Planning and Zoning Commission - Regular Meeting

Allé jusque là, je me suis dit, puis je t'ai eu. Aujourd'hui. J'aime bien ça.

Eh bien, on ne sait jamais. Bonjour.

Seigneur et pitié.

Welcome to our meeting of August 17, 2026 of the Urbanism and Zoning Commission of the City of Tusclos. Any comment written, sent to the staff or transmitted directly to the Commission. Hum, I would like to take this moment to introduce the staff. Hum, Jimbo Woodshon, Deputy Mayor of the City, Mike Garner, Municipal Engineer, Zach Pont, Director of Urbanism, and Léo Taquin, Principal Urbanist. There are nine members of the Urbanism Commission, all appointed by the mayor for escalated mandates, with the exception of the representative of the Municipal Council, who is appointed by the Municipal Council. I ask the members of the Commission to introduce themselves and indicate their profession, starting with my right, Mrs. Hornsby, lawyer. Raven Howard, municipal councillor, district 2. Eddie Pugh, retired. Vince Dooley, development of the campus, UA. Steven Ramsey, business owner.

Dana Prince, lawyer. Porsche Clark, responsible for 311.

I am Tim Harrison, general entrepreneur. There were registration papers for the comments of the public outside. 4 speakers are allowed to express themselves in favor of a petition and 4 speakers are allowed to express themselves against a petition. All speakers will have a maximum of 5 minutes, unless the Commission votes to give more time. The Commission will deal with the points in the order of our final order of the day. The Commission will first receive a presentation from the staff concerning the details of the point in the order of the day. In addition, we can hear certain questions involving the same property, such as an annexation and a question of zoning simultaneously, although we will vote separately on each question involving the same property. After the staff presentation, I will call the petitioner to present his file. The petitioner will have a maximum of 10 minutes, unless the Commission votes to give more time. At the end of the petitioner's remarks, I will call all parties in the order of the registration sheet that wants to support the petition. Then, I will call all parties in the order of the registration sheet that opposes the petition. When it is your turn to comment, please introduce yourself by indicating your name, your address to the Commission and make your remarks. All written comments have been included in the file. After receiving the remarks of those who oppose the petition, the petitioner will have the opportunity to respond to these objections. All refutation will be limited to two minutes, unless the Commission votes to give more time. If the petitioner presents new information in response to the objections, the Commission will allow those who oppose the petition to respond only to these new information. Any response will be limited to two minutes, unless the Commission votes to give more time. During your presentation, you may be interrupted by any member of the Commission for clarification or additional information. These interruptions will not reduce the time you are given. Once the Commission members have received all relevant information, I will close the public discussion. The Commission members will then deliberate on the subject before voting. After the vote, you will be free to leave. Video recording. These presentations are recorded in video and broadcast live. All public comments must be made at the stand, in the microphone. Skills. For all questions relating to the following points, the Commission acts as a final authority. The lotteries located within the city limits, the lotteries located outside the city limits but within the jurisdiction of urbanism of this one, and the developments in a special district. Also, the approval letters for the developments in the buffer zones of the historic districts. For all the other questions, including annexations, zoning, development projects and road removal, this Commission serves as a recommendation body for the Municipal Council. In this regard, our decisions take the form of a recommendation that will be presented to the Municipal Council. The Municipal Council will make the final decision on these issues. The approval of the lots requires the affirmative vote of six members of the Urbanism Commission. All questions relating to a recommendation to the Municipal Council require a majority vote for an affirmative recommendation. I now ask if one of the Commission members has a conflict of interest concerning the points of order of the day. If this is the case, please declare it for the report. Notification confirmation. I will ask the personnel to confirm for the report that an appropriate notification has been given to all interested parties, as required by the law, for all subjects submitted to this Commission tonight. It is done. Approval of the verbal proceedings. We will begin with the approval of the amendments. The Commission of Urbanism and Zoning, having received the report of the meetings of July 2026, I propose that we dispense with the reading of these verbal proceedings, unless there are suppressions, additions or corrections. Okay. Very good. All those who are for say, for, for.

