going in and maintaining that stretch uh that it would be p platted as a private rightway and the developer has agreed to that.

Okay. So are you talking about just that one block crescent between Sage Street and Everly? There's a segment there as well as a stub out in phase 1E that's also I believe privately maintained. So I want to make sure I understand what Rosemary said earlier. that it's going to it's to be private now with the intent that later becomes public. That didn't make sense.

No, I was saying sorry um I may have misspoke, but we don't want that to be public because we don't want to use tax dollars to be maintaining um parking for a private development. And Max's absolutely right with the draft B um that's not shown here, but in some preliminary drawings it would be a really awkward configuration to connect to a public right of way where you delineate that um just because of those because of the parking the angle of parking there and because of the other um component with the drop off that's why. Okay. Thank you.

Thanks. Any other questions? All right, let's keep moving. Okay.

Okay. S12603 Hagwoods Reservey. Uh this is zone PR1 planned residential and the property is located at 1330 Greystone Crest and the purpose of the application is to combine lots 11 and 12. Um staff recommends contingent yeah approval contingent on adding a note to the plat that no structures are allowed to be built within easements and the submitt of the final signed myar. Okay, any questions?

Okay, let's keep moving. All right.

Next up, we have a conditional use case that carried over from last month. Uh this is for a drive-thru uh food service restaurant located on Highway 31 at the Riverchase Plaza Shopping Center. Uh the address uh 1855 Montgomery Highway. And this particular user is interested in having a portion of the shopping center, the parking field in front subdivided off and utilized for the fast casual drive-thru service. Um, as we see on the overhead, uh, dual lane fast food service and city staff have reviewed this particular case and have the following recommendation that it be recommended. We recommend approval contingent on the following. that if any queuing were to back up onto US Highway 31, the operator will amend ingress egress to the satisfaction of the city engineer. Uh any new site lighting incorporated on this particular portion of the site uh match existing lighting of the shopping center as closely as possible. Third, uh signs to be applied for separately and meet the requirements of the Riverchase PUD. Uh next, we have the site and building uh to be planned and constructed in substantial conformity with the conditional use plans. Next, uh the property be subdivided prior to permitting and upon subdivision, landscaping on the master site be restored. And next, we have that the operator

obtain a business license prior to operation. This particular area is designated for mixed use and commercial development according to the comprehensive plan. Uh we have reviewed the proposed lot size. Uh and it appears to meet the zoning requirements pending conditional use approval of this particular use. Uh just some additional notes. uh skipper performed a traffic analysis and according to that analysis concludes that the site can handle the traffic generated by the use and they are not recommending any uh improvements at this time. Um we've acknowledged receipt of that traffic analysis and just so that we have adequate coverage. It's why we included within our uh conditions that if we do run into an issue whereby traffic starts to jam up the access drive into the shopping center or 31 that uh they come back to the city engineer and uh redesign and reroute their drive-thru traffic. Um they do have some options available to them. Uh at the onset there's uh ingress egress directly onto the access to the shopping center uh the service road coming into the shopping center. Uh they also have access designed into the existing parking aisles uh to the south or page right on the site plan. Uh so again traffic analysis says this that this will operate and function without any issues. Uh but just to be on the safe side, we'd like to have a condition on there stating that if there is any kind of um issue with the access and how the drive-through traffic is being routed that they come back and to the

satisfaction of the city engineer reroute it. Got a question. Okay. If they have to reroute, do they have the ability to have the ingress egress on the rest of that parking lot? at the way way I look at it, it doesn't show that. I mean, if they're going to have ingress egress, they're going to have it on this map in in the future. Correct. Because they could the the owners of the property around them could stop them from doing that particular function.

As of right now, the the owner of the shopping center center still owns this site. understand now, but once they sell it off, it's going to reservey it and sell it off. They won't be able to control their access if they have to redo it if they don't have an ingress egress easement already set up in place all the way around. That's right. We will be looking for a shared access and parking easement when the subdivision plat comes. Okay. Any other questions? Yeah, Mac, has the Riverchase Business Association been involved in any of the re reviews or are they aware of this development?

