Planning and Zoning Commission - Regular Meeting

Come on. Is that Ann?

Good evening and welcome to the May 18, 2026 meeting of the city of Tuscosa Planning and Zoning Commission. Let's do that. Any written comments sent to staff or forwarded to the commission directly? At this time, I'd like to introduce our staff, Mr. Jimbo Woodson, deputy city attorney. Michael Garner, city engineer. Zack Ponds, director of planning. Leota Coin, principal planner. There are nine members of the planning commission, all of whom appointed by the mayor for staggered terms with the exception of the city council represent who is appointed by the city council. I ask the commissioners introduce themselves and state their occupation beginning with Mr. Ramsey.

Uh Steven Ramsey, business owner. Is that what is that what were you saying? Yeah. Introduce herself. Steven Ramsey, business owner. Porsche Clark, 311 manager. Vince Douly, UA, campus planning. And Hornsby, attorney. Raven Howard, Councilwoman, District 2.

Eddie Pew, retired. Bill Wright, business owner. There were signup sheets located outside for public comment. Four speakers are allowed to speak in favor of a petition and four speakers are allowed to speak in opposition of a petition. All speakers will have a maximum of five minutes unless the commission votes to allow a longer time. The commission will take up items in order of our final agenda. The commission will initially receive a presentation from the staff as to the details of the agenda item. Additionally, we may hear certain matters involving the same property, such as the annexation and a zoning matter concurrently, although we will take separate votes on each matter on those that same property. After the staff presentation, we'll then call upon the petitioner to present their case. The petitioner will have a maximum of 10 minutes unless the commission votes to allow a longer time. At the conclusion of the petitioner's remarks, we'll then call on any parter any party in order of sign up who desires to support the petition. Thereafter, we'll call upon any party in order to sign up those who oppose the petition. When it's your turn for comment, please introduce yourself self stating your name and address to the commission. Provide your remarks. Any written comments have been included into the record. After receiving the remarks of those who oppose the petition, the petitioner will have the opportunity to respond to the those objections. Any rebuttal will be limited to two minutes unless the commission votes to allow a longer time. If the petitioner presents any new information in response to the objections, the commission will allow those who oppose the petition the opportunity to respond to the new information only. Any response will be limited to two minutes unless the commission votes to allow a longer time. During the course of this presentation, you may be interrupted by any member of the commission for clarification or additional information. Such interruptions will not reduce your time. Once the commission members are

satisfied they have received all relevant information, I will close further discussion by the public at which time the commission members will discuss the matter and then vote. After the vote, you are free to leave. These proceedings are video recorded and broadcast live. All in-person public comments be made at the podium into the microphone. Jurisdiction. In all matters pertaining to the following items, this commission serves as the final authority. One, subdivisions located within city limits. Two, subdivisions located outside city limits but within the city's planning jurisdiction. Three, developments with a special district. and four approval letters for developments in historic district buffer zones. As to all remaining agenda matters, including annexations, reszonings, planned developments, and street vacations, this commission serves as a recommending body to the city council. In that regard, our decisions are in the form of a recommendation to be presented to the city council. The city council will make the final decision. Subdivision approvals require the affirmative vote of six members of the planning commission. All matters which are recommendations, city council require majority vote for an affirmative recommendation. At this time, I'll ask, do any members of the commission have any conflicts of interest as to any agenda matters before us tonight? If so, please state for the record. Having heard none, I will ask staff to confirm on the record that proper notice has been given to all parties in interest as required by law as to all matters before the commission tonight.

It has. Thank you. With that, we will begin with approval of the minutes. As the planning is only commission has received the synopsis of the April 2026 meeting. I move that we dispense with the readings of the minutes of the same unless there are any deletions, additions, or corrections. All those in favor of approval of the minutes say I. I. Those opposed eyes have it. Good evening, commission. Starting tonight with the consent agenda. We have three items. We did not receive any public comment comment, excuse me, and no one signed up out front.

Okay. All right. Commission, we have before consent agenda items S3926 10x town homes, S4226 MCluster, S4326 13th Street condominiums. All those in favor say I. I. Those opposed, eyes have it. All right, commission. We have a few cases requesting to continue tonight. Um, first is Z14 and S32, and the applicant is here to request that continuence. Commissioner,

good evening. Tom Sims with Longleaf Engineering, 1927 Street, Tuscaloosa. Uh we were requesting to uh continue this one. We're still working with staff on some comments and and trying to get in particular some traffic issues worked out with engineering. So uh if we could push this for a month, we'd appreciate it. Okay. Is anyone signed up for this case? No one. Is anyone here on this case? Okay. All right. Commission, we've have a continuous request for Z1426. All those in favor say I. I. Those opposed eyes have it. All right. Next up is S3426 requesting to continue.

Sorry, same. Uh this is one where we uh we were trying to get a variance request through the county because this is in a cohabitated zone and uh we got pushed from the county agenda two weeks ago and continued there. So we didn't meet the deadline for here. So we'd need another 30 days if you wouldn't mind that one as well. Anyone sign for that? Anyone here for this case having heard none commission we have a continuous request for S3226. All those in favor say I. I. Those opposed eyes.

All right. Next up requesting to continue is S3826. Um the applicant is here. I just want to get on the record. We did receive one comment in opposition that was signed by 13 neighbors for this request. Is that okay? Petitioner

commission. I'm Robert Martin with Duncan Coker Associates. We would like to continue this case next month. We're working through some layout revisions with the county in regards to the um culde-sac length waiver. So, we're going to make some revisions and come back next month. Anyone's time for this case? Anyone here for this case? Thank you. Commission before us. We have a content request for S3426. All those in favor say I. I. Those opposed eyes have it.

All right. Another case requesting continue S4126. The applicant couldn't be here tonight. Um they didn't get their revisions to staff in time. So staff need some more time with one with this one. Um but I guess we can request the continuence on on the applicant. Is anyone here for this case? Having heard none. Commissioner, we have S4126 asking for content. All those in favor say I. I I those opposed the eyes have it. All right. And the last one requesting to continue tonight is S4426. And the applicant is here. Commissioner,

Mr. Chairman, members of the commission, Al Cabin, Cabinets Engineering representing Jeffrey Harace and Bo Flavven. Uh we've been working with staff through a couple of access issues, reconfiguring our driveway. U really more of a fire access than anything else. So we'll bring it back next month when all that's resolved. Anyone sign up for this case? Anyone here for this case? Great. All right. Commissioner for have continued request for S4426. All those in favor say I. I. Those opposed eyes happy.

All right. Moving into unfinished business. We have a reasonzoning petition. This is Z0726. James Bearden. petitions to reszone approximately 02 acres located at 28421 18th Street from MR1 to SFR5. This is council district 1. This was continued from the April hearing. See, we are just west of Central Elementary and Westlaw Middle School. See the property today does have a single family house. It it has been um demolished. Um you can see that existing zoning here, MR1. You can see that site today where that that home has been demolished. At this time, applicant is requesting to reszone from MR1 to SFR5 to construct a duplex at this location. Um, if you recall last month, we looked at the site plan on the left. Um, there's some concerns about the parking in the front yard. Um, I think our our drawing board's down over here. Sorry. But um you see on the right that new site plan with the parking is accessed from the alley um on the north end. Here's some floor plans. Um front elevation you see vinyl siding um and then a side elevation here and framework that's identified as traditional neighborhood core. This request and use both conform to the plan. You can see that framework um future land use character identified here and here are permitted uses in SFR5. We did not receive any public comment. Do you have any questions for staff?

Any questions for staff? Disher James Bearden 2420 Street Tuscaloosa Alabama 35401. So I think one of our concerns was I know my concerns was the obviously parking in the front and I think you've made some changes to that. Um, still got some parking in the front. Staff is I mean, are you comfortable with everything beyond we discussed last last month?

The site plan, you know, it's conceptual for this hearing. We don't do a full review until permitting. Um, but this addressed our major concern, which was the parking in the front yard. This appears to meet our regulations. Um, in terms of the concern we had with the parking, how is this your district? No, this is district one. Eatman. Councilman. Councilman Eatman. Okay. Have you spoke with him? Mhm. Okay. I I built all the houses on 16th. I've built duplexes on 19th. I built duplexes on 26 alley. So, Okay. Yeah. That's That's me in the neighborhood.

I mean, I'm still I'm still struggling with the parking in the front, but I'm also looking at an area that probably could use some redevelopment, and you're out there making that happen. So, um, again, I think you've for me, I guess the count I mean, the staff seem to be okay with what they see. I'm still struggling with the parking lot. Yeah. What What kind of siding? What kind of siding? Siding on the exterior. Just uh standard vinyl siding. Just the Is it the uh Hardy Boy sign or just the Just vinyl? Just vinyl.

That's what I've put on all the houses I've put on over there. I'm I'm familiar with this other projects and they have all been great quality projects and added affordable housing to an area that's that's needed. Um, I know the parking issue was a big issue in April, but this is a small improvement. Yeah.

Again, I just think that I mean, I think the council was correct and everything she said. I just worry about the slippery slope going down. We're starting putting cars and parking in front of houses. I mean, what's going to happen is you're going to pave it, which is fine, and they're going to park there, but then next thing you know, every neighbor around them is start parking there in their grass in the front yard. And that's the enforcement mechanism that I worry about. And how do we prevent that from just becoming a common theme? Any comments, Zach? If I

Yeah. So, this district that he's reszoning to allows 45% um to be surfaced in the front yard. So, it does permit front yard parking on paved surfaces and we do have um codes and development services that do a lot of, you know, enforcement of that same situation that you just were there any minimum material requirements for that 45%. Does it have to be concrete or what what where can they start skirting that? Right. So, it wouldn't be able to be gravel or anything like that. We we would work with the city engineers office on Well, that's why we don't want to see we don't see gravel because that's what Right. That would not be permitted. Jeep way out.

Mhm. All right. Any any other questions for the petitioner? Thank you. We don't no one signed up for this, but is anyone here to speak for or against this petition request? All right. All right. Commission. Um before us we'll close discussion and before us we have the Z726. Any thoughts, comments from this body before we take a vote? Again, I just want to go on the record. I'm not a huge fan of even the 45% but it is what that is.

The only thing I could wonder is when it came up last month, all the parking was in the front. I just wonder how come all the parking couldn't be in the back. You look at the drawing on the left, all the parking's in the front. What's the difference in putting it all in the back? It was access. I have the front entry. That's a long walk. You know, I I rent to elderly. Um, you know, you're asking them to walk 200 feet from their car instead of 10 feet.

A lot longer than I guess in the front it's going to be a little bit longer. What's a long We said this lot's small. What's long? Another 30 ft. Yeah, that's 10 yards, I think. Yeah. I mean, the whole street traditionally has parking in the front. Yeah. Currently, that area does. So, and probably some of your other developments has parking in the front, too, that you've done. So, I'll just say that like Mr. Right. You know, I don't want to see a whole lot of this come back up here like this. You look at a lot of options if you come back. Okay. Thank you.

All right. All right. Any final comments of this body? All right. Commission, we have before us Z0726. Mr. bear and petition to reszone the 2 acres at 2842 18th Street from MR1 to SFR5. Do I have a motion and a second? Motion. Second, Mr. Ramsey. Yes. Yes. Yes. Yes. Yes. Yes. Yes. Motion approved.