Oppositions? Very good. Thank you. Good evening, Commission. Starting with the order of the day agreed tonight, we have a point, S6626. No one has signed up for the reception. Okay. Uh, are you, I'm sorry, are you, this is a... No one has signed up. Exactly.

Okay, that's good, okay, very good, that's good. Uh, is there anyone here who wants to express himself for or against this point? That being said, I will proceed to a hand-raised vote. Who is for? Who is against? Okay.

Very well. Let's move on to the file asking for a withdrawal. We have one that asks to be withdrawn. This is the S5326. For information, before the July meeting, we received four comments in opposition, one with 17 signatures and another with a link to a petition change.org. We have not received any other public comment before the meeting tonight. Do you have any questions for the team?

Any questions for the team? E. Does anyone here want to express himself for or against this file? Very well.

On this, I will proceed with the vote. E. All those who are in favor of the withdrawal of this file. For.

Oppositions? Okay.

Very well. Let's move on to the file asking for a report. We have a file, the S5926. Celui-ci est reporté avant notification. Aucun vote n'est nécessaire. E. Passons au dossier à examiner ce soir. Commençons par une demande d'annexion. Il s'agit du AN0826. Annexation of about 2 acres located at 13236 North River Farms Drive. You can see that we are far north, on Lake E, near Sharp Lake Road. You see that this property currently has a house, E, and they would like to integrate this property into the city limits. You can see this, E, property in blue ash, the limits of the city in yellow. E. They are asking for the annexation for the municipal schools in our E. Global Plan framework. This is identified as a secondary expansion area. And here are the comments of our services on this request. We have not received any public comment. Do you have any questions for the team?

Okay. Thank you. E. Regarding annexation 08-26. E. Does anyone here want to express himself on this point of order of the day? No one. Is the owner present?

Yes. Would you like to speak? Okay. Very well. With this commission, we have a request for annexation at 26. Mainly for schools, if I understand correctly. We can proceed with a vote on this issue. Who is in favor of this point?

Opposition? Welcome to the city. Très bien. Ensuite, nous avons une rapide mise à jour des règlements de lotissement. Donc, en juillet dernier, nous avons parlé des normes et directives de lotissement ainsi que des lotissements en copropriété, tous deux à l'article 3 des nouveaux règlements. Donc, juste quelques points qui sont ressortis des commentaires. Nous avons en fait deux points réglementaires dont je voulais discuter. For the first section 31 on the requirements of preliminary plans, we have inscribed that unless the city engineer or the urban planning director accepts a larger scale, we require a inch for 100 feet. But as you know, it sometimes happens that people ask for questions on this subject. In order to avoid that they ask for a question, if the city engineer or I agree, they do not need to submit specific requests. And then, this one shows the location of existing buildings, etc. in a given area. Currently, we are at 200 feet. We would like to reduce this to 50 feet, which is more appropriate, which we are already putting into practice and which works well. Apart from that, as you will see tonight or tomorrow when we publish them online, it was only a few shells or minor corrections. For this month, we are focusing on permits, construction inspections and improvements, then on the final plans and annexes. Honestly, for these three points, I will not make the discussion last. They all follow what we already have in place today. We simply integrate them into our new zoning regulations by modernizing the language. We will therefore have the final plans. It is simply a matter of defining the procedure, the requirements, the guarantee of good execution and the guarantee of maintenance. All these elements do not change much between the old and the new system. And for the third part, the annexes, we have identified five elements in annexes. We have not yet created these models, but once ready, we will send them for examination and everything else. So, we are in this process. How long will it last? I think our goal is an adoption in October and we are in the deadline for that. We are really getting into the technical aspects now. These will be the points on which we will really have to discuss. Very well. Thank you. Okay. Yes, sir. And of course, we will send you all this and you can give us your comments. Okay. Thank you.