They are aware of it. Um, and at least to this point um we've received word that the RBA um is finds what they have submitted acceptable. uh both the the use and the layout as well as the architectural features of the uh and the material schedule for the exterior of the building. Do they have I know our homeowners Riverchase homeowners association we have approvals that have to be provided to the city etc. Do does the RBA have that also like do we need to you know stipulate that approval by the RBA

need to be obtained? We um do communicate with each and every applicant that comes in that it's our recommendation that they go to the RBA first. Okay. And get their blessing on the development be it the the architectural aesthetic side or the operational side. Uh which my understanding is RBA does have some say over the layout of a site and uh to my knowledge this particular case has done that. they have gone to the RBA. So, we don't need to get any official form or letter or anything. Like I said, I don't know how the RBA works, but the homeowners has, you know, an actual approval form. So, yeah. Okay, that's good.

Mr. Chair, um, one question. Are we aware of any prior conditional use for a drive-thru um, applications at this uh, shopping center? I'm not aware of any right off hand. Um we could go back. Are you um asking particularly specifically about this portion of the site, a similar layout or

just generally for this site? I I guess because it strikes me as a little bit odd that this particular site is one of the only places on that side of Highway 31 that doesn't have a drive-thru. Um, so I just wondered if there was some historical basis for that. Not right off hand. Not aware of any. Um, my I would I suppose that um part of the reason you didn't have a a building pad developed out specifically for a drive-thru use. All of this space was developed out for parking. And um the initial anchor tenant being Walmart,

I'm sure they wanted to preserve as much of that parking field as they could. Um, of course, users have changed. Use of the parking area has uh has changed to a point where this sector of it is largely vacant vast majority of the time. And so, uh, as I think a combination of things, as the shopping center has aged, as the properties around have developed out and there's less what we'll call green field, new site development potential, uh, developers are starting to look at, um, underutilized spaces like this and go through the process to try to put a use to them. That's just um just what I observe in this particular case.

Thank you, Mac. Um the the comment about landscaping on the master site seems vague to me. Have you been in have you detailed out for the applicant what it says to be restored at the time of subdivision? restored to what exactly? Have y'all worked that out?

We have uh the minimum standards of the Riverchase plan unit development. Um our landscape architect has been working with the engineer and landscape architect on this particular project and we made them aware that that was one of the items that we were going to look at. Um, our landscape architect actually has substantial amount of knowledge in the history of this site and there was that one point in time where according to him it was upheld as kind of a standard for shopping center development, how you landscape them. And uh there are a number of uh of planters and other spaces around the site that used to have trees that would meet the landscape standards of Riverchase. And over time those have been taken down, haven't been replaced. And so yes, we have been in conversation with the engineer and the owner concerning that particular condition and it would be to restore to the minimum standards of Riverchase

landscape plan. Okay. Thank you.

But it doesn't comply with the current standards because that was built before the landscape ordinance that we have been in place. It was just the Riverchase ordinance. Correct. Riverchase ordinance is a little different than um what we enforce for our base zoning. Um they they do both ask for different things as it relates to tree conservation. Since this is uh the plan unit development, um the landscape section for Riverchase is separate and apart from our article 13. So these are the the Riverchase standards are the standards we would adhere to today for any new development on the site.

It is an intense amount of landscaping going in for a single out parcel and there's over 20 trees alone specked in there. It's it's a lot of landscaping just from being a landscape architect. That's that is a lot on an out parcel. It'll be greatly improved from a tree conservation standpoint. Any other questions? Okay, let's move on.

All right. 13 S2264 Ren Park subdivision. This property is zone PI planned industrial um located at 245-2194 Riverchase Parkway East. Uh the purpose of this final plaid is to subdivide an existing office development into four lots. Um staff recommends approval contingent on the following. If the covenants are revised to include a dissolution of the portion of the agreement um pertaining to access and parking. This must be approved by a city council resolution. Any revised covenants must be approved by the city attorney and recorded prior to the plat being recorded. um address technical comments on the plat and the final signed Marlar um being submitted.