All right. We're going to start out with some other business tonight. So, as mentioned in the last meeting last month, um we are kind of kicking off those subdivision regulations again. So, updating those subregs. Um so, we told you last month that we were going to bring forward a draft timeline. Um and so this is a rough draft. This is subject to change, but as of right now, this is what we're proposing as our schedule to get through this process. So tonight kickoff timeline next steps June 15th we'll start off with general general provisions definitions and rules for measurement and then administration amendments and legal considerations July 20th and and again all of these are going to be happening at the beginning of our regular planning and zoning commission meetings. We're not we're not going to be doing um special called meetings like we did through framework. Um and we are only going to all lot a maximum of one hour um per meeting. So July 20th, subdivision standards and guidelines, condominium subdivision, August 17th, you can see those three items there. And then all the way through September and October where we will have a public hearing and final adoption um which you guys are the final um body that adopts this. And then we've got November 16th and December 21 just in case we do need to push this back a little bit with the timeline if we're wanting to speak on, you know, one of these items a little bit more.

And that information will be disseminated to this body prior to and I'm assuming all the interested parties or engineers and

Yes, sir. That's correct. Yeah, just just like framework, we'll be sending it out to stakeholders. We'll be um collecting comments um throughout that time, allowing people to speak at the public or at the meetings as well. Want to throw this up. We did send this out to the land surveyors and engineers that we have contact for what we what they want to see over a theme is more administrative approval or like minor subdivisions, cap sewer variances maybe being altered a little bit, um things of that nature. But there was a lot of really good information here that they've submitted so far. But of course, we want as much feedback as we can get so that we can make this document work for everybody. Um, but I can answer any questions that you guys might have. Otherwise, we can take a vote on that timeline.

Any questions or comments for? Okay. All right. Commission, they're asking us to vote on that that schedule. I would ask we take a voice vote on that motion to motion to approve. I mean I I would take a voice vote on. So all those in in favor of this proposed timeline say I. I. Those opposed eyes have.

All right. So now we're moving into zoning ordinance updates. So we have some zoning zoning ordinance updates specifically related to downtown perimeter and downtown historic edge um that we're going over tonight. So, I know I sent you guys this um earlier. It's been posted on the website, but just walking through what exactly we're requesting here. So, in section 2579, this is downtown perimeter specifically. Um we want to change E there to specify that restrictions related to street level uses are not applicable in this area. And so, the reason for that, and I did provide um this sheet right here in front of you. So essentially, we went through the zoning update previously um because we wanted the downtown material standards and things of that nature to apply also in the downtown perimeter area um or zoning district. And when we did that, um, we didn't realize or I guess now we're coming to fix an issue that actually that did occur where we included this restriction of street level uses having to be um, essentially groundf flooror uses can only be non-residential uses. And so that works in downtown because the only residential use in downtown is multif family. That's permitted. However, in downtown perimeter as well as downtown historic edge, you've got a long a large range of different types of uses which clearly include, you know, single family detach, duplex, town homes. Those obviously need to have street level uses being residential. So, that's that change for downtown perimeter as well as for downtown historic edge. So, it's similar similar but two different sections. Do you have any questions on that? All right. And the next thing that we're requesting to change, so some permitted uses within these three districts, you

can see here there's only three specific uses that we're um requesting to change. So P is permitted by right, S is special exception, which means that you have to go to the zoning board of adjustment for uh and basically share exactly what you're proposing to do. And they they look at, you know, the neighborhood compatibility of what's being requested. And so in um the downtown district broadcasting studio is currently permitted throughout uh downtown perimeter and downtown historic edge by right. We want to change that to special exception. Um private event space permitted in downtown. We don't want to change that. However, also permitted in downtown perimeter and downtown historic edge. We'd like to change that to a special exception um and convenience store special exception all around instead of permitted by right. So that way these applicants, these people that are coming, business owners that want to open up these types of uses, they have to be upfront with what they're exactly proposing. Um so that we can ensure that it is compatible traffic, you know, um noise, everything to that nature for the neighborhood. Any questions on that one?

All right. And then finally, uh section 25101C. So these are standards specific to commercial uses. So, of course, we have we have six uses that you can see up here that are um that have restrictions where it has to be a thousand feet from another similar type of use. Right? So, if you want to open a check cashing business, you have to be within you have to be located outside of like a thousand feet between a similar use casino gambling hall, etc., etc. You can read that up here. We want to add rehabilitation facility to all of these um six uses. So we've got check cashing, liquor store, uh casino gambling hall, sexually oriented business, tattoo establishment, and then tobacco and vape shop. So uh you know, we we see that rehab facility being, you know, if if someone wants to come in with a liquor store and there's a rehab facility adjacent to it, you can see where that conflict can arise. And so that's why we're requesting to put that in into these um six specific sections.

Okay. So it you want us to voice vote on this as well, Mr. Mr. Wood, we take spec separate votes on each one. No, no, no. You can just do a recommendation vote. Okay. Before um you vote, I just want to get on the record. We did receive one public comment in support of these changes. Okay. Thank you. In support of what? in support of the proposed zoning updates. Okay. And are we the final authority or is the council? The council is and we've sent this out to stakeholders as well.

Okay. All right. Commission will take a voice on this as well. Um all Okay. So, we have the three uh zoning ordinance changes. All those in favor of those say I. I. I.

Those opposed eyes have it. All right, commission. Moving into our first companion case tonight. This is the Meridian. It's two parts um a subdivision um of 11 lots, one common area on 7 acres located at 1016 and 1020 Almond Avenue and 2112 through 2120 Maxi Thomas Way. This is in conjunction with a special district pet petition um for the construction of 11 town homes. This is a special district. Um the zoning is downtown perimeter. This is council district 4. You can see we are just south of downtown at the northwest um corner of the intersection of Almond and Maxi Thomas Way. You can see that existing site today. There's some office buildings here. Um you can see the views from the street here. So we have Almond on the left and from Maxi Thomas Way on the right. Um they're proposing 11 lots here um in one common area to serve those town homes. You can see that with contours now without we have no variance requests. Um this is in conjunction with a special district petition which is why you're hearing it. Um under the cases to be heard. You can see that zoning is DP downtown perimeter. Um getting into the narrative here proposing to construct 11 town homes each of which is three bedrooms, three and a half bathrooms. Um each unit will include a twocar garage at the rear of the unit. Um they're building additional on street parking on Maxi Thomas Way and our primary materials are brick, veneer, cementitious siding and asphalt shingles. So here's that site plan. You can see that proposed parking on Maxi Thomas Way. Um getting into our our lowest floor here. You can see those um garages um ground floor bedroom. Moving into our main floor here and our living areas and then finally our top floor um of the proposed town homes. Um here are

elevations. You can see that asphalt shingles, cementitious siding and brick. Um you can see that from the west and east here as well. Um the architectural review committee did vote to recommend this um for approval. Um found that it did meet the development standards in downtown perimeter. Um we did not receive any public comment. Do you have any questions for staff? Ma'am, thank you. petitioner.

Good evening, commission. Jimmy Duncan with Duncan Coker Associates, 2011 Town Center Boulevard, Tuscaloosa 35406. Um, my part of this is just the boring 11 lot subdivision. Tyler Stevens with Core 10 Architecture is here with me tonight if you have any questions about any of the architectural elements. No variances with this one. Any questions for the petitioner or the architect is present?

Thanks sir. Thank you. Anyone here to speak did not sign would care to speak for against this petition request? We had we had three three people. Yeah. I'm sorry. Yeah, we had three people sign up. Uh Julia Fuller, that's the next next. Yeah. Okay, got Never mind. Nobody's Nobody's on this one. Again, anyone for or against? All right. I mean, here we are. We'll take a Any comments from this body? I mean, I think this is obviously a nice development. We're seeing a lot of this right across the street from the Boone home. Across the street from where? The Boone home. Remember? Oh, yeah.

Was that last month? Another housing develop a redevelopment. Okay. All right. Commission force. We got addition request of S3326 Meridian. Do I have a motion in a second? Motion. Second. Miss Hornsby. Yes. Yes. Yes. Yes. Yes. Yes. Yes. Motion approved. Commission before we have SD0226, the construction of 11 town homes. Have a motion and a second. Motion, Mr. Mr. Ramsey. Yes. Yes. Yes. Yes. Yes. Yes. Yes. Motion approved.

All right. Commission. Moving into our next companion case tonight. Um Markwood Preserve. Three parts here in annexation, reszoning, and subdivision. So overall looking at 221 acres. We are south and west of Ashley Hill at the Woodland Subdivision and Wilshire at the Woodland Subdivision and we're near um 6800 Harrove Grove Road East. Annexation and reszoning is for 221 acres. Um the lot numbers have changed a little bit. So I'm going to read into the record the the current um numbers. So overall for our GPD request, 855 lots, um, residential lots, 647 single family homes, 208 town homes, that's our big change here in the numbers, two commercial lots, 37 open space lots. Finally, um, a subdivision of only phase 1. So this is on 66.6 acres. Um, little change in the lots here as well. So overall 255 residential lots, 144 single family home lots, 111 town home lots, again that's that change, one commercial lots, 16 open space lots, and then one remnant lot of the leftover tax parcel to be platted as well. So we'll dive into all the pieces here, but this is the overall site, the 221 acres. You can see we are south of Woodland Forest Elementary. That land today is vacant. Um, and this is that overall master plan. Um, we'll be looking at in detail tonight. So, you can see overall 855 lots varying in lot width. And we'll get into the details here more, but looking at the annexation now, again, that whole 221 acre track shown here, requesting to annex that into city limits. You can see city limits in yellow here. Um, they're requesting to bring this in for general plan development. Um and it falls into

three um expansion areas and framework. You can see here our primary, secondary and future service. Um here are the annexation um comments from staff. Pause here for a second. Now moving into um the reszoning request. So default um zoning when annexed is SFR1 single family residential one. They are requesting to reszone that 221 acres to general plan development for again 144 or excuse me 647 single family homes, 28 town homes, two commercial lots and 37 open space lots. So again we're looking at that whole 221 acre track and you can see the surrounding zonings here um that are in city limits and again this is request for general plan development. So here's that overall site plan. Um that overall master plan. You can see um the different lot width. So in green we have our 45 foot wide lots. In blue 50 foot wide in tan 60 foot. Um and then in pink um purple 25 foot. Those are the town home lots. Um shown in that kind of pink magenta color. Um, so now zooming in, starting at the eastern side off of Hard Grove Road, you can see kind of the mix of uses um and the flow of the roads as we move um through phase one. Now getting to the southern edge of phase two here, you can see predominantly 60 foot um lots in this phase. As we move north through phase two and into phase three, you can see kind of, you know, how the housing and the lot structure changes. And finally, as we move to the northwest um off of Gardener Road, you can see that final phase here as well as that commercial lot on the north side of Gardener Road. So, here is that overall

master plan. You can see that here um and with those proposed lots and driveways shown um on this slide as well. Um so, here's the overall density is 3.96 dwelling units per acre. You can see it varies by um which phase you're looking at. Overall um they're proposing 54 um.3 approximately acres of open space. That's 25% of the development. Um so moving back now towards Harrove Road, you can see that proposed commercial lot off of Harrove. Um and you can see the roadway improvements um proposed as well as as you round the the corner towards Bradley Road um at the southern end um that second commercial lot um off of Gardener Road. Now getting into um the narrative. So just try to gather um kind of the relevant details here. Of course there were more um posted in the packet. So, this is a for sale community. Um, single family home sizes varying between roughly 1,400 to 2,700 square feet. Town homes um approximate size 1,700 to,800 square feet. Looking at those two commercial lots and you can see in that red box at the bottom proposing several um amenities throughout the development. Um parking, they're providing two parking spaces for each single family home. um two parking spaces for each town home unit plus one additional guest space for every five town home units. Um the primary residential uses they're proposing in the GPD are single family detached and town home um units. You can see the setbacks they're proposing here. So um kind of on all the lots looking at a 20 foot setback, 15, excuse me, 20 foot front setback, 15 foot rear setback. Um and then five foot side