Thank you, Zach. Very well. Commission, let's move on to our first associated file of the evening. These are the city houses on 21 Avenue. In three parts, a zoning, a loting and a petition for a special district. For zoning, we examine 0.4 acres around 21-11, 21-15 Astrid and 802 to 808 Allemonde Avenue, asking for a passage from Dayton to DP . For the loting, we are planning three lots for city houses and a green space on 0.3 acres. Finally, this request for a special district concerns the construction of these three proposed city houses. This is District Municipal 4. You can see that we are at the intersection of 8th rue and Valmont Avenue, just south of the Hotel de Ville. You can see this terrain today. There are six existing city houses. Some commercial structures south of these city houses here. The current zoning is Dayton. It requires a zoning of the city center towards the periphery of the city center to build three additional city houses units. City houses are not authorized in the city center. This is therefore the reason why they make this zoning request. Here is the existing commercial structure on the ground. You can see the existing city houses on the right. You can see these existing city houses. It also requires zoning of the existing city houses to put them in compliance. Here is the proposed site plan. You can see 6 existing city houses, 3 additional city houses in the south, and a parking lot to be built at the back of the building is proposed. In the general framework, this is identified as the peripheral city center on the future use map of the soils. This demand and the planned use are both in line with the plan. You can see it identified here. Here are the authorized uses, starting with our residential uses in the outskirts of the city center and continuing with the commercial uses. By going through these elements, we now move on to the lotting. We examined again this whole area for the zoning. Now, we are looking at 0.3 acres near 808 Almonde Avenue. We are trying to cut the lot here again. Create three lots for city houses. You can see this with and without the level curves. And you can see this green space that will be established at the back. Here is again the site plan. No request for derogation. Finally, regarding the request for a special district, the zoning requested towards the periphery of the city center is a special district. By examining the site again, the existing zoning is in the center of the city and the demand is a resonance towards the periphery of the center of the city to build these three city houses of about 164 square meters each, with three rooms and three bathrooms and a half, and a shared parking lot at the back. Our main construction materials are brick and cement tiling. The design, materials and finishes will correspond to the existing city houses, according to the applicant. Here again this structure to demolish and its existing townhouses to imitate, as well as the site plan showing the project of townhouses in the south. Moving on to the facades, you can see these three townhouses proposed on the left, attaching to the existing walls of the current townhouses. Now let's move on to the south and north facades here, as well as to the back. Notre comité d'examen architectural a conclu que, dans l'ensemble, cette proposition répond aux normes du périmètre du centre-ville et en a recommandé l'approbation ce soir. Nous n'avons reçu aucun commentaire du public. Avez-vous des questions pour le personnel ?

Des questions ? Très bien. Merci, Monsieur le Commissaire.

Je suis Alan McGeef, représentant le promoteur McGeef Associates, 2814 Stillman Boulevard, Tuscle. Je suis là pour répondre à toutes vos questions.

Rapprochez un peu ce micro, Alan. Merci.

Je veux dire, la dernière fois que nous avons vu ce dossier, je pense qu'il y avait des points que vous deviez revoir et régler. Pouvez-vous me les rappeler ? Je sais que vous avez réduit la densité.

Eh bien, oui. One of the points concerned access to the back. There was a street, a so-called non-disabled street in the south. The promoter could not deal with this problem. We therefore redesigned the three buildings of three units, planned a minimal adequate retreat in the south and move our access route on the property. If you look at this shaded area, it becomes a service dedicated to entry and exit to access the back parking as well as the location of the garbage bin, and it seems that we have solved all the problems. We can make our own connections to the sewers. There is a form of sewer in this place, but we cannot confirm that it belongs to the city.

I think the other question I remember was about waste management. I see that you have a garbage bin there. Yes.