Okay, any questions on this one?

Just a quick one. Are the covenants being requested in lie of ingress and access easements on the plat? the um what was submitted to our office from the engineersveyor for this particular pro uh project had a number of covenants that they were um binding all of the lots into a portion of that related to uh access and parking. Um access is going to be granted across the entire site to the benefit of each of the owners. parking is only going to take a place um some parking on lot 2D for the benefit of lot 2B and at least to have the access and parking component in line with uh the zoning ordinance and what it states needs to be in place regarding shared parking and access. We need uh it included within that that can only be dissolved by resolution of the council. Um and looking at the plat itself, there is so much activity going on as far as uh easements for utilities and setbacks and uh we feel like additional information directly on the plat related to access and parking may make it even noisier. Um, got

but I think having a copy of those executed and uh recorded covenants on file with the shared parking and access component uh would suffice for our needs.

That answers your question. In a roundabout way, yes. Anybody else have any questions? Okay, mayors, keep going. Okay. S O22605 Everly phase 5B sector 2 reservey number one. This property is zone planning and development pud. And it is located at 4595 Linton Drive in Everly. And the purpose of the plaid is to create storm easements on lots 6113A to 6117A. Uh staff recommends approval.

Any questions? Okay, let's keep moving. S O22606 Blackidge South phase 12. Uh this property is zone PUD PR1 and this is located at the end of Blackidge Parkway. The purpose is to create 22 residential lots and three common area lots. Staff recommends approval contingent on the applicant submitting shity in the amount of $280,750 for the remaining improvements.

Any questions on this one? Okay, let's keep moving. SO22607 Kahaba Forest Preserve Reservey. This is zone PR1 planned residential. Uh this is uh located at 2448 International Park Place. Um this is a final plat to correct the legal description of the previously recorded plat and staff recommends approval. Any questions on this one? Okay. We got a few minutes before six. I got about two more minutes.

I'd like to call the February 2nd, 2026 planning and zoning meeting to order. And before I call roll, I'd like to do make a couple announcements. I want to introduce three new members. We've got Brian Munger, a city new city administrator. We have Scott Underwood, who's been on it once before and he's back on. and uh Sanjay Patel, welcome and we're glad to have you here. Looking forward to working with you. Uh that's the first. Now, second announcements are we've we are now streaming and we've been instructed to talk into the microphones better because they they're not hearing us as well. So, if y'all please try to talk into the microphone and I'll do the same. I'd like to see if the secretary call now. Miss Peace here.

Miss Driver here. Mr. Minger here. Mr. Patel here. Mr. Reed. Mr. Underwood here. Mr. Whisman here. Miss White here. Mr. Wood here. I'd like to see if Mr. White would lead us in the invocation, please. Sure.

Let's pray. Heavenly Father, we thank you for the opportunity to gather together in a free and democratic society to um examine the business of the city. And we ask that you would um give us wisdom as we consider each application this evening. And we ask for your blessings on those who um are building businesses and lives in our city. We ask for uh your blessings also on our city leadership. These things we pray in Jesus name. Amen. Amen. Miss Peace, would you lead us in the pledge of allegiance, please?

I pledge allegiance to the flag of the United States of America and to the republic for it stands, one nation under God, indivisible, with liberty and justice for all. Prior to this meeting, each one of the commissioners were given minutes for the January 5th and January 15th meetings. If there are no changes in the minutes, I'll entertain a motion to approve as they are written. I'll make a motion to approve the meeting minutes.

Have a motion, second. All in favor say I.