setback, no side setback for town homes um because of that connected nature of that type. Um looking at our proposed residential building materials on the left, um primary um materials are brick, stone, cement board siding. Um primary commercial building materials on the right, brick, tile, natural stone, wood, um glass curtain walls, cementitious siding, and stucco. Looking at the open space again, 54.29 acres of open space, 25% of the overall site. Um proposed um pricing in the high 200s to mid um 500,000 um range. Um here are the permitted um uses they're proposing for the commercial lots. So office, coffee house, restaurant, quick service, and sitdown, convenience store, and small retail sales. Moving in some renderings now. is proposed town homes. Um, and just a sample of one of the single family homes provided in the packet. Um, and one of the twostory homes provided in the packet. Several more were were in the package, but just to give you a sample here. Um, proposed signage for the entrance. Um, some renderings of the amenities. And now lastly, looking at the phase one subdivision. So again, 144 single family homes, 111 town homes, one commercial lot, 16 open space lots, and one um remnant lot of the leftover tax parcel. So here's the overall site. Um and here is the boundaries of phase one. So you can see those side by side. It's um kind of that first piece off of Harrove Road um that they're looking at for phase one of the development. Um and you can see that here. So um that kind of first phase same color um identification as in the master plan you

saw with the um general plan development. So in terms of dwelling units overall 255 um residential units, one commercial lot off of Harrove. They have 16 60 foot wide lots, 9850 foot wide lots, 30 45 foot wide lots and 111 um 25 foot wide town home lots in that first phase. Um they are proposing you see that without contours here. And then this is that remnant piece. Um you know when you have part of a tax parcel we require that it's platted. So this would be captured in phase two, but that remnant lot um is roughly 72 acres in size. So zooming in, starting at the eastern side um off of Harrove Road, you can see that kind of mix of lots, predominantly 50- foot wide lots transitioning into your town homes as you move further west. Um and then you can see that kind of breakdown um in that amenity space E on the edge. Um, as we move north, you can see some more town homes filling in here. So, here is that overall phase one rendering, um, with the homes and driveways shown. We do have one variance request. Um, we received four comments in opposition. Do you have any questions for staff?

Engineering on the variance request. We're okay. You go back one picture. We're okay with that request. We haven't seen this one before. It's in the one. And sorry, I forgot to mention up there, but the applicant did submit some slides. They have a presentation for you all, but do you have any questions for staff beforehand? I couldn't understand what you said. Applicant's going to give us a presentation as well.

Any questions of staff before we call the applicant? petitioner chair. Wright commissioners, thank you all for having me tonight. I appreciate my name is Scott Holmes with Readyand Co. is my company. I'm here with um Engineering Design Group, Wade Lowry, Jake Williams, and Jake Graham. I'm sorry. I can't Can you guys hear me okay now? Yeah. Yeah. right now and give us your address for the record, too, please. All right. Address for the record. My name is Scott Holmes with Readyland Co. Address. Address. Where?

Oh, I live at 313 Antigua Way, Niceville, Florida, 32578.

Good. And thank you guys um for all your help along the way. It's been two years of of meetings and um I appreciate all answering all my calls and everything like that. So essentially, uh, Leotaa gave a good rundown of essentially what we're seeking. I just want to speak a little bit about why and then I'm eager to answer any questions you might have. As you can see, that's the development as a whole. Um, just a couple infrastructure related things that are might be of interest. There is a temporary sewer line that's laying on the ground right now. We will relocate and bury that uh obviously with um permanent infrastructure for the project. Um there will be numerous um road improvements off of Hard Grove and well basically numerous places. I'll have Wade come up here from Engineering Design Group and explain that in a minute. And then this is just a rendering what you know what you're looking at on the entrance and the phase one that we just spoke about. This is looking from the south to the north. Just um there are eight jurisdictional streams that will remain. We will not touch those. So any of the wetlands, any of the streams are being left as is. We're not um doing anything to to to impact any of that. So, what came up in in conversations with uh Councilman Fail and members of the community planning and zoning was essentially the uh affordability issue needing, you know, nice single family homes or entry level homes for uh new graduates or, you know, bluecollar workers who want to have the pride of home ownership. So essentially what what we're trying to do here is give a an affordable entry point but not

just you know some town homes that are slammed together off somewhere or going to have a series of you know move up uh all the way from you know low $200,000 range to the mid550s. So it will follow the the the the neighborhood the neighborhood will be able to continue to move up and you know you have kids you get the the move up you know a little bit little bit nicer home and you get you know the job you've been with for a number of years and you can afford a bigger place and then you know the the for a bigger family you have the the nicer home on the nicer lot and the important thing is and obviously these are the renderings of as you come and leave the the development. So, this amenity package that we put together is going to serve obviously the entire community. And it's important for us that everybody from that entry level buyer to the person with the mid $500,000 home, they can all, you know, be be active in the community. You will know your neighbors. You will spend time in the community getting to know people. And you're not just gonna gonna leave the development when you go on you want to go on a hike or when you want to go do things like personally I lived in apartments most of my life. It it is what it is. I got married. We bought a townhouse townhouse and then we moved into a planned development. So now I can take my kids within a five minute walk or bike ride and we can go into the into the woods and go hike and go to the pool all summer long and enjoy the amenities that you know the package we put together is is pretty robust dog park tot lots that you know Wade's WDE's daughter is uh at Alabama right so she she's not going to care much about the tot lots if she graduates and buys a townhouse but you know over time when you have kids and you want access to things like the grilling area, the

pavilion for parties and things like that. It'll be a neighborhood. It'll be a community and you'll have a sense of uh you know being together. Roadway improvements. Um we'll talk about that in a little bit. And then the future commercial. So again, Leotaa mentioned it. Office, coffee house, restaurant, quick service, sit-down restaurant, convenience store, and small retail sales. So, we're not asking for anything like uh you know, no tobacco shops, no um cell towers, anything like that or it's it's very narrow what and it's essentially it would be like four storefronts, four or five to serve the community and the in the neighboring communities, something like that. And here's on the other side, the the second commercial pod. We didn't want to put all the commercial in a big slammed uh section in the middle because that would have an issue with traffic and we want to kind of separate it out. Just these little, you know, storefronts that can be individual and then, you know, when you're out on your way to work, you can stop and get coffee at the coffee shop, go to the gym, things like that. Uh, one other thing regarding the density. So, we are keeping it just under four units per acre. So, with the amenity package, we could seek an extra two units per acre, which would result in 1,290 homes. Everything we're doing is is just under the four units per acre. Open space is going to be over 25% for the entire development. And for phase one, sorry, go ahead.

Did I hear Did I hear you say that it's going to be four units per acre, but then you were going to add two units? We are not we are not asking for we are not asking to make use of the provision that allows us an extra two units per acre. So instead of seeking six units per acre, we're just sticking with just under four units per acre. So for the entire development, we're at 3.96 units per acre. Um so yeah, that you know that would be like 1,290 homes which we are not which we are not seeking. Um, that's it for what I have to present. I'd love to hear questions and comments. And this lands in the in the county presently,

correct? And he's going to come in under R1 or SF R1. And then he's asking for a reasonzoning from R1 to a PUD or the That's right. Yes, sir. And the the future land use is, you know, uh, suburban residential. So everything and I put that in the packet. Everything is keeping with the provisions of the suburban residential, you know, goals and requirements. I think this is a beautiful presentation. Who's who's the build who's the builder, Scott?

We we don't have a builder selected at this time. Uh kind of need to have annexation, reszone, and everything together to remove the speculative risk. So um at that time we will open it up. What is your timeline? We hope to be complete with construction drawings and uh ready to move dirt in spring of next year.

And your your price from your beginning product to the upper I mean what is your range? Yeah, we anticipate the town homes to be in the low 200s and then the upper level homes to reach the mid 500s. So, if you get, you know, we're right at that mobile home, you know, you you run up against mobile homes much lower and we didn't think that would probably be the best fit here. So yeah, we are we are we're the the lowest price point would be the the the town houses and then the single family homes start probably around the 300. So you're going to sell the lots to builders and that them build or you're going to

Right. I'm not exactly I'm not the builder. I'm Yeah. developer. How did you find Tuscaloosa? You're from Niceville? I spent a lot of time in Tuscaloosa. We My brother went to Sanford. We we Yeah. We're up there. Did you go to school here? Uh actually I I wanted to but I wasn't good enough in track and field uh obvious so I went to the ACC and I uh I uh pvolted at Wake Forest. Yeah. Okay. Okay. My comment was this is a beautiful presentation but my real question is is is what I'm seeing reality right and I and I worry about that because

historically we've seen large development phased over time come in and give us wonderful drawings wonderful amenities wonderful facilities and it historically has not lived up to that you know when I when I see Uh the pool house and we're gonna call it looks great, but is you know in in your order of creation of this project is that going to be at the tail end of the project or on the front end? Phase one, it's in phase one.

I get phase one, but you know, is as this project gets started, all the things that we see, will they happen? Will they be like we see like you're presenting them? Um I mean plus with the the beautiful trees and the the walk pass what what you're building.

I don't see how you get many trees on there cuz you're going to have to probably strip the land and start and you're going to be plopping down six foot trees in there. And I think that's one thing that you know it sounds great, it looks great. I mean that's a wonderful picture. Makes you feel good. Where is that going to happen? Is that going to happen in in phase and on the phase two lot that that one day it'll be phase two if everything goes as as successfully as you want it to? So I think when we hear people we're going to hear them in a minute. These are the things that concern them. Uh you're going to hear the the the usual concerns from majority of people is traffic impact. Yep.

Uh how is it going to affect our property values? And I don't know if you've met with any of the neighborhoods joining. Yeah, we had two comm meetings with the community, one in January and one about a week ago. So, we've had a chance to address concerns and and yeah, I'll talk with the community. Well, I I can't The council person for this district is not obviously on this board, but I'm sure the things that I just mentioned and we're going to hear are going to be the same things he's hearing. So, I just I I I get nervous when I see such a large project, especially from someone that's not local. Have you done a project at Tuscus before? I have I I have other projects uh in in in works in Tuscaloosa, but

where I'm I couldn't that's one of the messages I got or maybe it was on the email. What What do you have a track record for this type development and and what other cities have they been in? Right. I' I've done one in Escambia County, Florida, large one. And then I have another 167 lots that I did in Kuniak Springs, Florida. And and uh my partner has done about a dozen of these uh over a thousand units. So So where was where where did you say Escambia County for how many lots was that one? That's 99 lots. N 99 99. All right. So this is 1,200. Is that this is 855. Where do I get where'd I get 1200?

And and like I said, my my partner who's done multiple projects much larger than this throughout Virginia, Florida. So, can um do we have a doc do we have documentation of this that track record, Zach? We have the projects he's done. That's a pretty good undertaking. No, we they didn't submit that with their Yeah, we can provide something to do. Can you Yeah, could you do that? Would be good. Sure. So, so my question, Scott, is so you mentioned earlier you're going to have different u contractors to build these homes, right? Correct. So, how do you control the look and the consistency? Right. I mean, to give you what you presented here,

obviously the design and you know what is this weighed 60 pages 80? Yeah. Covenants and restrictions will control the materials and everything. That's so part of their part of them agreeing to build this, they're going to have to provide abide by those covenants. Yes, absolutely. So is this this is 220 acres. So So yes, would you would you take that site? Are you going to have to just mass grade and make it flat? Is that what you're going to have to do? There will be have we will have to grade the site uh to get to four. In other words, like I was looking at the topo around it. I

it looks I don't know what the topo lines are. So it's pretty good pretty good up and down. Is that right? Is that Yeah, there's some topo changes for sure on the site. So you will you mass grade the entire site at once or or portions up? So drifting into some technical questions. I think I could help help your name and address your name and address. Yes, sir. My name is Wade Lowry.