The promoter decided that instead of following the code and using three garbage bins, he thought, in the interest of the entire community, that it would be better to install a bin. It's more economical for the city to pick up a single container rather than having to collect several scattered on the whole site, because these other bags were all ending up on the public road. Okay, very good. There was a question about the entrance of the garbage truck, because they didn't want them to take a back walk on Almonde. We also took provisions for the garbage truck.

They can take a back walk.

They go back into the parking lot, then they go straight out on Almonde on the front walk.

Very well, Simon. Any other questions for the applicant? Good. Very good, thank you. Is there anyone here to speak to them in favor of this order of the day, of these points in the order of the day? Anyone else? Is there anyone here to oppose one of these three points in the order of the day? All right. On this, I close the public interventions. Comments from the commissioners on this subject? I think I think we were pretty good last time. I think the problem was that they had a few questions to solve about this move and I think we did it. So, okay. Very good. Very good. We will move on to the vote. Commission. Motion to approve. Press.

Wait a minute. I hadn't even started yet. Slow down. With that, we have Z1-2-1-2-1-5. Come in. Add to the ballot for 0.4 acres of DADP. May I have a motion to approve? Motion approved. Very well. Approved. I will start the vote with Mr. Ramsey. Yes. Yes. Yes. Yes. Yes. Yes. Yes. Yes, motion approved. E Commission, in front of us we have S6426. F 21e Avenue, Maison de Ville, E. Re. Let's see what we're doing. Yes, composed of three city houses, lot 1, open space, lot on about 0.3 acres, located at 808 Allemonde Avenue together with SD 326 and Z 2126. I have a motion to approve.

Motion approved. Very good.

Mrs. Hornsby. Yes. Yes.

Yes. Yes. Yes.

Yes. Yes.

Yes. Motion approved. E. We had no question. No question on this subject. Okay. E. Commission, in front of us. We have SD 03-26. Construction of three units of townhouses with special districts located around 808 Allemonde Avenue together with S 64 to 26. And Z 21 to 26. Zone of motions to approve. Motion approved. Mr. Ramsey. Yes.

Yes. Yes. Yes. Yes.

Yes. Yes.

Yes. Motion approved. Very good. Thank you. Very good. Then we have a preliminary plan. This is the S652 CITAM Cochrane, lot number 1. Reservoir of the lot 1 of the Colt Gros lot and non-lotted land. This is three lots on about 57 acres located high and around 2301 Jo Malicham Parkway. This is not within the limits of the city. You can see that we are on Jomalicham Parkway just before E the PH for the bridge to PH. You can see that this area is now vacant. E is used as a storage area at the south-east end. You see, it offers three lots here. You can see that with the recent contours. We have several questions. We have not received any comments from the public. Do you have any questions for the staff?

Ingenierie. Des problèmes avec les demandes de dérogation? Non, monsieur. Nous soutenons ces demandes de dérogation. D'accord. D'accord. Commissaire. Bonsoir. Commission. Jimmy Duncan de Duncan Cocker Associates, 2011, Town Center Boulevard, Tuscaloosa, 35406. Je répondrai à toutes vos questions. C'était assez simple. Je pense que vous voulez juste créer un lot. Vous installez votre propre. Oui, monsieur. Système d'assainissement sur site. Il n'y a pas d'évacuation des eaux usées sur site aujourd'hui. Euh, nous ne nous ne prévoyons rien à l'avenir. Avec cette division, monsieur Ramsey. Donc, je suppose que c'est au centre, n'est-ce pas ? Je veux dire, mais c'est juste trop loin. C'est bien ça ? Je veux dire, les égouts. Eh bien, aucun de ces trois lots n'a besoin d'égouts pour le moment. D'accord. So, you don't have the utility yet? Okay. Mr. Duncan, the access, I suppose, to the 1R lot, who are you producing? Where are you going to access it? Well, there is a notary access to the east of lot 2 which discharges the 1R lot in its current state. We are going to extend this service by 30 feet to the west to include the additional area. Okay. That's a good question. What is this irregular line? C'est la cote de cru de base que vous voyez vers son point médian. Il y a un 144. Oui, c'est la cote de cru centenale. 144. MHM. Mission. D'autres questions ? Merci. Êtes-vous ? Très bien. Euh, quelqu'un ici pour parler de ce point à l'ordre du jour ? Is there anyone here to oppose this point in the order of the day? In the meantime, none. On this, we will close the public discussion. A discussion within the Commission? Okay. Please put the questions back, please. Commission, in front of us, we have S65A26. The TS Cochrane lot composed of three lots on about 57 acres located at 2301 Jomalacham Parkway. E. Je demande une motion.