I. Those opposed? Nay. Motion carries. Tonight we have four cases that have been withdrawn. Uh the cases are uh C 122514. It's a conditional use approval for the operation of a liquor store on Medford Drive. The second case is C 0226 uh-3. It's conditional disapproval for a car wrapping and window tinninging business at 2132 Lorner Ridge Lane. The third case is C 0226-04. It's a condition approved to operate an event gallery space at 2132 Lauren Ridge Lane. And the last case is a zoning case at Z226-01. It's a reszone property located at 3132 2132 Lorna Ridge Lane from C2 uh commercial district to from C4 to commercial district C2. So these cases have been withdrawn which means that if they want to re apply for any reason they they withdraw all notices will have to be sent out. So, if you got a notice last time, you'll get a notice this time because they're withdrawn. Any questions on what I just said. Okay. The next four cases have been continued. These cases are S102545, preliminary map approval for the Black Ridge commercial lots. Uh S 122550, it's a Birch Tree Swim and racket club. S 012602 Call your Valley Black Ridge Parkway preliminary map approved for the Collier Valley Black Black Ridge Parkway located

at 3721 Stadium Trace Parkway. And the last one would be a conditional use CO22605 uh Alabama Merchants Association 900 Concourse Parkway. It's for a condition used to approve the operate a community center at the property located at 900 Concourse Parkway in Riverchase. Those four cases will be heard next month. If you have an interest in those cases, they will be held heard on March the 2nd at 6 o'clock. Uh no new notices will go out. So, if you have an interest in those cases, uh, be here March the 2nd at six o'clock. Any questions to what I've just said? Okay. Um, a lot of times we'll have a lot of subdivision cases that we'll vote on and then block, but since we have so many different types of subdivision cases, I think we'll vote on them individually tonight because we have so many different variations of them. Um, so the first case we have tonight is S092536 Yates Edition to Hoover. Yates edition to Hoover located at 30 232 Caliente Drive, Martinwood Estates. And the staff have some comments they want to make.

Mr. Chair, we did receive a request from the surveyor who applied and submitted this particular application. They wish to continue to next month. Okay. Any questions from anybody on planning commission? Anybody in the audience? I'll entertain a motion to continue. Second. I have a motion and second. All in favor say I. I. I.

Those opposed? Nay. Motion carries. Second subdivision case tonight is S012601 Everlyphase 1F preliminary math approval for Everly phase 1F. Uh the purpose of this request is to create 42 residential lots and two multif family and three common area lots and staff has some comments they'd like to make on this one. uh Revo Crescent in this phase uh should be platted as private rideway. A preliminary plat and the construction of the remainder of Everly Parkway and the gated connection to Orchard Avenue needs to be performed in a manner so that the final plat for phase 1F and the remainder of the parkway are considered at the same time and the applicant uh needs to address the technical comments that are on the plan set. Okay,

I'm Bob Easley with Alabama Engineering, 1214 Alford Avenue. Um, we're we're fine with the comments. We the staff sent those to us and my client reviewed those and satisfied with those. And um, just to to answer the the the uh there's a planned assisted living called the Hedrickk House that's planned for that lot uh on the on the right, the big lot on the right. And there it's uh for people who are physically handicapped. And there's planned to have a drop off there, which was why staff recommended that uh that that be plotted as a as a private road because there may be some conflict with an overhang for for covered drop off on on that one. And so we're okay with that. Um and there's some minor comments on the on the plan review that we're we're happy to to make. and we will bring a preliminary plat for the extension of Everly Parkway all the way to Orchard uh soon. And we understand that uh we can't get a final plat on 1F without a final plat on uh the Parkway extension.

Okay. Thank you. Thank you. Any questions from planning commission by the audience? I'll entertain a motion. I'll make a motion to approve case S--0126-01 with staff comments. Motion to have a second. I have a second. Motion second. All in favor say I. I. Those opposed, nay. Motion carries.

The next subdivision case today tonight is S 012603 Haywoods uh reservey. Um, Hagwood's reservey property located at 1330 Greystone Crest. The purpose of this request is to combine lots 11 and 12 into one lot. Staff comments as it approves contingent on the following. Uh, add a note that no structures are be built in the easements and submitt of the final signed myar. Who's here representing this case? Down. Give us your name and address, please, sir. My name is Brian Crogsard, Wagan Surveyors, 173 Oxmore Road in Homewood, Alabama.