I'm with Engineering Design Group. We're in Pelum just up the road. Our address is 120 Bishop Circle. Um so the grading yes there will be mass grading in the development. Um the the entire 221 acres will not be massgraded on day one. That that that won't happen. Um the development is projected to go in four phases um with a certain number of lots and a certain mixture of lots in each phase. 50 50 acres at a time or

right some somewhere around that 50 acre um at a time with a mixture of each of those type of lots um in each phase. There are portions of the development sorry there are portions of the development that will not be disturbed. If you notice, we have some jurisdictional features on the site, streams and wetlands. And those are actually there's no wetlands. It's just streams. And those are delineated by those purple lines you see on the screen. So we have done a we have done a preliminary grading plan of this entire uh site and we avoid those natural features. So we are we have one crossing, one road crossing. So we will have to have a nationwide permit from the core of engineers and that one crossing is actually in phase one where that purple line crosses our main road into the development.

You draw a circle around that way. Is it weighed? Is there weighed? Yes, right there. Yes, it's up on the screen right there. So we've got a little bit of disturbance of one piece of stream and that would be piped. The rest of it would be left alone. um underneath the road.

I heard the comment about the the trails earlier um talking about those amenities that Scott mentioned earlier. So, we want to make the amenities amenities. And I say we up here. I'm the civil engineer, right? I'm I'm not the developer, but we the amenities in order to be counted as amenities must be usable by the residents of the neighborhood. We can't just plop a trail on there and say, "Yeah, there's a path through the woods. Go for it." No. In order to have the opportunity to gain extra density that Scott was mentioning earlier, those amenities have to be usable and enjoyable by the neighborhood. And we think we've made that there. There is a trail system that will happen in phase one. there are parks and dog parks um in phase one that will happen. So, we we have enhanced those amenities to be able to say, "Hey, we we could request additional density, but we we're not going to do that." Um the two meetings we've had with the community absolutely brought to light those concerns. You know, there's there's traffic, there's utilities, there's storm water, all of those things. um that we typically talk about with a development like this. So rather than me ramble are if there are other technical questions related to traffic, storm water, um utilities, that kind of thing, I'm I'm happy to discuss those or or I'll be quiet.

So back to the back to the landscape. So same you you answered the question about the the houses for the contractor with the covenants. How will you handle the landscaping? Uh would will you hire a landscape architect to meet those covenants as well? And would that landscape architect be retained for the entire phase all the other phases on the project?

And that's a great question about covenants and restrictions landscape architect and that's kind of the beauty of the city's GPD ordinance, right? So we have to provide a plan that we as the civil engineer can tell the developer that is feasible. It's a feasible plan because we have we know what the topo is doing. We know what the utilities are doing. And that plan presented here tonight is now forever more should this this project progress tied to the zoning. So we don't if if something were to change and and you know things happen in the world, economies change, whatever, if anything about this plan changes, it has to come before this board. Going along with the nice picture that you see right there is that document of covenants and restrictions which says colors must be, building materials must be and that goes from phase one till the final home is built. So that's how that's a m bit of control.

So So wait, can you take a can you take your finger and the cup like circle phase what you see is phase one and then kind of phase two and phase three and phase? Yes. Based on this map, am I able? So that one's not working. This one's not working. Right. Or if you pull that little drawer out underneath you, it's not on, is it? Right. Okay. Yeah. So I'll try my best. But see some lines here. Yeah, there's a red line. There you go. That's it. I guess I guess that's it. You're right. That is that phase one, Zach? Yeah. Yes, sir. And that's into two stages. So, that doesn't we don't drop those lots. Sorry.

We don't immediately drop those lots. I mean, that's a you know, two-stage phase one. So, you'll have you'll have phase one A and B. Okay. All right. Can Yeah. Can you draw Can you draw a line where A and B? Are you going to be on the north side or the south side or what is A and B? You probably don't know that right now, do you? Well, I don't I'm trying to figure out, as far as I understand it, I'm trying to figure out what product the public or the neighbors or whoever is going to get first, right? What makes the most sense is we're likely just going to come off of Hard Grove. So, it just goes from east to west. And phase two is actually Zach, I'm going to be the north uh west section and then phase three will be the middle.

So you're going to come in off the main road and those those blue and light green lots will be your first and the little purple ones. Is that right? Exactly. So you'll work your way back to phase two basically off the road going east. Yo. Yeah. West. Yes. Yes. West in that case. That that's right. Okay. So, the the first phase, the point of the first phase is to have that mix of lot sizes like like Scott mentioned before. Um you um does that does that answer your question, Mr. Brunson? Yeah. So, and I guess it goes without saying there'd be a construction who won't build houses and then then build another 800 or six 600 or whatever

or they won't drive through. They'll find they'll drive around somehow. Is that right? Right. Right. So there's So you bring up a great point that I think is is worth talking about. We talk about timeline of trying to start phase one. So the timeline of the entirety of the development. Well, what what in the world is that? Well, this is this is like a correct me if I'm wrong 10ish year buildout. So this is not going to happen. 850 or what the number homes are not going to be started on day one. It it will work progressively through a phase at a time um um as we go.

So you'll try to do like 40 a year or something. Yeah. So that's um 85 a year, seven a seven a month. Now this may be too technical of a question. How do you when you build this road for the first phase, how do you handle construction, traffic, and all that on the roads that you just completed? Right. So, I'm sorry, let me clarify. Are you talking about the improvements that are shown on Hard Grove Road? Well, just just the when you build out in the future, how do you maintain?

Right. So, so the streets as the phases are built and then final platted, right? So, you you create lots with final plat, you dedicate rights of way to the city so that the city own uh owns the streets. That's a great question. You have future phases where all this construction traffic is going to be driving over finished city roads. Well, normally how that has happened is a bond is required so that if you, Mr. developer/builder don't fix our roads. We have this bond that we can enact on. That is how I have seen it in all the projects we've designed.

Wade, you couldn't you couldn't possibly build or I guess you could, but if you built say 85 and you still got 700 or how many is 800 800 855 So let's just say you got 750 or something left or you're not going to make those 750 to drive. Other words, everybody's going to be driving through a construction zone. Are you going to have a construction way to get back there or what?

Right. So, right now you can see, so Bradley Road, everybody sees where Bradley Road is to the south and there's this appendage of land that comes down from the development and connects to Bradley Road. Well, it the that came with the land, right? So, there's nothing really to do with that. It's not wide enough at the north end to be a full city street. We know that the fire department would love to see a secondary emergency access. So our plan right now is that that would be the construction access until such time when it becomes a dedicated emergency access for for those things. And you know with construction access you know absolutely we we think we talk about equipment and construction vehicles coming in and out and in and out. Well one of the things we have to provide and this is I'm really getting into the weeds here but one of the things that the the state will look at we have to have an ADM permit. Um how are you protecting those existing roads with your construction access pad? And that is as detailed as we can make it. um in our set of plans and

you got erosion control, right? This is and and when we met with the community, I thought one of the important things was to realize because if you don't if you don't talk in these circles every day, you don't the steps of it aren't really obvious. So, this is kind of layer number one of a million layers and steps to go. So this is, you know, there's a whole lot of time and planning and review by city staff and state and federal before anything happens. Yes, sir. What What do you really gain by that being your construction entrance? I don't see I mean, when I think construct entrance, I'm thinking something on the back side that comes in to bypass all the

bypass. I mean, you're not you're not really gaining anything. This these poor folks in that first division, they're this road come all the way around here to phase whatever two or three or whatever. In other words, what he's saying is even if you have a construction, it's going to drive right right up there to your mains thing and you're going to be driving right everyone

I mean every right yeah and so yes so a after the construction equipment gets into the development then what right and so what will most likely happen is in we will probably reserve some of those end of street lots and have a pathway through there that that so that you don't interact with that construction equipment because you're right, this is a a sizable development that will happen over a number of years and we have to think about we don't want the general public playing around with the same streets as constant construction traffic.

Okay. So, you're going to have local or other people that can build the houses, I'm assuming. What about the town houses? Who's going to Is that going out for a bid or are you going to It's all up to Yeah. uh the bidding it to the the the builder that we make an agreement with. So you got to convince a lot of builders to come in here and want to develop this with you unless you've got I mean we've seen larger projects that have their own development teams to come in i.e. a Dr. Horton type. Yeah, we're aware of um I mean we obviously that

we've discussed that in the community meetings that was brought up. Well, that's you know that that what gives me a little concern is that you're you're you got to put it out there and then you got to convince those builders to acquire those lots and then that how long does that drag the project out? Well, yeah, we we would not move forward if we didn't uh you know talk to dozens of builders and have a good understanding and that there was an interest once we achieved annexation reszone. And have you even had any conversation with any builders about it? I mean, yeah, a number of builders we've spoken to, right? Local

Stone Douglas, I believe, has a local group. Uh, Lenar has a local group. Uh, uh, Ral Coleman was in the area as well. So, back to my one of my first questions, the amenity areas. I'm going to go back on that again with with you having to put it out there to to or build relationships with some types of builders. When do those happen? What what what's the the magic percentage of sales that those amenities start or or they start out the gate? Because I mean again I think

if I'm a home buyer, you you showed me that presentation I'm going that looks great. I can't wait to have my go to the pool. When's that pool going to happen? When 20% 40% a certain number of amenities have to start when the houses start because that's the sales, you know, that's the sales pitch for the the builder. So, um you Yeah, there's no way you'd be able to just start building a bunch of houses and just say that the amenities are coming in 5 years. That's I mean that's fraudulent. Wait, u have we got the sewer capacity to carry 800 lots here?

That's a good question. So, the city has coordinated with um the city, good grief, our team has coordinated with the sewer department, uh Mr. Brian Gurnie, actually I've had multiple conversations with him about this. He would have a report for us tonight, but he is wrapping that report up uh now. So, there is not a worry of capacity. There may be upgrades required to handle the flow from the development which the development team is fully ready to to adhere to. Um yeah, today running across the site is a temporary force main sewer. It's actually a 24-in diameter pipe taking sewage from one lift station to a gravity trunk line. And part of our coordination with the city is, and you can see it, it runs across the top of the screen right there. We will be incorporating that line into our project and redirecting it permanently so that it's no longer a uh temporary facility of the cities. Mike is my question on that is when we are we going to acquire them on the front end to build out the sewer system for the entire all three phases or just this first phase and tap into it as phase ad.