Motion appuyée.

E. Monsieur Ramsey.

Oui. Oui.

Oui.

Oui.

Oui. Oui. Oui. Motion approuvée.

Very well, the next one is S6726, reserved for lots 16 and 17, block 2, South Salt Edition. It is a lot on about 0.3 acres located at 4403 and 4305 12th Street North East. It is not within the limits of the city. You can see that we are north of Holt High School, east of Crescent Ridge Road North East. You can see that this lot has already been developed. There is an existing house. They want to consolidate this land, remove this central plot limit. You can see this here with the level curves and without any questions. We have not received any comments from the public. Do you have any questions for the team?

We support these requests. Okay, very good. Thank you, thank you, land. Monsieur le Président, membre de la commission, Chris Santel, Santel Engineering, 639 Black Bear Sway, Tuscaloosa. Comme vous l'avez dit, il souhaite construire un garage à gauche de sa maison. Si vous regardez depuis la route, et pour ce faire, vous ne pouvez pas avoir une structure excessive sur son terrain. Donc, nous combinons les deux lots. De plus, nous allons démolir l'allée qui empiète déjà sur le voisin. And that's because of the rain. So, we went to the county commission and obtained their derogation during the first week of August. Okay. Very well. Someone from the staff, I mean the commission, has a question for the petitioner? Is someone here to express himself, for or against it? Well, on this, I close the public discussion. Very well. Commission, in front of us, we have the file S6726, consisting of a line on about three acres located at 4403 and 4305, in the northeast with three derogations. Dedication of right of passage, improvement of streets, construction of sidewalks. I put it on the line. Motion.

Supported. Madame Hornsby, oui, oui, oui, oui, oui, oui, oui, oui, motion approved. Very well. The next file is the S6826, Omni Market Subdivision, consisting of two lots on about 10.7 acres located from 600 to 702 Skyland Boulevard and 4200 McFarland Boulevard. It is district 7 of the council. You can see that we are just south of I-20, in front of the former McFarland Mall shopping center. See that this site today includes several lots, several structures. They would like to place this corner building on its own lot with this lot. Consolider le reste du terrain en un seul grand lot. Voyez-vous cela avec et sans courbe de niveau ici ? Et juste en zoomant sur ce lot numéro 1 qu'il crée. Nous avons deux demandes de dérogation. Nous n'avons reçu aucun commentaire du public. Avez-vous des questions pour l'équipe ?

Des questions pour l'équipe ? Tischner. En vous avançant, sachez que nous réalisons une soirée record. Ne gâchez pas ça. Très bien. Adam Ingram from TTL, 3200 Rice Minerals North East. I have nothing to add to that, but I am happy to answer all your questions. Commission. Are there any questions for the presenter? Okay. Does anyone want to express themselves on this point? Okay, very good. The commission has been seized, we have the 6S68-26. The Omni Market lot, composed of two lots on about 4.3 hectares, located at 600 to 72 Skyland Boulevard and 4200 McFarland Boulevard, with two questionnaires for a drainage study and the construction of sidewalks. May I have a motion? Press. Very good, Mr. Ramsey. Yes.

Yes. Yes.

Yes. Yes. Yes. Yes. Yes. Motion to approve. Other questions, ladies and gentlemen? He challenges you to take a picture and send it to Bill.