Okay. You're you're aware of the the staff comments about no structure in easements and the uh Yes, I am. Okay. And then you got a you got a submittal for the final sign, Mar? Yes, that's signed. Uh it is signed by the surveyor. There's some it needs to rotate through, but it's ready for you guys. talked to Mac about it beforehand. You understand that the the if if it passes, it's condition on those two. Correct. Okay. Any questions from the plan commission? Anybody in the audience? I entertain a motion. Motion to approve S-126-3.

I have a motion and a second. All in favor say I. I. Those opposed? Nay. Motion carries. Good luck to you. Next case is a conditional use case. It's C12601. It's a condition use approval for the allow of the drive-thru facility for the Dutch Brothers Coffee to be located at 1855 Montgomery Highway and Riverchase. And I think staff's got some qu some comments they'd like to make on this one.

Yes, Mr. Chair. Uh we've reviewed the application and we do have a positive recommendation on it but with uh multiple contingencies or conditions. Uh the first that if any queuing backs into US 31 operator will amend the ingress egress to the satisfaction of the city engineer. Uh two any new lighting on the site shall match existing lighting in the shopping center as closely as possible. Third, signs to be applied for separately and meet the requirements of the Riverchase plan unit development. Next, we have the site and building to be planned and constructed in substantial conformity to the conditional use plans. Next, we have the property is to be subdivided prior to permitting. Next, we have landscaping on the master site to be restored uh to the minimum requirements of the Riverchase plan unit development at time of subdivision. And lastly, we have the operator obtain business license prior to operation. Uh we'll note that the conditional use, I'm sorry, the comprehensive plan supports mixed use and commercial development in the vicinity.

Okay. Who's here representing this case? Give us your name and address, please, sir.

I'm Bob Easley with that Alabama Engineering, 1214 Alford Avenue. Um this is uh right currently a a big empty piece of parking lot uh in the Hobby Lobby uh parking lot at at the Plaza Riverchase. Um we have a Dutch Brothers coffee, Dutch Brothers national company got a thousand restaurants nationwide. Um and uh we would like to take some of that excess parking. Uh, as we discussed earlier, this used to be a Walmart and had it was way over parked. And with the changes that we're proposing, we still have more than 70 excess parking spaces on the remainder of the parcel and we have about 15 extra parking spaces on the Dutch Brothers parking site itself. We had a study done uh by Skipper Consulting uh on on queuing. They evaluated, took drone and flew over some existing Dutch brothers, counted queuing. We have about 100% more queuing than is is required at the other Dutch Brothers. Um, and there's enough queuing in there for 22 cars before it gets out of the drive-thru lane. Uh, and if needed, we have enough room for 20 more cars of queuing on our lot without even getting out outside. So, I don't think we I mean, the Dutch Brothers folks hope that there's a queueing problem because they'll be selling so much coffee they won't know what to do. But uh anyway, I I think the answer is we have a contingency plan and uh there is a an agreement uh that there will be cross access and parking uh allowances between the Dutch Brothers lot and the remainder of the Plaza Riverchase lot. Um the uh just to answer I heard there were questions about the the parking I mean the landscaping. If you go out there now, there's a bunch of little parking

islands with nothing in them. Um, they used to have Holly Bush or something in them. And so, as we met with Mack and staff six months ago, and basically they said, "You've got to it's it's under below standards now. Basically, we're going to go out there and everything that's dead or not up to standards, we're going to plant a new tree there, whatever whatever it is to bring it back up to Riverchase standards. Okay, any questions? Anybody in the audience? Okay, come down. We need to get your name and address and find out what you got in mind, sir.

I'm Nathan Parvin. Uh, my wife is Wendy Parvin. We're co-owners of Baba Java Coffee. And the address at our we have two Hoover locations. Our address for the one we're talking about is 4730 Chase Circle. It's directly across 31 from proposed Dutch Brothers.