I need to see the report to answer that completely but it would make common sense that the sewer capacity just needs to be available for the first phase that they're talking about. um the timeline for the subsequent phases, we we could work with that. Um but so I'd be fine with a with a study and any improvements that accommodates phase one. Um so so so Mike if they're drawing and I know that in some ways we ask developers to go ahead and plan a large parcel even even though the market can change like you you were talking about

I guess something that I've never given much consideration I we don't see many 1200 I mean 800 lots subdivisions honestly I mean we we don't and we have the closest thing we've had to This in a way is downtown where someone throws up 800 beds and we have a certain amount of sewer capacity and we're trying to put this much sewer sewage in a pipe this big and we wake up and go that won't work

and then the whole road's got to be reworked. So if you draw if you draw 850 lots or se or whatever the number um and they've got it planned you would make sure that phase one is okay right I mean in other words you got to make sure that we have the capacity

but but is there any possible way to know if phases two three and four would be okay because didn't we just look at a big development last month next door to this or somewhere near I Seems like there was a several hundred lots that are also being looked at near here. I'm trying to figure out what comes first to chicken. Who gets the sewer capacity? Is it first in wins or first build or first planned? I mean, sewer capacity is the most expensive game in town. I mean, we learned how valuable that was when all of a sudden these people that that we had a three-bedroom house or three three-bedroom houses on a block and they put up 500 bedrooms on the site and all of a sudden we realized how valuable sewage capacity was. So,

yeah, I I can speak to that. Leota, is it possible or Zach to show like the overall plan on the screen again? In other words, would we be committing to you sewage capacity or if somebody comes in next door and builds 40 houses, do they have just as much right as you do?

Yeah. So right now on the west side of the property and inside the property there is a sanitary sewer manhole where that current temporary force man that I talked about that's laid on top of the ground ties to that gravity manhole and then it gravity flows from here all the way to the treatment plant. Okay. So the data we which plant does it go to by the way? the one west of um good grief. Um let's see the the one down there by five for wire. Yes. We only have one sewer treatment plant. Five for wire.

Yes. On the west interstate um is it the Yeah. Yeah. So it flows to the trunk line. And so by standard engineering practice, we know how much waste would be generated by this development at phase one, phase 2, phase three, and so on. So what the city, the uh Mr. Gurnie is looking at is all right, at the ultimate buildout of this subdivision, do we have capacity to afford that subdivision senary sewage? Okay. Phase one. Yes. and from phase one through the ultimate 855 lot buildout.

We couldn't possibly do that, I don't think, because we may have four subdivisions come in and start construction before you start your phase two.

That's right. And and you know what happens on adjacent properties is a bit out of our control, but the city plans for those things at a given rate of growth for the city. And so you are absolutely right. You know, there may be gracious planning sewer capacity for this development and maybe one or two other developments adjacent to where we are. But certainly down the road as those lands develop or whatever that absolutely has to be looked at and that's been done years over years in Tuscaloosa as Tuscaloosa.

I know I sound like an alarmist. I guess I'm concerned now if he only has committing to phase one. So that's say 68 houses or whatever. And he's got to make sure and the gentleman at the at the at the at the sewer at the sewer department, what was his name was? Brian Gurnie. Brian. So yes, sir. So So Brian tells you whether he can accept that much waste. Right. So then the group that was here last month, they come back next month and say they get approved for 100 houses. But you've platted effectively. You've platted 7800 and you sell them to a I guess you sell them until you are you going to develop them or you going to sell to a developer to develop?

We'll be we'll be selling to a builder. So we'll be developing and you're going to be doing the curb and gutter sewer and all. Right. Right. So there there will be an agreement with a builder. Some some some builders like to self-develop. So you know it just depends on the But you're the developer. Not right. Right. Selling to a developer. Correct. Correct. Yes, sir. You'll sell to a builder. I'll sell to a builder. Yes. Sell to a builder.

So, what happens if you buy the 220 acres and then you run into a sewage capacity issue after phase one or phase two? Well, and so I'm not speaking for anyone, but as this other development you have mentioned is unknown, a known possibility for the city of Tuscaloosa, that that information would be part of the modeling of the sewer infrastructure network of the city. So the the city doesn't have an obligation to upgrade its sewer line, does it Mike? I mean, in other words, that's expensive stuff. Do you get the developers to do that or just like

it? It is the developer's responsibility. I don't know if you can remember, this is probably going back three years maybe. We were on the south side of town development called the ledges that was uh connecting to an existing gravity system. their 150 plus lots was going to exceed that capacity. Um, we ended up entering into an agreement with a developer to fund the the infrastructure improvements that it took to bring the the city system up to capacity. This, I believe, would work very similarly.

So, even if we can upgrade the pipe, then we've got to make sure the plant can can take it off. So is or is I don't know at what point we run into these issues. It's always at the worst possible time. Well, I I I can't speak for Mr. Gurnie. I don't think there's much of a likelihood that this would reach system capacity at the plant or we would probably already have a long range plan to solve that solution. And I'm not aware of that. But

again, that's that's Mr. Gurnie's U. But if we get I guess we got there downtown real quick because obviously we're talking about going from three houses to 500 beds and and then there was several several 500 bed deals that popped up and we realized overnight we they ate up our sewer capacity. Yeah. And and so this is a little bit different. It's over a lot of acres and

True. And and the growth of this like like Mr. Lowry said this is a 10-year build out may even be a little aggressive. Um, an example, High Grove. Highrove has 640 something lots. They're about halfway through and it started in 2014. Who? Which one? High Grove. Oh, yeah. Yeah. And it's been about as fast and successful as development's ever been. Yeah. And then they're just, you know, they're just now reaching into the 300 mid 300s or upper 300s and it's been 12 years and this got 600 64142 lots. Wow. This this instantly becomes the largest potential neighborhood in all tus

ever. Ever. Mike, does this sewer line feed out to Highway 82? Yes, sir. It does. It crosses Highway 82. Is this not the sewer line that we've had trouble with it? That's one reason there's a temporary force man. The city's got a project rehabilitating some of that sewer, but it's it's not rehabilitating capacity. It is uh rehabilitating uh increasing its life cycle.

Well, at one time, if I'm not mistaken, this slime was not carrying anywhere near the sewer the sewage it should. That was one of the issues. I don't know that sewer would be an issue at this point. My question would be, do we bring this if we brought this into the city? We bring phase one in at what they want reszoned and leave the other two phases at all one until and they re be reszoned as they develop it. My issue is they going to do this, they going to do that, but until they do it, not reszone it until they get ready to do it because once we reszone it, it's resone.

Eddie, was this in your district when you were council person? Do we have the school capacity for this? If if I'm not mistaken, this line was one that came from Mercedes that they built that was supposed to carry a lot more sewage than Mercedes. I'm talking about school. Do we can we did produce enough sewage as they anticipated? And this you're you're right that this is part of that system. If that sewer sits in that line, it eats it up and that's one of the issues we were having. Do we have classrooms, sir?

Do we have classrooms? If we took in like like last month, I can't remember how big it was. Didn't we have one last month or month before that was pretty dog on big, wasn't it? It was near maybe near the golf course or something, but but that one and this one would be 1500 lots or something. Okay. Do we have do we do we have class availability if we annex into the city? Can do we have room to put the kids? As far as a pipe goes, I believe it's fine. I'm just Mr. G have to ask. I don't care about sewage. I'm past the sewer. I'm past the sewer. I'm past the sewer. I'm I'm now worried about whether there's a there's a comment on the on one of the pages in here that says they've spoken with

can Rose can little Rosemary go into the first grade is what I'm asking. Right. So So with the schools, we have a meeting with the superintendent and their team on the 26th. So we're going to make sure everything uh with the schools is, you know, the modeling for for their growth and and you know the absorption rate of the schools. Uh the typical subdivision in Tuscaloosa is 40 houses and and it takes, you know, five or six years to build out and and and we have a little bit better idea to plan. This is actually the like like chairman said, this may be the largest. This may be it's not the largest. This the second largest. We we put one on paper a while back south of town kind of near down near you, Vince. I think it was big. It was big. Yeah. But it was nearly

Did it build out? Are they building it out? Not quite. Not yet. I will say we do have people who signed up public comment. Why don't we why don't we unless somebody got any direct questions for the petitioner that hadn't said anything yet. Let's get those who signed up. We can hear them and then you probably we come back up and answer other questions. So, let's Mr. D, I guess you're in charge of the the list. All right. I got this one right this time. All right. Uh Julia Fuller. Julia Fuller. Miss Fuller. State your na state your name and address for the record, please.

Julia Fuller. Uh, well, I have multiple addresses, so I'm going to give you one. I I I'm have place in Green County. How about your local your local address? Pardon? Local address is Northport. Okay. Um 800 Kirkwood Drive, Northport, Alabama.

Okay. Thank you. I this presentation is just beautiful. We have a a piece of property beside this and a small business. And I don't think any of y'all have been We have We have been in a drought for the last four years. We've had no trouble. Five years ago, we had a massive rain. Rain for like three or four days. Our entire parking lot was like a river coming from this piece of property. This man wants to build all these enormous homes on. It is a wet land up there. All that stuff comes downhill and we are downhill. Every creek, backyards in the area on Hard Grove Road is full of water. And I mean, I just think this is too many houses for the runoff that's going to come off of all these the concrete in the roofs. And you know, there's nowhere for the water to go but to the lowest spot, which is where we are at. Uh uh 6700 Hard Grove and Dollar General. And then you got a sewage pump station. You got Mitchell Water Company. Everything was flooded. And there's some other people that live on down that the creeks and the banks overflowed. This is just too many houses for this piece of property. For nowhere for the water to go. There are wetlands up in there. I have walked all of that. And um I I'm I'm all for progress and I know all of y'all have all been probably advised on this and you've got engineers and builders and all that good stuff. But I have been over there for over 20 years and I know where all this water is coming from. It's coming from all that up there. It's all up on a hill and it all runs down woodland forest. It don't have room for

the people that's got now the the school, the elementary school. And I I just I'm opposed to this many homes. I really am. They talked of I went to one of their meetings and they talked about water retention ponds. Well, when those fill up, where's it going to go? I mean, I I just I I'm strictly opposed to this many homes. And then the traffic. We got traffic now. We can't hardly get out of our our business because of all the traffic, especially in the mornings, in the evenings. I mean, I just think this is too many homes for this area realistically. Um, it's going to be a great problem to some people that are that live in a home directly across from us. Well, they're actually next to the U Woodland Forest Baptist Church. They have a culvert that runs under their house and down real close to one of the corners of the house, but it overflows. Their whole yard is a river. I mean, this is a really low watery area. It doesn't retain water really well. It stands on top. It's like a clay base. I know you've probably had a ton of engineers, but I really would like for y'all to come out that way when it rains, especially when it rains hard, which we hadn't had that lately, but I just think this is too many houses.

What's your name, ma'am? Julia Fuller. Julia. Julia Fuller. Fuller.

She brings up a good point, Mike. So over the years we've done developments and we we always tell people that we can't speed up water or we can't put more water on the neighbors than is then is hitting them today. Do we ever have make that promise and then have it not fulfilled by the developer? And if so, what ends up happening? I mean, in other words, I know we study water runoff as best we can, and we're taking stats and acreage and slopes and all that sort of thing, and some of it's guessing, and some of it's hoping, and some of it's praying, and and then some of it's just plain good old engineering that you were taught. But do you ever have one that misses its mark major and have to go in and say, "Okay, what do we do now?"

And that that was my other thing. Once they've developed and done their little thing and they're gone, he's got his money and he's gone. In theory, who's going to take care of that? Well, in theory, he's going to build a bunch of retention ponds. It's going to hold this water and he's supposed to hold in theory. Well, in theory. I'm asking Mike if what kind of situation I mean, right? What I don't hear a lot of complaints that we miss it, but I'm just wondering and they're not going to come to us, they're going to come to you.

Yeah. So, so there's an obligation as a part of the approval process to submit a hydraologic or drainage study that's very thorough to our to our department that's get reviewed in conjun conjunction with the plans. If that plan fails to detain the water sufficiently effectively like the report and it causes damage to a downstream property owner, uh then there's obviously uh you know civil uh penalties to that lawsuits between the developer and the and the private property owner. We do we see that very often? No. It's it's I think it's a real rare occurrence. So, Mike, is the standard then their goal would be not to add any additional water that's already flowing there now? Or is it to completely control the water that hits their property and and positively impacts the adjoining land owners? What's the What's the standard and what's the goal?

The the standard is a zero increase in the runoff rate at the property line. Let me let me just say it that way. A stream that leaves that development and goes onto your property or someone else's property, you know, the volume of water that you see under a certain size rain event should be the exact same after they develop it as it is before they started. Mike. So can it can it improve it as well? Yeah, you can also improve it. You can So it's not it's not a guarantee that a development will further will I guess cause more damage. It could enhance. It shouldn't cause any more damage.

It shouldn't cause at zero at base. It should be no no additional, but it can improve. You're saying they could increase the size of the retention ponds and help it help it'll help the water run off. Maybe that that's a possibility. Absolutely. Well, have you seen how many tension ponds are on this? I mean that I mean, but can you speak into that, man? You know, at this point that all would be contained on their property, not yours. But it may help your it it could help your situation. I guess in in that situation, it could, but if it don't, who's going to pay for it? Well, that's what we were just talking because I know when they're gone, who wash their hands? I've been in that situation. Well, they're not going far because they've got 20 years of development here.

All right. Real quick, just regarding the process. So, I think it'd be beneficial if you know we give her her five minutes and then you guys can ask the specific question so that we can keep I don't know if it's lawyer policy. We do not allow a developer. They must show us with a hydraologist hydraologist and their engineers that not one more gallon of water unless it's an extraordinary rain event will come over on your property than was already. Is that fair? Yeah, that's correct. That's fair. All right, Mr. Flo, that's that's I'm just concerned about all the houses and they'll come back up and they'll they'll give their side. I know everybody would be.

Thank you. All right, Mr. Chairman, we have Scott Walters. She covered it all. She cover Okay. All right. All right. Uh we have in favor Brian Wheats. Is that right? And uh yeah, I view a developer want wanting to uh come invest several hundred million dollars in a in our community uh local community as a good thing. And uh it definitely create a lot of work for a lot of local contractors. uh be it uh contractors, subcontractors and material suppliers on this project uh like all the previous projects in in this area have done. So now

hold on a minute now. You said several hundred million. There's only that that'd be how much per lot would that be? I don't think we're getting to several No, you take 850 houses at 250 grand a piece. I don't know what that that comes out to be. He's not doing that. He's not he's not he's not he's not doing that. He's he's he's developing the lot. That's right. But the construction is going to come with it, which would be good for the local construction community. Will it? If it's built, it will. How how's that? I mean, tell explain that. Will you explain that part to us?

Well, when uh when this developer sells these lots to a builder, the builder is going to request prices from uh subcontractors to build out the houses, uh the earthwork, the neighborhoods, all the utility improvements associated with it. And uh typically that goes to local contractors because we're here locally and uh we're we're better priced than than than out of town developer coming in or contractor. So So you're saying local subs or local local contractors subcontractors?

Contractor material suppliers. I mean every every everything that any development in this community gets currently. That's what I think that was a question you asked, Bill, as to who who was going to be the developer and who was going to Was it going to be any local? Didn't you ask if they were going to be local? Yeah, that's seems I know. Uh I've done a lot of work for Fourstar uh Dr. Horton. Uh I'm not not saying I'm a fan, but you know, when they come in and buy a bunch of lots, local contractors typically get You're saying even a a large national builder has trickle down to local subs. Absolutely. Yes, sir. That's what I was getting at. Yes, sir. And that's all I had. Thank you'all. Thank you.

I think that's all the sign of anyone else care having comments in opposition or in favor of this petition. Sign up. Can I speak? You may please come forward and state your name and address for the record, please. I knew I should have signed up. It's okay. Didn't matter.

I'm not one to not speak. My name is Anita Garner Halman. I live at 7925 Bradley Road, Duncanville, Alabama. Um, the property that I live on is homesteaded property. It's been in our family for hundreds of years. Um, we love our road. We love our neighbors. Um, we love to see homes built that will be um homes that people won't will want to live in for years to come. I see in that I see almost a city there. I don't see really individuals really taking advantage of their own yard. It's like everything is kind of done for them. I find that people who yard um possibly for more room or for storage or look at some of their restrictions and all that they have. It's definitely not what we have and I'm in the county. Um, our road is in the county. Bradley Road is a county road. It is not rated for any kind of construction traffic. Uh, we don't have big trucks coming up and down our road because it's not rated for that. Um, the roaded will not take that. So, that would be something that if they're going to think about using Bradley Road, that will have to be addressed. They have not talked to the county. um is my understanding on the Zoom meeting the other night about any of those things. They've really not talked to uh the problems that'll happen on Highway 82 at the end of Bradley Road that we already have. We've had major wrecks there. I don't know how many deaths in the last 20 years there. Um, supposedly they're going, the state has had, I don't know how many

proposals to do something at the end of our road, and they've not ever done it. Um, they're supposedly going to close off our, um, median that goes across. So, you would not be able to go across 82. You'd have to go up or down to get over on onto 82. So, that's going to back up more traffic. But my thing is I have traveled um Hard Grove Road for over 60 years and the traffic on Hard Grove Road is atrocious already. I can get to the traffic light down at Skyland right there next to the Walmart and sometimes I sit through that light two times, sometimes three times before I can get out. and the city just recently redid that intersection, but it can nowhere near handle this. Um, I also I was um for over 20 years I worked a corporate job and it was in construction background and um now I work for the school system, the county school system. Uh but my one of my dear friends is the principal over at Willen Forest and they have no room for children. They pretty much are at max capacity. Of course, that es and flows depending on the age of the child because the age of the children dictates how much square footage they have to have per child. So that you know kind of comes and goes a little bit. But so all of those things would have to be addressed as well. I know how the county works as far as school system goes. And that's maybe on a 10-year plan. If you could start a something now, it might take 10 years before you would actually see the building and have students in it. Um, I just am concerned about those things. It just is a huge undertaking. My other concern is also because it will

take time to do this. What happens if we're in the middle of it and something happens to to these people, happens to the to the contractors? Um, I just see a lot of upending in that. Um, the other thing is the sewer line. It's on top of the ground. It's been on top of the ground. It's been a lot of problems. Um, lots of smells. Uh, I live on Bradley Road. I have family property on Garner Road, so you're getting me on both sides. Um, Garner Road property is in the county, but the sewer comes right through the middle of it. Half the time we can't even go over there. We don't even have cows over there anymore because the smells have been so bad. But you know it that's some of the things that that we're looking at. Uh we were also told on the Zoom meeting that the streams would not be um you know they would be preserved but we were told where they were had to cross them there would be a bridge. But tonight I hear he's talking about a pipe. That's a lot different than a bridge going over the top of a of a creek and preserving the creek bed as to putting a pipe in the ground for the water to run through. That's a total different thing. So that's some of the things that that are concerning us. We were told 350 to 550,000. Now I come tonight and I'm hearing low 200s on some of these and I'm looking at the cost to develop this. My father was in structural steel in this town for over 39 years. So I know about big building. Um I I just it's just a lot of red flags to me and a lot of the things that are happening. So

time's wrapped up. Thank you. Thank you. Anyone else care to speak for or against? This be our last speaker. Hello. Name and address the record, please.

Uh, Brianna Bells. Um, I'm a realtor at Keller Williams Real Estate. Um, my address is 4001 Daring Downs Drive. So, I live right between where all the project would be having and I'm for it. We need affordable housing in the area. It's um I think a good area for that. I travel hardrove to families uh and friends that live in Camden Lake and um the traffic would probably be annoying during all the construction, but um regardless of that, I think we do need some housing in that area. So, do you uh do you know anything about the schools? Uh you're a realtor? Yes.

Do you know anything about the schools in their capacity? I do not and obviously I understand the concerns are very valid and so I know there's kinks to be worked out. I'm not familiar with what capacity the schools would hold but obviously that is important. So anything else? Thank you ma'am. Okay. Thank you.

All right. Um, petitioner, you've heard some issues raised by the public. You care to come back up and address any of those? All right. So, I I took a lot of notes and wrote down names, and I hope I have all those names correct. Uh, Miss Fuller um brought up water runoff. Um, yes, water runoff. And you can see on our plan right now, we do have many, many storm water mitigation ponds spread throughout the site. And Mike, correct me if I'm wrong, 100 years is the detention requirement, correct?

Yes. The detention is required to carry the 100red-year storm event,

right? So we hydraology is a is a thing where you give five civil engineers the same problem and you'll get five correct and totally different answers. I would say a good thing about Tuscaloosa's regulations is that we must detain up to the 100year storm rainfall event. We design that way regardless. A lot of cities will say, "All right, you have to detain the 2-year um uh the 25 and the 50-year event." Well, Tuscaloosa takes it a step further and we get the equivalent of Noah's flood, and we've got to detain that difference in runoff from the way it's out there today versus what you see on the map. So we as we are hyper aware of storm water um in the project um and we have heard these concerns and discussions at the community meetings we had. So and Mike is exactly correct. We will present a hydraology report to the city to show how at every point where water comes into the site from offsite or exit the site. We have to show how we study each of those basins and how at the end of the day the rate of runoff does not increase to adjacent uh property owners. So that would be designed by us. It will carry my personal seal and signature. It will be reviewed by Mike and company and approved. And if there's anything in that that gives Mike pause, well, we're we're happy to talk about that. But S storm sewer um is one of the first

things we look at when we look at a site. Does does that help answer that question? Well, let me ask you this. Hold on. Go ahead. Uh Vince's point was could in theory improve. Do do you do you project that as well or I mean is there a way to project that?

Right. Right. So will it improve because we are already required to design our detention to detain the 100year event. And keep in mind when that happens, and I am from up the road in the Birmingham metro, and we had three 100year rainfall events in the span of 7 months between 23 and 25, uh 23 and 24. Um so those things do happen. You know, I'm not sure when the city adopted detention of the 100-year event, but when we get a 100-year event, there are going to be problems everywhere. Okay? Theoretically, and I know looking everybody straight in the eye, it's easy for me to stand here and say theoretically, right? when we designed to detain the 100-year event, if we get that event, we are not adversely affecting downstream uh property owners. When when a 100year rainfall event happens today and that water falls from the sky on this site today, there is certainly some downstream issues that would have to be dealt with. But in the future we have to deal with that water that goes there today and important and the water runoff generated by the improvements. So that is if that is first and foremost um what we do and when I say we I mean civil engineers in general.

So so Wade can you go back can you go back to your legend that tells how many how many units it's 855 I understand. Yes, sir. Can you go back to that that screen that shows the phase one, phase two, how many how many units per and it's I don't know if you can enlarge it where it says phase one is is okay. So phase one is 3.96 units per acre, right?

And then you've got phase two is 4.39, phase three is 3.36. So now kind of I'm sorry, Zach. Do you mind now going back and to the picture and and I want to ask you a question about this top left corner of the drawing? Is that that I don't think I don't think that's the one that we were that the one we were just Okay. This see this top I would call it northwest corner. Yes, sir. The lots are so small they look like ants, you know. Mhm.

I assume that's a Is that a 40acre parcel up there in that top left corner? Is that is that fair to say that's a 40 acre parcel in that northwest corner? Probably close. Yes, sir. Can you tell me how many home sites are in that quadrant right there? You see you see those things that look like like the um television looks like television screen at 3 in the morning back when I was a kid. Huh? Mhm. Uh I don't know that I have a count for that. I mean, we could stand here and count them, but I I don't have that broken out because that last that that phase is combined with the northwest quadrant and the southwest quadrant. But that's phase two, correct?