So we we believe that um Dutch Brothers is a great as a great coffee company and they're going to they could add value to Hoover. Absolutely. There's a reason that this wasn't zoned to be uh drive-thru at this area. Okay. logistically in that plaza at Riverchase, there's those two the two lights there, right? And so there's one in and one out. The one that's right next to where the the uh it's not it's a right turn only that comes out of where M Uncle G's is right now where the Chinese restaurant was that just recently closed. And it's right turn only. We believe there's several several problems that this could cause for the the Riverchase area and the Chase Lake area, the resident the big residential areas there. We think it's going to add a lot extra congestion to the area, especially if there's a drive-thru. Dutch Brothers is great, but why don't they just go to where there's already an existing uh drive-through area they could they could go to. We would love for them to do that. They we think the it's going to negatively impact the traffic patterns, especially in the morning, especially for the cha Chase Lake residential area. That's right, just adjacent to that and to River Jace in general. The the other shopping centers across from it, it's going to negatively impact that traffic-wise and logistic wise. Uh we we think a lot of the residents that we've talked to in Chase Lake, I thought someone would be here today. They they really don't like the idea of a drive a big drive-thru turn in turn out. Basically just people coming in on on commutes going in and out and not not positively impacting the commute the Hoover community like what we do with our with our uh coffee locations. We have two in two in Hoover and other places in thei in the uh in the metro area. Also, we opened in 2018 and we intentionally chose uh this exact environment because it already cured in this Riverchase Chesake area. We made a business decision to locate here without drive-thru restaurants and a lot of the restaurant a lot of the other businesses in that area chose this area particularly because there wasn't that

that congestion and other drive-throughs like that. And so that's the whole reason we chose it and many of the other businesses that have positively impacted Hoover in the community. Um, we think it's going to change the infrastructure. That's going to change the character. Um, it's going to negatively impact the the community building that we've done. We've spent many years doing. My wife my wife grew up in Hoover. Her family lived in Riverchase. She grew up there. She went to she graduated from the old Berry High School and then uh her sister did too and her younger sister graduated from the new Hoover High School when it opened. And so they we've lived in several different neighborhoods in the Hoover and and we we we just um just really put all of our heart and soul in Hoover. Uh and and I think this is really going to negatively impact uh many of the businesses around there, the residential areas, and it's going to negatively negatively impact our coffee company, which we've had a had a but it's also going to negatively impact

Dutch Brothers. Not they're not going to be as successful because we we've been there for a long time. We just we just think all around that this is a this is a really bad idea and we'd really implore you to please keep it like it is. So there's no drive-through area in this in this area. We feel like there's plenty of holes for coffee in Hoover. Get your name too.

I'm sorry. I'm Brad Haynes. Sorry. Uh vice president of operations. Uh we feel like there's holes in Hoover that don't have coffee. Uh even down 31, there's plenty of places. And so we feel like this is creating unnecessary uh competition that doesn't need to be there. Um, and you know, again, we're locally owned. Uh, Dutch Bros out of out of Oregon. Again, I know there will be locally managed here, but uh, you know, we know Hoover. We know we, as Nathan said, we've created a great, uh, community of, uh, clients and customers, and they love our space. And so, we just don't want to see any negative impact to the space, whether it's competition with us or traffic or whatever. So,

thank you guys. Thank you.

Okay. Thank you. Anyone else? You want to talk about traffic a little bit? The um based on IT numbers, the uh skipper report uh projects 42 peak hour trips in and out uh to this site. typ typically your coffee that this kind of morning traffic's going to be the morning's the peak's going to be in the morning and it generally goes the same direction as the traffic and so the people coming north on Highway 31 are going to go in the right in right out loop through the Dutch Brothers go back out the right in right out um it's got great access to Highway 31. Um, I I I understand it's going to create competition for other business in the area, but I I think from a traffic standpoint and zoning standpoint, it it there's 42 extra trips on Highway 31 in the in the AMP because not generating a lot of cross traffic, so it's it's generally going to be a bunch of right ins and right outs.