Yeah. But but if you if you take that quadrant right there, I quit I quit counting over here on this right side at 100. So I'm trying to figure out that that area is going to grossly exceed uh I don't see is there any way that you can tell is there any way that you can count the number of units in that quadrant right there? I mean is that is that is that's that fact that is is that the quadrant right there. Zach is okay. So but So, can you tell me, Wade, or or Scott, how many units you're getting in that 40 that 40?

Well, let's see. Should be on some I mean, I saw some had phase one and phase two light counts. What was that? I mean, let's see. If you go if you go easier way to I've got somewhere, don't you?

If you go back to the picture before or know where's the now I'm talking, see this down here is in that 40 also. See, I'm saying that it's all right. Based off of kind of quick calculations, it looks like around 321 units. 320 in a 40 acre per all of phase 2. Oh, I'm sorry. For all of phase two. So, this would be most of that. Like if you take half and then maybe add a So,

that's what I thought he all right. So when I look at the topo and it's hard to it's hard to zoom in but I found at least a 100 foot deviation between the the highest point I could find and the lowest. This is a topo map. So I know I found 400 and 300. So maybe Mike can help me with his experience. Is it are we are we about to grade 150 ft in elevation change to flatten to to build seven or eight units per acre? Is that what we're about to do here? I I have not looked very hard at the topography. Uh I don't know. Uh you know Wade mentioned earlier in the presentation they had done a preliminary grading plan. And I don't know if he can share, you know, what cut field volumes or haul off or or you need x number of bar cubic yards of bar to make the project balance. Um

yeah, the I don't have a copy of the grading plan with me, but the site does balance.

We are not hauling material out of here and we are not hauling material in. As for your question, uh Mr. Rumsy about the density. Um, so I think there's now that um, Zach gave us that number, I think there's like 150 units split in the northern and southern half of phase two. So when we talk about density, yeah, I mean if you if you pair that down to just that 40 acre, well sure that the density is high, but the requirement is we look at the density um in the overall project and I'm trying to make sure I understand the question.

So you've got a quarter of your lots are 25 ft wide. Is that fair? Now, in the surrounding areas, what is this? A is this is this mixture of homes somewhat keeping with the neighborhoods that are around? Can you zoom out a little bit and let's have a look or is it

Yeah, I can discuss. I I understand what you're what you're asking. So, um our 45 ft detached lots are 5,625 square ft. That's larger than Cashmere Place down the road at 3150. It's larger than Barrett's Trace at 4,950. Where where is it on this map here? Are you sorry?

It's not on that map. It's It's all the the little developments around the area. Um I Well, some of them may be on that map. I I with that overlay. I I'd need to look at a Google map, but um and then in East Place at 5,550 ft. So So those our smallest lots are bigger than those four nearby uh neighborhoods. Our 50ft lots at 6,250 ft are identical to Ashley Hill, which is just down the road. are 60 foot lots at 7,500 square feet are larger than I'm not looking at what you're looking I'm not looking at what you're looking at. Is that information that you provided in your package?

I just pulled all the neighbor Yeah, I just pulled all the neighborhoods nearby. So,

so up up and down Harrove. So I'm saying that that that 25% is 25 foot wide lots and that is a small lot that a parking place is 22 feet long. So, one of the things that we had that we had trouble with on the development on Old Colony, and I think they ended up doing away with that product, is you could not park. You had a driveway. You could not park a car and have a guest without parking either either blocking a driveway. You could not park a car in between driveways. And I And so, I'd like to almost see these Can we blow this up? Can we can we now go back to that drawing up in that corner because because look this is to to to the chairman's comment. This is a big deal. Not only I mean I guess I could take the attitude that you know if you got a big enough bulldozer and you can flatten it out. It it really may or may not be of our concern. I'm not sure. As long as you don't have downstream, you don't you don't transfer downstream problems from your development to the neighbors. But can you zoom in down here in this? Well, I guess the the pink or the purple is is the is the most narrow. I'm trying to figure out I'm trying to look at the ingress egress and to see do we have one of the problems we didn't have. We didn't have bay parking. And then that purple section I'm saying is one of the problems I had is nobody could have a football game party because nobody could park on the street to come visit their neighbor. And I'm trying to figure out in the most dense area which is the purple. Do we have a problem up there with that sort of thing?

Is that is that something we can zoom in and look? We're unable to Are you going to use Are you going to use alleys for bay? Are you going to park in garages from the rear? What's going on up here? Yeah. So, each unit has a garage and we have the opportunity and area to add on street parking. Pardon me. Accessory on street parking. Okay. Within pockets of the development.

Where is that? Uh it's not sh it's not currently shown on the map, but you see at the ends the north and south ends of some of those town home units there is um uh white space uh nothing on it that we can definitely add accessory off streetet parking there. So and that wouldffect that would affect this drawing correct. So is that is that something that you might want to look at? I mean you follow. So there's how many purple how there's 200. Are they all in this section or are they all scattered throughout?

Okay. All right. So the purple sections one of the issues and I'm sorry I kind of picked on young Robert. Is Robert here still? Uh I want to make sure that we have All right. I see Bay parking over here by the storm water detention. Is that is that bay parking on the stormwater detention? I'm sorry. Say that again. At where it says storm water detention, is that bay parking? Yes, those are some of our uh accessory off on street parks.

M I guess I guess that's the kind of thing perhaps, Mr. chairman that I do think when we start zeroing in on whether something is working or not, I would have interest in that. I mean, I I agree with you because I mean, looking here, you've got 13, you've got 25 units in one little row there and you've got four or five bay parking

and so you don't so you'll understand where we're coming from, Wade. So what what you're going to what you're going to tend to say is look the town home or whatever the product is only allow only requires two part. We're trying to we're trying not to create a mess where people Wade has his friend over to watch the game. His daughter has two or three friends over whatever. And there's zero place to park. We're talking about how how do the guest part in a section such as this where we do not create halter skelter and and possibly even a a fiery fire issue.

Yeah, certainly. And that that's a that's a great point. Um, I don't think that the code requires the additional parking that we've shown on here, but certainly hearing what you guys have have said earlier to to one of the applicants and right now, yeah, we we can add more um on street parking bays like we've shown around here. Uh, that is not an issue. Um, the code does state five additional or what is it? five parking space for every five town homes. Sorry, you I'm butchering it.

For every five town homes, we require one guest space. And they did place that in their narrative um in their parking section that they'll be building to that standard. So that again, so every five, our parking requirement for town homes is two per dwelling unit plus one additional guest space for every five town homes. and and and honestly that that's that's ting in notion sometimes. It's not going to be day day in and day out. Yeah. It's just going to be on Friday night or Saturday night when the football game.

Pull back up the uh to your point, Mr. Rick. Pull back up that drawing that showed the the different purples and the blues and all that of the Okay. So here all those I guess are all kind of clustered together. Yeah. And he may have the area to come back and show us where where I'm where I'm headed. And I and I see Jimmy Duncan over there. You remember this conversation, Jimmy? I'm trying to get it.

Okay. It's it's nothing. It's not penal. It's not anything except for we know what the code says. We know what the code requires and that's all fine and well. We're talking about from a practical successful development standpoint when someone has people over and they start parking on the street. Can they park? Because in many cases it's going to require parallel parking on the street and are they going to be blocking the driveways. So is it possible that you could go back and look at these particularly the tight areas like for you to look at all of them just make sure that the vehicle ingress egress guest parking practically how people live not how they live on paper because on paper it just doesn't work out on Saturday night. Okay. So, can they park between the surely you're going to probably have a mailbox at the entrance because if you have if you have mailboxes out front, it'll be a tragedy, right? So,

right. We have we have cluster mailboxes spread throughout the development. Yes, sir. So, if you can show us how x number of reasonable amount of guests might park on the street without causing craziness in those areas in particular and I'd probably just go over all of them honestly because 25 like I said a parking space is 22 kind of legally isn't it? Nine eight and a half wide 22 long. Yeah, I have a question.

It looks like in most of these um town home clusters there's only one dumpster. Is that going to be enough? There can certainly be additional dumpsters added. Yeah, I see your point. the northwest one that we zoomed in on earlier. I think I counted 91 units over there and it's one dumpster. It appears to be one dumpster for each cluster. Unless I missed it. They're probably going to use carts. You can have carts and dumpsters. Um I don't I think we I think the plan is for us to actually have

it's a requirement by ESD. They've specified in their um documents that they want dumpsters for the town homes. Okay. So, they'll require dumpsters for the town home areas, but to your point, but is one enough? No, probably not. We we can add some more, but you you have enough space there to add. I mean, I think you have enough space to widen that and get two, right? Yeah, we do. And and the thing we we try to be careful about those things because you want to put them in a location that's convenient to go to. Correct. But, you know,

could you could you consider extending to another month to come back on some of these type issues so we don't necessarily vote on a night like this because that'll if you don't pass it'll set you back.

Yeah. I mean, ultimately this this is a plan development. This is done not with strict zoning, right? A lot of this is working with the jurisdiction. It's important for us to do something that, you know, takes comments like that regarding dumpsters, regarding parking. You know, we want this to be something that is a jointly done with the with Tuscaloosa. And that's I think why these the zoning really exists is so that there can be more say into how this ends up into the the route we take. It's not just SFR1, we have our regulations, we follow it, and we move on. We we want this to, you know, we want to achieve uh something that can be, you know, beneficial to to Tuscaloosa.

So, if you if you if you're annexed in and you're annexed in under one zoning and then you ask for a different one, um what you're asking for the one that allows all of this. I'm saying that we need to be a little careful and cautious to make sure we get it right because once we approve it, it's approved. Yeah. And and right this minute I'm I'm kind of zeroed in on just the purple. But the good news is he has the dirt

to find the solution if he goes back. I think think he can go back and find a that solution. Now that's one of my nuances and y'all may all have a nuance. Okay. But that that would that would possibly stand between me tonight. I'd rather him go back and come back and and improve on the drawing than than maybe call for call for a vote.

In other words, I think he can sol I think he can solve this problem. Uh, one of the ones that I've got now another one that I've got is so what obligation do we have to the city school system? Do we just dump a thousand? If they each have two, that's going to be 1,700 students. Do we just dump 1,700? Now, they're not going to build this all this week. They're going to build it over x number of years. But but this is just one development. We've got several in this area. Well, it says on here that they have a meeting scheduled on the 26th with Tuscaloosa City School Leadership. So, so, so they're going to discuss that there.

And I would like to say for me, I I think there's a lot of um information that we still don't have the details on such as the report for Mr. Brian Gurnie. I would like to see that in its totality from Mr. Gurnie concerning the sewer um requirements or capabilities. also um the comments from the city school system. I would like to know definitely make sure that they're aware of the number of students that could possibly be coming into the school system over the next few years. And then also the council person for this district has been out of the country for about two weeks. I think I would like to speak with him because I know our former council member for that district is aware of some um previous concerns. So, I want to make sure that all of those concerns are addressed. So, those issues um are keeping me from making a solid decision on this tonight. Also,

you know, the elementary school could be an issue, but the good part is Eastwood Middle School and Brian High need students. So, it would be a plus on that side. And this would if this was to happen it might be a good opportunity to enlarge Woodland Forest Elementary School and make it even better than what it is now. And if they do it in phases that would give the school system time to make some of those improvements. the middle school and the high school needs students. You know, when you when you develop 40 40 houses or 40 acres and we do that fairly regularly,

but but I don't know that we we do I don't know like Bill said, we don't do eight or 900 or he said if they had exercised a few of their rights under those zonings, he could have gone to,200. I'm just saying that do we should we should we have should we get a what if should should we get them to write get the superintendent to write a letter saying we we've got a plan and we can accept this type of growth otherwise are we not being are we not creating a situation potent I mean I don't know for instance the average number of children that would be in a development like this would you say one per

Mr. I mean, yeah, that modeling I I I'd rather have the superintendent's office. I must say it's kind of this is kind of your call, but I think you're hearing a a common theme. There's some some unknowns here, right? We can come back with more information and continuence would would make the most sense. I I think I think Councilwoman raises a very valid point. I think it'd be very helpful this body to have that final report from Bernie and that meeting with the school because those are again this is this would be the largest I'm pretty confident saying the largest neighborhood development in this city's history

and your neighbors are embracing really I mean that is a there's a lot of we're talking schools and we really haven't thoroughly gotten to the roads and all that and the impact at that number of bodies at some point we know wouldn't happen in immediately. But back to planning, I just think that it's your call. You can call for the vote or you can ask for continuance to to get those other pieces of the puzzle into this body. It might help us. And one last thing, I looked through your packet. I know you referenced um the traffic the turn lanes on High Grove, but did y'all have a traffic study completed? Okay.

Yeah. The the tra and just to touch on that, the traffic study did um come up with a few things that some improvements that we will be making like the the Bradley and 82 connection is currently in its current state. The infrastructure is not um enough to support the traffic. So, as part of this development, we would do those improvements based on the way it sits right now, which the study recommended that you know improvements. you can maybe get into specifics about what what is it a turn lane on each way both directions. So you know that's one of those things that as part of this project we it's incumbent upon us to to make those improvements as well just from the traffic study saying like well right now this does not meet a level of service what it needs to be a level of service C and that's what we would we would do with you know as as part of the the buildout.

All right. So would that would be your idea best a continuence would be would be the request that that that's just for the next month that gives you time to have those meetings and get them miss Mr. Gurnie then obviously unless you got a comment or anything. No I I think I think that's a very wise decision. We need to hear from the water and sewer side. Yeah. Okay. So just need to formally ask for a continuence. Yeah. I would formally like to request a continuance on this. Okay. All right. Mission force. We've got Is 30 days enough? Yeah. Yes. 30 days is good.

Okay. So, we've got a I'm going to just do a block continuous request for this companion case. The market reserve uh petitioners request. All those in favor of this continuous request say I I. Those opposed eyes have it. Unfortunately, you'll have to come back next month and join us again public, but at least you might get more information and hopefully they'll maybe they can share it with you prior to I would encourage that as well. Is the uh also is that did they have one entrance or two one? Well, so you got the the fire there's one from Gardener Road and one

eventually they'll have one on Gardener Road and Bradley later Bradley is a fire access only. But as far as like the towns, we've had a lot of discussion about the towns. There's 600 or whatever and and this is 800 out of one entrance. Is that also perhaps something that we need to entrance? There's two entrances. There is two will be okay. At the end of the day, there will be two entrances. At the end of the day, day or year, year decade. Yeah. All right. All right. We'll move into our

hang on a second. All those y'all y'all are free to leave if you'd like to. So, why don't we give guys a minute or two? Y'all can unless you want to hang around and just enjoy the the show. And the the next meeting will be June 15th at 5:00 p.m. and we'll resend the mailers. The sign will stay out. All right. Give them another half a minute and then they can All right, Leo, I think we're they're quiet. They're quiet crowds. So, why don't you go ahead?

All right, we're going to move into our preliminary plat for tonight. Starting off S3526, reservey of lot 25, Tuscaloosa County Industrial Park site A, consisting of two lots on approximately 6.8 acres located at 1600 Industrial Park Drive. This is Council District 1. You can see we are just west of the airport here. There's one lot today. They'd like to split it into two. Kind of following that driveway line. You can see our aerial is a little out of date. There is an existing building on site. You can see that without contours. And just zooming in, you can see that proposed lot follows the the driveway access here. We have two variance requests. We did not receive any public comment. Do you have any questions for staff?

Engineering. We're in favor of granting those variances. Petitioner

Commission. Again, Jimmy Duncan with Duncan Coker Associates tonight representing Windship LLC. Uh this is the piece of property that's just north of the airport industrial park railroad spur. Um speculative development was phase one microchip is now in that building as of uh three months ago. We've recently permitted um a larger speculative building uh north of that roadway that Leota referenced. The idea is to break these two lots out into individual different ownership. Were you the gentleman who made the comment about want to have more things approved by staff? Was that the gentleman that what

wants to have more things approved by staff at the staff level as opposed to them before this body? I was one of them. I would just that was a concern. When I heard that, I was thinking that might have been you. There probably others as well. Right. Whatever. Just a just a thought. Just a thought. We'd like that thought. Any any questions for Mr. Duncan? Thank you, sir. Anyone care to speak for or against? Having heard that commission before us we have S3526 the reservey lot 25 Tuscles Industrial Park site A two variance request engineering has no issues with motion in a second please motion Mr. Ramsey. Yes. Yes. Yes. Yes. Yes. Yes.

Yes. Motion approved. All right. Next up, S3626 Boot and Greensboro subdivision number one, re-ervey of lots 46 and part of lot 5, Cersei Heights subdivision consisting of two lots on approximately 1.6 acres located at 3878 Greensboro Avenue and 2410 through 2418 39th Street. This is not in city limits. You see, we're just north of I20 on Greensboro Avenue. You can see three lots today. Some existing structures. They'd like to split it into two lots. Um you can see here with contours without. We have two varian requests. I know Mr. Gardner has a comment on a note on this plaid. We did not receive any public comment. Do you have any questions for staff?

Engineering Mike. What you have?

So I'm okay with these two variances. Um, and if Jimmy wants to bring it up in his presentation, but there's a there's a note that I need uh placed on the final plat regarding sewer to lot too. So to elaborate on that a little bit, it lot the building that's on lot one is currently again in the county, but it is connected to the city's sewer system. So this happened prior to the um you got to be in the city to be a sewer customer scenario. Lot two um are a series of flex buildings, office warehouses. Those will be on septic tanks. There will be a note on the plat uh verifying the fact that lot two is not eligible for sewer until which point lot two annexes. So we're we're clear with that.

Yeah, that's that's correct. Is that is that part of the plan? Well, it's a rule that's I mean but they're going to annex at some point. No, not at this time. Okay. No, sir. Well, I mean, I think we all agree that any user of the sewer needs to be I mean, that's in the code already, so but we'll we'll make it crystal clear on the plat. Okay. All right. Anything else, Mr. Dun? That's it. All right. Anyone care to speak for or against? Having heard commissioner force, we have S3626, the Bhutant Greensboro subdivision. Two variance request engineering has no issues with. However, there will be a note on the plat. Have a motion and a second. Motion. Second, Miss Hornsby. Yes. Yes. Yes. Yes.

Yes. Yes. Yes. Motion approved. Next up, S3726, BA Baptist Church subdivision, reservey lots 17 through 20, Brown Circle subdivision, and unplatted land. This is one lot on approximately 2.4 4 acres located at 3100 and 3102 25th Street and 2317 through 2405 31st Avenue Council District 2. See just west of MLK Elementary here. You can see the church owns several properties. Um they just like to consolidate that into one large lot. You can see here with contours and without two variance requests. We did not receive any public comment. Do you have any questions for staff?

Engineering. No objections. Commissioner Commissioner again, Jimmy Duncan here tonight representing Bula Baptist Church of Tuscaloosa. Um the church is in the process of evaluating potentially expanding their sanctuary, some support um office space and whatnot. And so to do so, the sanctuary building is the one that's on the right of the page there. It'll extend west, which is over, of course, an existing platted lot line. So, we're just going to clean up everything that they own that's uh directly adjacent to each other within this block with this with this effort. Thank you. Anyone care to speak for or against? Are any questions for Mr. Dun?

Having heard neither commission reports, we have S3726 Baptist Church subdivision two variance request engineering has no issues with. Motion and a second. Motion. Mr. Rumsy. Yes. Yes. Yes. Yes. Yes. Yes. Yes. Motion approved.

Next up, S4026 epsilon subdivision reservey of lot 4A of the reservey of lot 4, site A, Tuscaloosa County Industrial Park number one, and lots 4BR and 6R of CLSB subdivision. This is two lots on approximately 33.4 acres located at 1301 through 1401 Industrial Park Drive, Council District 1. you can see were similar area as you just saw a few minutes ago just west of the airport. Um they have three lots here today and the plat with north pointed right. So just getting you ready to look at that plat um in this direction you can see creating two lots here with contours and without. We have four variance requests. We did not receive any public comment. Do you have any questions for staff

engineering? No objections. petitioner

Mike Hicks with Turning Hicks Associates 2728 Lurling Wallace Boulevard Northport. This is another reservey of this property. This is done to allow a 60,000 square foot expansion of the existing epsilon industry building and the detention pond. So, Nice. Any questions for petitioner? Thank you. Anyone care to speak for or against? Having heard none commission before us we have S426 epsilon subdivision 4 variance request engineering has no issues with. We have a motion in a second. Motion second. Mr. Hornsby. Yes. Yes.

Yes. Yes. Yes. Yes. Motion approved. Next up, S4526, a reservey of lot to Riverchase number two and part of lot one, Riverchase number three. This is one lot on approximately 6 acres located at and around 2435 Trenton Drive, Council District 3. See, we're just south of Verer Elementary. They have two lots here today. They'd like to consolidate um and remove that middle lot line. See that without contours. We have one variance request. No public comment. Any questions for staff? Engineering. No issues. Petitioner.

Mr. Chairman, members of the commission, Al Cabinets of the Cabinet Engineering representing Bill and Emily Deal. Um, yeah, I kind of thought this one could have been administrative, but u So, Bill and Emily bought this.

Well, we were close. Bill and Emily bought this lot in the late 80s. built their house there, raised their kids there, and recently they decided they still like the neighborhood, even though I do live across the street. They uh they dramatically remodeled the house, and they want to build an accessory structure in their backyard. That parcel was acquired back in the original deed as a meets and bounds parcel. So, technically, it doesn't meet the subdivision requirements unless we remove that line. So, here we are. Fair enough. Any questions for petitioner having any want to care speak for or against? Case you want to say anything? I'm already there.

All right. All right. Commission for we have S4526 one variance request sidewalks engineering has no issues. We do a motion in a second. Motion. Mr. Ramsey. Yes. Yes. Yes. Yes. Yes. Yes. Motion approved.

All right. One last item tonight. A reszoning petition Z1326. The city of Tuscaloosa petitions to reszone approximately 2.2 acres located at 1209 James I. Harrison Junior Parkway East from IL to IP. This is council district 6. See, we're just um north of I20 near the um Bowers Park. Um the city recently bought this building. It's currently zoned industrial light as you can see here. Um we're requesting to reszone it to IP institutional public for our use as the city. See the site here. Um and framework is identified as flex employment. Um the request and use conform to framework. Um civic uses are secondary use in this future land use character. You can see that identified here. Here are permitted uses. Um we did not receive any public comment. Do you have any questions for staff? Any questions for staff having heard? No. No petitioners. I guess where the petitioner Leota was.

All right. Commission before us we have a reason request Z320 26. Motion second. Miss uh Hornsby. Yes. Yes. Yes. Yes. Yes. Yes. Yes. Motion approved.