Okay. Mr. Easley, I've never been to a Dutch Brothers. Um, just look at the square footage. Is there seating inside? It's so small. No, it's it's a double drive-thru and a walk up. So, okay. Um, the required parking is five. It's it's less than 1,000 square feet. The required parking count is five spaces. We've got 19 or 20 parking spaces in there. Um, and it's it's mostly it's

it seems like a a different business model from a Baba Java. say coffee shop, a sit down, relax with a friend, have conversation. It's just kind of a diff it's a different beast. It seems they both sell coffee, but mo most of this is going to be drive-thru people, you know, picking up on their way to work. Okay. Any other question, Mr. Chair? Yes, I do have a couple of questions. Um, do we do we have a copy of the traffic study. It's in the packet.

Do can you tell me how broad the study is in terms of does it look at the Chase Lake neighborhood and any impacts of ingress and ingress across the street?

It it does not. It was it the um it it addressed three items after we discussed with staff. It addressed queuing. It addressed uh traffic generation and directional distribution, which is about 5050 north and south. Um it did not it was not a full traffic study like you would have for a major development. It didn't address intersection capacity, but in the grand scheme of things, it's a it's a relatively small user relative to Highway 31, and it's a thousand foot business in a 130,000 foot shopping center. So felt like it the a full traffic study wasn't necessary. Um and like I said, you know, the most of the the according to Daryl Skipper, most of your this kind of business traffic is going to be going with the traffic close. People going to work will stop by and get coffee. There's two signals that the the intersection that you see on the screen is a right in right out. um 600 feet south there is a full intersection signalized intersection and then Data Drive which is maybe 800 feet or so maybe 1,000 feet north um is a full signalized intersection um so if there is traffic coming from southbound 31 there's you can't turn left into that there's a med well there's not a median there but you can't turn left there there's a a median right in the middle of that right in right out so Um, across the street from Chase Drive, there's Data Drive. It's a s full signalized intersection with left turn lanes. And at Chase Circle and the entrance to the Hobby Lobby Center, there is a full signalized intersection with left turn left turn lanes. So, um, we we felt like there was it's it's the traffic question seems to be very minor relative to the the capacity of the road and the businesses around there.

That's that's the right in right out where we think most of the traffic will come in. And you can see I mean right now if you go out there typically there's people just park there. They park trucks there. It's there's nothing in those parking spaces.

Any other questions? Yeah, I've got a question. So, Mac, I'm sitting here thinking, I'm trying to confirm as of now, up to this point, the Riverchase PUD has not had a drive-thru present within the Riverchase PUD boundary. Is that correct? What? Like the Arby's? The Arby's that used to be on Valley Road right by the interstate. Is that part of the Riverchase PUD? Arby's that location's in the Riverchase Pud. You have uh just north of this site, Taco Bell, uh Taco Bell, uh the Steak and Shake, uh as well as Panda Express,

the Panda Express site. So, um our zoning ordinance changed in um 2020 time frame where the community wanted more oversight on drive-through restaurants. And so that along with a couple of other uses like gas stations were updated in the zoning ordinance, our use table to be conditional uses. So um there is a history of drive-through restaurants being in Riverchase. Okay. Uh there was the desire of the community and the council to have a little additional oversight with conditional use approval. Okay. Just want to confirm that. Thank you.

Okay. And I did want one of the other questions that was asked was about um Riverchase uh architectural committee. We've we've gotten an email from them that I forwarded to MAC that said to approve our application. So we submitted um building plans, site plans, sign plans, landscape plans, and they they we haven't got our formal piece of paper yet, but got an email that says we are going to be approved from Riverchase. Got a question. Yes, sir. Nope. Turn it. Sorry about that. Uh, as we're looking at it right now with increased traffic count, do you see a potential issue with vehicles exiting and people turning in?

I don't think so. There's a the picture on the screen right there is there is a right turn lane into um into the shopping center. So, um, and and there's a the lane that comes out, you can see in that picture, you know, there's three cars queued up to to come out. Um, there there's a lot of access points to this shopping center. Um, and and so my my short answer is cars come in and out all day. I think this is a relatively minor user compared to the overall count of the shopping center. Um I I mean it will add some to the shopping center traffic, but it's relatively minor in this in the grand scheme of things. Mr. Easley, my recollection from the trip generation manual is a land use of this sort would typically have of their trips generated 60 to 65% are pass by trips. They're drawn out of the existing traffic steam. They stop. they get what they need and they get back in, but I don't see it referenced in Mr. Skipper's men uh memo. Does that reflect what your discussion with him was? Am I in

my discussion with my discussion with him was was that typically the distribution people the the trips tend to uh go with the the general direction of flow. So in the morning, people going northbound will turn right, go in. That's the their peak time. The afternoon u the afternoon peak is 19 in, 20 out. Um which would be people coming home and I think most most of your most of the trips in there are in the the morning or the lunchtime. Uh so I think in overall um you know I think the afternoon you're going to see based on this you know about well about h I think probably most of those 19 or 20 would be left turns in there's left turn lanes in uh on highway 31 to to turn. So um it you know and I think in it I don't think materially 19 or 20 trips in the peak hour in the afternoon isn't a lot of additional traffic.

Thank you. Thank you. Any other questions? Anybody in the audience? I'll entertain a motion. I'll make a motion to approve KC-0126-01-1855 McGomery Highway Dutch Brothers Coffee with staff comments. Have a motion. Do I have a second? Second. Motion second. All in favor say I. I.

Those opposed, nay. Motion carries. Good luck to you. Next case tonight is subdivision case S22604. Ren Park subdivision. Final map approval for Ren Park subdivision plat number two located at um 245 2194 Riverchase Parkway East. Purpose of this plat is to subdivide an existing office development into four lots. Staff has some comments they'd like to make. Covenants are revised to include provision. So the dissolution of the portions of the access agreement pertaining to access and parking must be approved by resolution of the city council. The revised covenants must be approved by the city attorney and recorded prior to the signing um prior to the plat being recorded. Excuse me. Um address technical comments on the plat um final signed myar being submitted.

Okay. Who's representing this case?

My name is Garrett Prader. because all the strength associates 1550 woods river tape drive Hoover. So you've heard staff comments problems any other thing they've come up with. Yeah, I've talked that my client through that. They're they're fine with that. Okay, any questions from planning commission? Anybody in the audience? We'll entertain a motion. Motion to approve case number S0226-04 with staff comments. Have a motion. Do I have a second? Second. Have a motion to second. All in favor say I. I.

Those opposed. Nay. Motion carried. Good luck to you. Next case is S22605 Everly phase 5B sector 2 reservey number one. Final mount approval for the Everly phase 5B sector 2 reservey number one located at 4595 Linton Drive in Everly. Uh it's purpose is to create a storm easement on lots 6113A and 6117A. Staff recommends approval. Who's here representing this case? Bob. Mr. Easley. Any comments on this case? We'll entertain a motion.

Mr. Chairman, I move to approve case S0226-05. Have a motion to have a second. Second. Have a motion in a second. All in favor say I. I. I.

Those opposed? Nay. Motion carries. Next case is S 022606 Black Ridge South phase 12. Final plat approval for the Black Ridge South phase 12. The purpose of this plan is to create 22 residential lots and three common area lots property zoned PUD PR1. Staff comments approval contingent on the following applicant submits a shurity in the amount of $280,750 for the remaining improvements. Who's representing this case? Bob Easley. Mr. Easley, you okay with the shity of 280750? Yes.

Okay. Any comments on this case? I'll entertain a motion. I'll make a motion to approve case S-0226-06 as staff comments and the shity amount as stated. I have a motion and a second. All in favor say I.

I. Those opposed, nay. Motion carried. Last case we have tonight is S22607 Ka forest preserve reservey a final map approval to correct a legal description that was previously recorded plat staff comments and recommends approval. Who's here representing this case? Okay. Any questions on this case? If we don't approve it, we'll come back again and again and again. I don't I don't think they have to be here, but so it's up to you. Anybody wants to make a motion on this case?

I'll make a motion to approve S-0226-07. Second. All right, we got a motion second. All in favor say I. I. Those opposed? Nay. Motion carried. We'rejourn.